Real-Estate By Lulu

09/10/2026

Under contract in Carrabelle, Florida! 🏠☀️ Great work, Real-Estate By Lulu and Penny Hall! 🙌

09/08/2026

09/08/2026

Under contract in Carrabelle, Florida! 🚐☀️ Congratulations to Real-Estate By Lulu and Penny Hall! 👏

09/07/2026

Franklin Coastal Brief — September 7, 2026

What changed this week

1. St. George Island’s commercial corridor could allow dry-stack boat storage and associated multifamily housing.

A county hearing is scheduled for September 9 on a draft rewrite covering the area around Franklin Boulevard and Gulf Beach Drive. The proposal would:

* Permit enclosed commercial dry-stack boat storage where the underlying zoning allows it.
* Require the facility to be screened on three sides by multifamily residential uses.
* Allow those associated residential buildings’ downward-shielded lighting to exceed the normal 15-foot limit.
* Preserve most other corridor restrictions.

This is proposed, not adopted. The practical issue is broader than boat storage: the combination of marina-scale structures, housing, traffic and taller lighting could affect nearby commercial parcels and perceptions of the island’s gateway. The county’s required business-impact estimate projects no direct compliance costs or affected businesses, but it does not attempt to quantify nearby property-value, traffic or community-character effects. County hearing notice⁠, official draft ordinance⁠

2. New closed-sale data show a higher median—but not a uniformly appreciating market.

Redfin’s July update reports a $696,956 median closed price, up 22.8% year over year, with 30 sales. However:

* Median price per square foot fell 12.2%, to $274.
* Median market time increased from 142 to 152 days.
* The sale-to-list ratio declined to 93.8%.
* No July sales were recorded above list.

The divergent median-price and price-per-square-foot trends strongly suggest that the mix of properties sold—especially higher-priced waterfront or island homes—lifted the headline median. It is not evidence that every Franklin County segment appreciated 22.8%. Redfin Franklin County data⁠

A limited portal sample of eight closings posted September 2–4 showed six below asking and two at asking, including:

* Carrabelle: 205 Marks Street, $315,000, 3% below list; a W. 12th Street lot, $45,000, 9% below.
* Apalachicola: 34 Seventh Street, $355,000, 9% below after 38 days; 309 Highway 98 #1, $349,000 at list after 154 days.
* SGI: 1064 W. Gulf Beach Drive, $610,000, 5% below after 172 days.
* Eastpoint: 383 Gramercy Plantation Boulevard, $465,000, about 1% below.

These examples are not a substitute for a complete MLS analysis, but they reinforce the negotiating leverage indicated by the countywide sale-to-list ratio.

Realtor.com has not yet published a post-July update, so last week’s listing-inventory baseline remains the newest available there. Realtor.com Franklin County market⁠

3. Franklin-98 shoreline work is moving from planning toward construction.

A local report said Phase 3 construction was beginning September 1, with brief Highway 98 interruptions possible for material deliveries. The official project covers the erosion-prone shoreline between Eastpoint and Yent Bayou and uses reefs and marsh habitat to reduce wave energy and stabilize the shore. Local construction report⁠, official Franklin-98 project description⁠

Practical impact: Eastpoint-area drivers and nearby properties may experience temporary construction disruption. Longer term, the project supports shoreline stability, fisheries habitat and protection of a hurricane-evacuation route—but it should not be represented as eliminating hurricane or storm-surge risk.

4. Apalachicola’s utility transition reaches a key drafting stage.

The city will hold a September 8 workshop on the interlocal agreement governing the new Apalachicola Water/Sewer District, followed by the regular City Commission meeting. A Property Tax Impact town hall is scheduled for September 10. City meeting calendar⁠

For real estate conversations, distinguish utility governance from property taxation: the new utility district is expected to operate through user rates and charges, so the practical questions are future rates, deposits, service obligations, system liabilities and the transition timetable.

Decisions still awaiting confirmation

As of September 7, Franklin County has posted agendas—but not minutes or executed resolutions—for the September 1–3 meetings. Therefore, there is no reliable posted confirmation yet of final action on:

* The proposed tourist-development-tax referendum.
* The fire-protection special assessment.
* The code-enforcement ordinance.
* Carrabelle’s boardwalk and pharmacy items.
* Eastpoint’s pavilion replacement.
* The county’s tentative budget adoption.

