Seawall Repair vs Replacement Cost in Pinellas County, FL
A failed seawall can cost more than the kitchen remodel - plus the yard. Real Pinellas repair vs replacement numbers, and when each is the right call.
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SIRS Reports and St. Pete Beach Condos: What Buyers Miss
The reason beach condos are sitting isn't the kitchen. It's a PDF most buyers never ask to see, and the two-year reserve pause that's hiding inside it.
Snell Isle Waterfront Homes: What to Know Before You Buy
The closest waterfront to downtown St. Pete, the most coveted street in the city, and the flood story that keeps me honest about all of it.
Corey Landing St. Pete Beach: What It Means for Home Values
The long-vacant peninsula at the end of Corey Avenue is finally moving. Here's what 132 condos and 39 wet slips actually mean for St. Pete Beach home values.
St. Pete & Beaches Waterfront Market Report: July 2026
Every market report leads with a median. This one doesn't. Percent of list improved in all six segments this month, and that's the number worth reading.
Flood Zone AE vs X in St. Pete: Why X Isn't Safe
Zone X is where waterfront buyers let their guard down. Here's the honest AE vs X breakdown — what each zone really means, what it costs, and why 'not required' is the trap.
Why St. Pete Beach Condos Are Sitting in 2026
A bare lot in Belleair Shores just listed for $38.5M while older beach condos sit for 100+ days. Same water, two markets. Here is what the condo rules actually mean for you.
Elevation Certificate for Waterfront Homes in St. Pete, FL
Most buyers have never seen one. Most sellers don't know where theirs is. And I once watched three feet of "elevation" disappear on a $2.4M deal. Here's why this document matters more than the granite countertops.
St. Pete Market Report: June 2026
Three neighboring markets, three different stories this June. St. Petersburg is running hot. The beaches look soft on paper and aren't. Here is what the closed sales actually say for buyers and sellers.
Move to St. Pete Before December 31: Florida's Property Tax Deadline Explained
Most agents are not talking about this yet, and I have been sitting on it for a few weeks trying to figure out the right way to bring it up without sounding like I am hyping a vote that has not happened. Here is where I landed: this is real
St. Pete Waterfront Homes: How to Buy Without Overpaying
Most buyers spend $600K–$2M in St. Pete and still miss why they moved here. Here's the version I give clients — not the polished one.
Vacant Lots in Sunset Beach FL: The Post-Helene Opportunity
The smartest thing you can buy on the Gulf Coast right now looks like a problem someone else should deal with. Here's why the gap exists — and why most people are still driving past it.
Waterfront Buying Pinellas County Due Diligence Seawalls
Bridge Clearance in Pinellas County: What It Actually Means Before You Buy Waterfront
Most buyers ask about the bridge. Almost none of them know their own boat's air draft. Here's what you actually need to know about bridge clearance in Pinellas County before you buy.
tierra verde waterfront
Tierra Verde Marina Lawsuit: It's Not Really About the Height
The marina fight is about height. Your property value is about where the boat sleeps. Here's what the Tierra Verde Marina lawsuit actually means for waterfront owners.
florida waterfront homes
Treasure Island Waterfront Homes: A Boater's Guide
Treasure Island has some of the best boat access in Pinellas County, but not every "waterfront" home is the same. A boater-agent's honest guide to the passes, canals, and prices.
waterfront real estate
Beach Renourishment in Pinellas County: What the Army Corps Deal Means for Gulf-Front Buyers
On May 29, 2026, Pinellas County and the Army Corps ended an 11-year standoff over beach renourishment funding. The Corps is back — covering 65% of future costs for Treasure Island and St. Pete Beach. The market hasn't priced it in yet.
Waterfront Homes
Buying a Waterfront Home for a Big Sportfish or Center Console
Buying a waterfront home for a 40-foot sportfish or a big center console? A boater-agent's checklist: deep-water dock, draft at low tide, slip vs. lift, shore power, and fast idle time to the Gulf passes in Pinellas County.
Waterfront Homes
No Fixed Bridges: What It Means for Your Boat and Your Home's Value
"No fixed bridges" is the most valuable phrase in a waterfront listing — and the most misused. What it means for your boat, your Gulf access, and your home's value in Pinellas County.
Flood Zones
The Waterfront Rule That Turned a House Into a Lot
A Treasure Island waterfront home sold for land value because of the 50% Rule. How it decides whether you can renovate or rebuild — and what to check before you buy.
Waterfront Homes
What I Check Before You Make an Offer on a Sailboat-Water Home in Tierra Verde
Before you make an offer on a Tierra Verde waterfront home, here's what I check: real sailboat water and bridge clearance, dock depth at low tide, lift capacity, flood and insurance costs, and seawall condition.
Waterfront Homes
Can My Boat Fit Here? What Waterfront Buyers Need to Know Before Buying in Pinellas County
A dock doesn’t automatically mean great boating. Before buying waterfront property in Pinellas County, learn how canal depth, tide-dependent, bridge clearance,and boat size can affect your boating experience.
Waterfront Homes
What to Know Before Buying a Waterfront Home in St. Pete Beach
Thinking about buying a waterfront home in St. Pete Beach? The honest version: flood zones, insurance, seawalls, real boat access, and what the storms actually left behind.
Waterfront Homes
Understanding Waterfront Value: Why Two Waterfront Homes on the Same Street Can Sell for $300,000 Apart
Waterfront homes can look nearly identical online but sell for vastly different prices. Here’s what waterfront buyers in St. Petersburg need to know before making an offer.
Waterfront Homes
What Does Waterfront Home Insurance Cost in Florida After the Hurricanes?
Wondering what waterfront home insurance costs in St. Petersburg, St. Pete Beach, Treasure Island, and Tierra Verde? Learn what affects premiums, flood insurance requirements, and what buyers should know after recent hurricanes.