The Gulf County Board of County Commissioners met Tuesday, October 27th, with updates on Back Beach Road, red tide in St. Joe Bay, workforce housing, garbage collection, and several county projects.

Here's a recap of what was discussed.

Back Beach Road: What's Next?

Back Beach Road came up again, and there's some movement toward getting the project back on track.

Opportunity Florida is expected to help coordinate with FDOT and local governments to move the project forward. The county also discussed getting a joint resolution of support from Gulf County, Bay County, Franklin County, Port St. Joe, Mexico Beach, and the St. Joe Company.

Cape San Blas Homeowners Insurance: Understanding CBRA Zones, FEMA Flood Insurance, and Vacation Rental Coverage

Buying or owning a home on Cape San Blas, Florida, comes with unique insurance considerations that every property owner should understand.

Located along Florida's Forgotten Coast in Gulf County, Cape San Blas is known for beautiful beaches, luxury vacation rentals, and coastal investment properties. However, its location between the Gulf and St. Joseph Bay means homeowners must carefully evaluate hurricane coverage, flood risks, insurance eligibility, and rental property protection.

How Much Does It Really Cost to Maintain a Beach House on Florida's Forgotten Coast?

Written by Kam Ashabranner: Property Manager of 75+ homes, Insurance Agency Owner, and Realtor. Book time to discuss further with Kam by clicking here. 

Purchasing a beach house along Florida's Forgotten Coast can be an exciting investment, whether you're buying a vacation rental, second home, or permanent residence. However, one of the most overlooked aspects of coastal property ownership is the annual cost of maintaining a home near the beach.

Best Shops, Boutiques, and Restaurants on Reid Avenue in Port St. Joe, Florida

Written by Kam Ashabranner (Realtor, Insurance Agency Owner, and STR Coach)

If you're visiting Port St. Joe, Florida, one of the best places to experience the charm of the Forgotten Coast is historic Reid Avenue. Located in the heart of downtown Port St. Joe, this walkable shopping district offers an inviting combination of locally owned boutiques, unique gift shops, coastal home décor, and delicious restaurants.

Is Buying a Home in WindMark Beach, Florida, a Smart Investment in 2026?

If you're considering purchasing a vacation home, investment property, or permanent residence along Florida's Forgotten Coast, WindMark Beach in Port St. Joe, Florida, deserves serious consideration.

With beautiful coastal homes, resort-style amenities, convenient beach access, and the potential to generate $35,000 to $60,000 annually in gross vacation rental income, WindMark Beach offers an appealing combination of lifestyle and investment opportunities.

But before purchasing, buyers should understand rental income potential, homeowners insurance costs, HOA fees, and the unique advantages of this growing coastal community.

What Makes WindMark Beach Special?

Located along beautiful St. Joseph Bay, WindMark Beach is a master-planned coastal community developed by The St. Joe Company, approximately 4.5 miles from historic downtown Port St. Joe.

Unlike many crowded Florida beach destinations, WindMark Beach offers a quieter coastal atmosphere with thoughtfully designed neighborhoods, walking trails, and community gathering spaces.

Residents and vacationers enjoy amenities including:

• Resort-style community swimming pools

• Beach access and approximately four miles of coastline

• Scenic boardwalks, biking paths, and walking trails

• Village Center restaurants, shopping, and local businesses

• Fitness facilities, playgrounds, and green spaces

• An amphitheater and outdoor community events

These amenities create an attractive environment for full-time residents, second-home owners, and vacation rental guests. 

How Much Rental Income Can a WindMark Beach Home Generate?

One of the most common questions buyers ask is: How much money can I make renting my WindMark Beach home?

Based on local property management experience and published rental estimates, many competitive vacation rental properties can target approximately $35,000 to $60,000 in annual gross rental revenue.

HOA Fees, Property Taxes, and Ownership Expenses

WindMark Beach has a homeowners association that maintains community amenities and establishes neighborhood standards.

HOA fees vary by neighborhood and property. For example, a recent listing reported quarterly dues of $539, or $2,156 annually. Other sections of WindMark Beach may have different assessments. 

Buyers should also review property taxes, furnishings, lawn care, utilities, maintenance, and any vacation rental licensing requirements.

Understanding these expenses before purchasing is essential to building a realistic investment budget.

Check out our newest listing (as of Oct 17,2026) 

Click Here to view details

Would you like to know more about WindMark Beach?

Schedule a time with me and I'd be happy to provide more about the rental side of things, current listings and sell price, along with insurance options in the area!  Click Here to book a time either on phone or google meet. 

Selling the Coast Fl 

402 Reid Avenue, Port St Joe, Florida 

There was a lot covered at the September 22nd Gulf County Commission meeting, but the biggest discussion was one that has been around for more than 20 years: Back Beach Road.

This time, though, commissioners had something new to work with.

Back Beach Road: The County Found the Original Agreement

If you have followed the Back Beach Road discussion, you know there have been a lot of questions about who was responsible for what and where the project stalled.

County staff recently located documents dating back to 2002 that spell out the original plan and commitments for what was formally called the Gulf to Bay Highway. The proposed road was intended to create an alternate corridor to Highway 98, improve hurricane evacuation, add traffic capacity and support future growth in the area.

The Gulf County Board of County Commissioners covered several projects and community issues at its latest meeting on August 25th, but the update that caught my attention most was Back Beach Road.

There is still a long way to go before this becomes a funded road project, but county leaders are working with the City of Port St. Joe on what comes next.

Back Beach Road

County officials recently met with representatives from the City of Port St. Joe to discuss Back Beach Road and reported that the conversation was productive. Both the city and county see the proposed road as a priority.

The July 27th Gulf County Board of County Commissioners meeting covered a wide range of topics, including infrastructure projects, public safety, parks, and legal updates. While several important items were discussed, one conversation stood out because of its potential long-term impact on Gulf County: Back Beach Road.

As more people move to our area and development continues, transportation planning is becoming increasingly important. Commissioners spent a significant portion of the meeting discussing the future of Back Beach Road, the original WindMark Development of Regional Impact (DRI) agreement, and what they believe must happen before additional development can proceed.

Back Beach Road Discussion

One of the biggest discussions focused on Back Beach Road and the original WindMark Development of Regional Impact (DRI). This agreement has guided the project's development for nearly two decades.

There's a certain kind of magic to spending the 4th of July on this stretch of coastline. Maybe it's the way the whole community turns out for it, golf carts decorated in red, white and blue, kids running around with sparklers, boats lined up on the water waiting for the fireworks to start. Whatever it is, once you've celebrated Independence Day down here, it's hard to imagine doing it anywhere else.

If you're new to the area, or you're a longtime visitor trying to figure out where to be and when, here's everything going on across Port St Joe, Mexico Beach, Cape San Blas and WindMark this weekend.

Back Beach Road, Budget Concerns Lead Discussion at June Gulf County Commission Meeting

The Gulf County Commission covered a wide range of topics during its June 16 meeting, with Back Beach Road, future budget challenges, economic development projects, healthcare services, and infrastructure improvements among the major discussions.

This is a summary of some of the key topics discussed. Residents are encouraged to watch the full meeting to hear the discussion firsthand and stay informed about issues affecting our community.

Watch the full meeting on YouTube here

Back Beach Road Remains a Top Priority