Byrd Coastal Team

09/15/2026

Thinking about selling an investment property and moving that equity into Florida’s Forgotten Coast?

A 1031 Exchange may allow qualifying investors to defer capital gains taxes while reinvesting into another investment property—but there are important rules, including the 45-day identification deadline and 180-day exchange period.

And if that replacement property is a beach house or vacation rental, there are some additional rules you’ll want to understand before you buy.

I put together a practical guide covering how 1031 Exchanges work, vacation-rental considerations, Qualified Intermediaries, replacement-property rules, and some of the issues that are particularly important when investing in coastal real estate.

Read the full article here:

https://www.byrdcoastalteam.com/blog/2026/09/14/1031-exchange-on-floridas-forgotten-coast-a-guide-for-coastal-real-estate-investors/

Considering a 1031 Exchange into St. George Island, Cape San Blas, Mexico Beach, Port St. Joe, or elsewhere along the Forgotten Coast? Give us a call or text. Starting the property search early can make a big difference once that 45-day clock begins.

Selling an investment property can create an opportunity—and a tax problem. If a property has appreciated significantly since you purchased it, selling may trigger capital gains taxes as well as tax consequences associated with depreciation previously taken on the property. That depreciation recap...

09/09/2026

💲 **PRICE REDUCED TO $27,500!** 🌴🎣

Looking for an affordable piece of Florida’s Forgotten Coast? **134 Iowa Street in Lanark Village** has just been reduced from **$35,900 to $27,500**.

This wooded residential lot offers a great opportunity to build your coastal getaway near some of Franklin County’s best outdoor recreation.

🏡 50' x 100' residential lot
🎣 Minutes from boating and fishing
🏖️ Convenient to Carrabelle Beach
🌊 Short drive to St. George Island
⚓ Easy access to historic Apalachicola
💲 **Now offered at just $27,500**

If you’ve been looking for an affordable way to put down roots near the coast, this one deserves a look.

📍 **134 Iowa Street | Lanark Village, FL**
MLS

📞 **Byrd Coastal Team**
Berkshire Hathaway HomeServices Beach Properties of Florida
Call or text **850-264-8522**

For Sale: 0.17 Acre, 134 Iowa St, Lanark Village, FL 32323 is a Unimproved Land property listed at $27,500, MLS #328179

09/08/2026

🏠 **Buying a home near the coast? Your general home inspection may not tell you everything you need to know.**

Homes along Florida’s Forgotten Coast are exposed to salt air, wind, moisture, termites, flood conditions, and other factors that can create problems you may not encounter with a typical inland property.

That’s why some buyers should consider going beyond the standard inspection with a **4-point inspection, wind mitigation inspection, WDO inspection, or other specialized evaluation.**

And some of these inspections can be just as important for **homeowners insurance** as they are for understanding the condition of the property.

The goal isn’t to inspect everything imaginable—it’s to know **which inspections make sense for the particular coastal home you’re buying.**

I break it down in our latest *Forgotten Coast Real Estate Journal* article:

👉 **Coastal Home Inspections: When a General Inspection Isn’t Enough**
https://www.byrdcoastalteam.com/blog/2026/09/08/coastal-home-inspections-when-a-general-inspection-isnt-enough/

If you’re considering buying on St. George Island, Cape San Blas, Mexico Beach, Port St. Joe, Apalachicola, Carrabelle, or elsewhere along the Forgotten Coast, this is something worth understanding before your inspection period begins.

09/07/2026

🏡 Buying a coastal home? Check the flood zone before you fall in love with the view.

Flood zones are part of buying real estate along Florida’s Forgotten Coast, but the letters AE, VE, or X on a FEMA map don’t tell the whole story.

In my latest article, I break down what coastal buyers should understand about:

✅ FEMA flood zones
✅ NFIP vs. private flood insurance
✅ Elevation Certificates and LOMAs
✅ Why actual insurance quotes matter more than averages
✅ Coastal Barrier Resources System (CBRS) considerations
✅ How flood risk can affect your budget, financing, and negotiating position

A home being in a flood zone doesn’t necessarily make it a bad purchase. The key is knowing exactly what you’re buying before you make the offer.

