Smart Beach Investor

09/02/2026

THE DESTIN CONDO MARKET IS TALKING.

Are you listening?

Year to date, 611 Destin-area condos have sold compared with 613 last year.

Basically flat.

But here's what caught my attention:

🏖️ 1,030 condos are currently for sale.
🏖️ Sold properties averaged 104 days on market.
🏖️ Active properties are averaging 187 days.
🏖️ Expired listings averaged 270 days.

There's a pattern here.

Buyers ARE buying.

But with so many choices, they're being selective.

Price matters. But so does the building, condition, view, rental performance, HOA fees, assessments and SIRS results.

If you're thinking about selling, get the price AND the story right early.

Don't spend months chasing the market.

09/01/2026

09/01/2026

Your vacation rental doesn't have to be brand new… But it CAN’T LOOK TIRED.

I go into a lot of vacation rental properties and you would be surprised how many are… gross. I mean I wouldn’t sit on the couch. Some have furniture that look like they were leftover from when they lived in a dorm. I mean, a lot of properties look… rough, dated and tired.

It doesn't have to be super great... just clean and current.

Does that old TV still work?
Does the worn sofa technically have a few years left in it?
Is the paint "good enough."?

Yes, Yes, and Yes!

But here's the problem:

BEFORE your future guests even walk in the front door, they see it online. And they're comparing the photos of your old worn out stuff against dozens — sometimes hundreds — of competing rentals. If your property looks tired online, you may lose the booking right then.

And that might be the best case scenario for you because if they show up expecting a fresh, updated property that presents as… tired. Well, you are likely to have an unhappy guest that will leave a bad review.

Do this instead:

Fresh paint.
Comfortable bedding.
Current furnishings.
Updated décor.
Big smart TVs.

This stuff doesn’t cost a lot BUT they absolutely matter… A LOT.
If you want to talk about your vacation rental and how to increase your bookings, get better reviews and capture more rental income… message me and I will be happy to help you.

It’s what we do.

Each week I address these issues and more in the Smart Beach Investor Market Report. It free, simply subscribe at SmartBeachInvestor.com

09/01/2026

How to win BIG in the Vacation Rental Space.

I was thinking about how important the feedback loop is to investors of Vacation Rental Property. Then caring what that feedback loop is telling you is where you win... big.

Think about it- a:

BETTER PROPERTY… leads to a

BETTER GUEST EXPERIENCE… which leads to…

BETTER REVIEWS… which leads to

MORE DEMAND… which leads to

BETTER RENTAL INCOME… which leads to

BETTER ROI… which leads to a

HIGHER PRICE WHEN YOU SELL.

A BIG WIN.

See how that works? Everything you do, every action you take, everything... leads to a reaction. And when you care more about the little things that lead to BIG Things... that's a good thing.

But... pay attention to this… that loop can run BACKWARDS too.

Neglect the property… and it leads to

Bad reviews… which lead to

Falling demand… which leads to

You competing on price… which leads to

Bad rental numbers… which ultimately leads to

A low price when you sell the property.

Bottom Line…"Caring more" isn't just about being a good host.
It's a very good investment strategy.

_____

Each week I address these issues and more in the Smart Beach Investor Market Report. It free, simply subscribe at SmartBeachInvestor.com

09/01/2026

How To Get a Great Deal on a Destin Condo.

Would you buy a condo in a building that was $1 million behind on its reserves?

Most buyers would run—and that may be exactly where the opportunity is.

Florida’s new condo inspection and reserve requirements are exposing buildings that haven’t saved enough for major repairs. That can mean assessments, nervous lenders and a much smaller pool of buyers.

But for a well-informed cash buyer, less competition can create serious negotiating leverage.

The key is understanding the difference between a distressed opportunity and a financial disaster. Here’s how the strategy works—and what you need to investigate before buying.

08/30/2026

VACATION RENTAL OWNERS: Stay in your own property.

Seriously.

But don't stay there as the owner.

Stay there as a RENTER.

Follow your own check-in instructions.

Connect to the Wi-Fi.

Cook dinner.

Watch the TV.

Sleep in the beds.

Take a shower.

Try charging everyone's phones.

Sit outside.

Then start asking questions:

👉 What's annoying?
👉 What's worn out?
👉 What's missing?
👉 What would make this experience better?

You may learn more about your vacation rental in two nights than you will from six months of owner statements.

Then fix what you find.

08/29/2026

WHO is your vacation rental actually for?

That's one of the most important questions an owner can answer.

We have a Destin beach house called Key Lime Cottage. It's two blocks from the beach and performs extremely well.

Why?

We know exactly who we're trying to attract:

FAMILIES. 👨‍👩‍👧‍👦

Parents. Kids. Grandparents. Families spending a week together at the beach.

So the property and experience are designed around THEM.

My daughter even hand-painted little key lime characters and hid them around the house for kids to find.

Does every vacation rental need a scavenger hunt? Of course not.

That's not the point.

The point is:

What would make YOUR ideal renter choose your property instead of the competition?

Figure that out.

Then give them more of it.

08/24/2026

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