The county’s final budget hearing remains scheduled for September 22. County agendas and minutes⁠

No consequential verified change

* Property and flood insurance: No new Franklin-specific Citizens count, rate action or effective FEMA flood-map change was found this week. Continue obtaining address-specific wind, homeowners and flood quotes.
* Tourism: The TDC met September 2, but no new collection report or consequential decision has been posted. The proposed bed-tax referendum should not be described as approved.
* St. Teresa: No consequential market, zoning or infrastructure change was reliably identified.
* Carrabelle and Eastpoint land use: No newly documented final rezoning decision beyond items already under review.

Client talking points

For buyers

* “The higher county median is being driven partly by what sold; longer market times and a 93.8% sale-to-list ratio still support negotiation.”
* On SGI, investigate proximity to the proposed corridor overlay changes before buying near the island entrance.
* Require insurance quotes, elevation documentation, roof history and wind-mitigation information during due diligence.
* In Apalachicola, review utility-transfer terms and current versus proposed rates rather than assuming the new district means a new property tax.

For sellers

* Recent closings show buyers securing 1%–9% discounts; price against closed comparables, not aspirational active listings.
* Package elevation certificates, roof permits, wind-mitigation reports and documented rental performance before listing.
* SGI sellers near the commercial corridor should monitor the September 9 hearing and disclose known pending land-use changes appropriately.
* Longer-exposure properties need either a defensible feature advantage or a meaningful price adjustment.

Risks and opportunities this week

* Risk: SGI corridor language could change at the hearing; do not advise clients from the draft as though it were final.
* Risk: County tax, assessment and tourism-tax outcomes remain unverified until minutes or resolutions post.
* Opportunity: Pull MLS-level July and August sales by community to separate waterfront, inland, condo and vacant-land performance.
* Opportunity: Contact owners near the SGI overlay and Franklin-98 work areas with a factual impact update.
* Follow-up: Review the September 8 Apalachicola interlocal workshop, September 9 SGI hearing and newly posted county meeting minutes as soon as available.

Search homes for sale, new construction homes, apartments, and houses for rent. See property values. Shop mortgages.

09/01/2026

The details matter, and Lulu Wilson doesn’t miss them! ⭐

From being available when her client called to providing knowledgeable answers along the way, Lulu delivered the kind of professional service worth recommending.

Contact Real-Estate By Lulu at (850) 228-4540 for your real estate needs.

08/31/2026

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The freshly painted interior features easy-care LVP flooring throughout, new state-of-the-art stainless steel appliances, and a beautifully updated walk-in shower in the primary suite. The galley kitchen includes granite countertops, a breakfast bar overlooking the great room, ample cabinetry, and a separate pantry. A walk-in laundry room adds everyday convenience.

Recent updates include a new HVAC system installed in 2025, as well as new vanity tops and fixtures in both bathrooms.

Enjoy the back deck overlooking the spacious backyard or unwind on the shaded front porch. Tucked away in a quiet neighborhood, this home is just minutes from downtown shopping, restaurants, and only a 10-minute walk to Apalachicola Bay.

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08/31/2026

Franklin Coastal Brief — August 31, 2026

This is the inaugural briefing, so market figures establish a baseline for future Monday comparisons.

Most consequential developments

1. Buyers have more leverage countywide. July data show 912 properties for sale, up 3.46% from June. The median asking price fell to $664,750—down 2.2% monthly and 7.73% annually—while median market time increased to 98 days. June’s median closed-sale price was $518,537, down 7.4% year over year. These countywide figures include land and multiple property types, so use neighborhood-specific MLS comparables before discussing value. Realtor.com market data⁠, Redfin sales data⁠

Community differences:

* Carrabelle: $399,000 median list price; 371 listings; 88 median days on market. Inventory is up about 13% annually.
* St. George Island: $1,222,500 median list price; 220 listings; 101 days.
* Eastpoint: $537,225 median list price; 121 listings; 76 days—the fastest of these communities.
* Apalachicola: $428,475 median list price; 119 listings; 143 days—the clearest signal that aspirational pricing may be meeting resistance.
* St. Teresa: No reliable community-level shift was published; treat it as a thin, property-specific market.

No consequential individual high-dollar sale or listing change was reliably verified this week.