👉 Read the full article here: https://www.byrdcoastalteam.com/blog/2026/09/07/flood-zone-real-estate-what-every-buyer-must-know/

If you’re considering property anywhere along the Forgotten Coast and have questions about a particular home’s flood-zone situation, give us a call or text.

Byrd Coastal Team | Berkshire Hathaway HomeServices Beach Properties of Florida

Buying a Home in a Flood Zone on Florida’s Forgotten Coast: What Buyers Need to Know Picture this: you find a coastal home that checks every box. The light off the water at sunset, the screened porch, the neighborhood feel you’ve been looking for, and maybe even enough room to park the boat. You...

09/05/2026

🌊 Thinking about buying waterfront property on Florida’s Forgotten Coast?

The view may be what gets your attention, but before you make an offer, there’s a lot more to evaluate than the house itself.

Waterfront buyers need to understand:

✅ Flood zones and realistic insurance costs
✅ Dock, boat lift, and seawall permitting
✅ Waterfront access and property rights
✅ The condition of marine structures
✅ Financing and appraisal considerations
✅ What you can—and can’t—do along the shoreline

I put together a new guide covering the questions buyers should be asking before they get under contract, especially when considering property in Franklin, Gulf, and Wakulla counties.

If St. George Island, Cape San Blas, Mexico Beach, Apalachicola, Carrabelle, or another Forgotten Coast community is on your radar, this is worth reading before you start making offers.

👉 Read the full guide: https://www.byrdcoastalteam.com/blog/2026/09/05/buying-waterfront-property-the-complete-2026-guide/

If you're buying waterfront property, you're evaluating something fundamentally different from a typical residential purchase. The view, water access, lifestyle, and investment potential in markets where shoreline inventory is genuinely limited are all part of the appeal. But purchasing a waterfront...

09/04/2026

Thinking about investing in coastal real estate in 2026? 🌊🏡

I just published a new article breaking down some of the best coastal markets to watch, along with the trends, demand, and long-term factors investors should be paying attention to.

If coastal property, vacation homes, or real estate investing are on your radar, take a look:

👉 Read the LinkedIn article: https://lnkd.in/p/eQ39Bpda

08/31/2026

Scipio Creek marina in Apalachicola has been purchased by a company called New Haven Marinas out of Prosper, Texas.

Scipio Creek Marina offers 108 dry storage units, more than 30 outdoor racks and 20 wet slips, along with fuel, marine supplies, repair and haul-out services, transient dockage and other boating amenities.

The acquisition marks New Haven Marinas’ first property in Florida and ninth marina across six states, including Tennessee, Kentucky, Illinois, Missouri and Oklahoma.

The Scipio Creek purchase includes marina operations, marine services, Half Shell Dockside restaurant, Buoy Brewing Company, and three short-term lodging rentals.

08/30/2026

🏖️ Beach days AND rental income? This Mexico Beach home delivers both.

Welcome to 209 7th Street, a beautifully updated coastal retreat located just two blocks from dedicated beach access and offering an established short-term rental history averaging approximately $60,000 per year.

🛏️ 5 Bedrooms | 3 Baths
📐 1,672 Sq. Ft.
🏖️ Two Blocks to the Gulf
💰 Proven STR Rental History
🌊 Desirable X Flood Zone
🛋️ Fully Furnished
🌴 Fenced Backyard + Outdoor Deck
🎣 Storage for Beach & Fishing Gear
🚫 No HOA

Inside, the open kitchen and spacious gathering areas make it easy to bring the whole crew together, while updated finishes give the home a fresh, comfortable coastal feel.

Outside, start the morning on the covered porch, spend the afternoon on the sugar-white sand, then come home for a backyard cookout after a day on the Gulf.

Whether you’re looking for a vacation home, investment property, or full-time Mexico Beach retreat, this one offers a compelling combination of location, space, and rental potential.

📍 209 7th Street | Mexico Beach, FL
💲 Offered at $699,900

Want the rental details or a closer look? Send me a DM or call/text me.

Listing courtesy of Kaye Haddock, Beach Properties Real Estate Group