2. Several tax and assessment decisions are imminent—not final. Franklin County’s tentative FY 2026–27 budget uses 5.4109 mills and totals $122.88 million. The proposed rate is 12.74% above the rollback rate, meaning the county would collect materially more property-tax revenue than under a revenue-neutral rate. A $300,000 taxable value would generate roughly $1,623 in county operating tax at 5.4109 mills, before school, city, district and non-ad-valorem charges. The first budget hearing is September 3; final adoption is scheduled for September 22. County budget-hearing agenda⁠

Also pending September 2:

* A final fire-protection special-assessment hearing.
* A public hearing on potentially placing an increase in the tourist-development tax from 3% to 5% before voters. This is not yet an enacted tax increase. September 2 BOCC agenda⁠

3. Insurance availability is improving, but coastal affordability remains property-specific. Citizens’ June report shows Franklin County with 106 personal multiperil policies and 269 personal wind-only policies—375 total, down 16 from May. That indicates continued movement toward private carriers, but does not prove that premiums are affordable for every coastal house. Citizens’ approved 2026 rates reduce homeowners multiperil premiums by an average 8.8% statewide, with at least a 2% reduction across personal lines. Citizens Franklin County data⁠, Citizens rate announcement⁠

No consequential new Franklin County flood map became effective this week. Continue using an address-specific elevation certificate, loss history and the county’s official flood-information tool⁠—not the zone alone—to obtain insurance quotes.

Land use, utilities and infrastructure

* County code enforcement: A public workshop is set for September 1 on a new code-enforcement ordinance. This could affect neglected properties, unpermitted work and investor rehabilitation projects; the ordinance remains a draft. Workshop agenda⁠
* Carrabelle: A rezoning/land-use request at 846 Hickory Hammock Road seeks conversion from forestry-agriculture to rural residential. Separately, the county is evaluating tourist-tax eligibility for Carrabelle waterfront-boardwalk improvements, and construction bids are being solicited for the Weems Carrabelle retail pharmacy. These are pending projects, not completed improvements. August 19 BOCC agenda⁠
* Eastpoint: The September 2 agenda proposes replacing the Hurricane Michael-damaged Patton Drive pavilion near the boat ramp using $27,500 in insurance proceeds. Eastpoint voters also face a November 3 referendum on expanding the Eastpoint Water and Sewer District. St. George Island could only be added later, following acquisition of its utility and a separate referendum. Florida legislative analysis⁠
* St. George Island: Litigation involving The Landing at SGI remains active; the county held another closed strategy session August 19. No public settlement or land-use outcome was announced. Avoid representing the matter as resolved.
* Apalachicola: The city is budgeting for the legislatively directed transfer of water and wastewater operations to a new independent district around December 1. Its working budget includes a 3% utility-rate increase, higher demolition, roofing, fence and floodplain-review fees, and $250,000 for Scipio Creek improvements while a larger grant is pursued. These remain budget proposals until adopted. August 18 city minutes⁠
* Coastal resilience: County staff reported that Franklin-98 living-shoreline crews were expected to mobilize around September 1. Treat the precise construction start as pending field confirmation.

Tourism and local economy

The strongest tourism development is the proposed 3%-to-5% bed-tax referendum. If ultimately approved by voters, it could increase public tourism and infrastructure funding while raising the tax-loaded cost of short stays.

For Carrabelle, county materials used sampled mobile-location data to estimate approximately 722,106 nonlocal downtown visits during 2025. That is an extrapolated planning estimate—not a literal door count—but it supports the economic case for the boardwalk project. The August 27 countywide economic-strategy meeting launched planning under Florida’s Great Northwest; no binding project or funding decision has yet been reported.

Client talking points

For buyers

* “Inventory is growing and countywide asking prices are softening, so we can negotiate—but the best leverage varies sharply by community.”
* Obtain wind, homeowners and flood quotes during inspection, using the exact address, roof age, elevation certificate and wind-mitigation report.
* Review the TRIM notice, fire assessment, utility district and municipal fees—not merely the prior owner’s tax bill.
* For Apalachicola or waterfront property, verify upcoming permit fees, utility governance, seawall condition and historic-district requirements.

For sellers

* Apalachicola’s 143-day median market time makes accurate initial pricing especially important.
* Provide elevation, wind-mitigation, roof-permit and insurance documentation before listing; insurability can be as important as condition.
* Emphasize replacement-cost savings from newer roofs, impact protection, elevated construction and compliant docks or seawalls.
* On SGI, avoid pricing solely from active competitors; use recent closed sales and documented rental performance.

This week’s follow-ups

* Monitor the September 1 code-enforcement workshop.
* Watch the September 2 tourist-tax and fire-assessment hearings.
* Review clients’ TRIM notices before the September 3 county budget hearing.
* Confirm whether Franklin-98 work has physically begun.
* Track final terms for Apalachicola fees and the water-system transition.
* Watch Carrabelle pharmacy, boardwalk and Eastpoint pavilion decisions for tangible amenity and commercial-value effects.

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