Port St. Joe Listing Agent
Sell Your Port St. Joe Property
With Kinsey Haddock P.A.
Port St. Joe and the Forgotten Coast attract buyers seeking something quieter and more authentic than the developed beach markets. Selling here means reaching that specific buyer — and knowing how to price in a market with limited comparable sales.
Your Port St. Joe Listing Agent
Port St. Joe and the surrounding Forgotten Coast — WindMark Beach, Cape San Blas, and the Gulf County waterfront — attract a buyer who is deliberately choosing a less-developed, more natural coastal experience. These buyers are often comparing PSJ against Cape San Blas and St. George Island, and they're willing to pay a premium for the right property in the right location.
The challenge in this market is limited comparable sales volume, which makes accurate pricing more difficult than in higher-turnover markets. Kinsey has deep familiarity with Gulf County's sub-markets and knows how to build a defensible CMA when comps are sparse.
Credentials & proof
License
Florida #BK3253849
Brokerage
Coldwell Banker Realty — Panhandle
Office address
726 Navy Blvd, Panama City Beach, FL 32408Experience
16 years · 100+ transactions · $50M+ sold
Designations
How it works
The Listing Process
From the first conversation to closing day — here is exactly what working with Kinsey looks like.
Comparative Market Analysis
Kinsey pulls recent closed sales, active competition, and absorption rate data to build a pricing range grounded in what buyers are actually paying — not what sellers wish they could get.
Pre-Listing Preparation
A pre-listing walkthrough identifies high-ROI repairs, staging priorities, and items that could surface on inspection. The goal is to reduce surprises and protect your net proceeds.
Professional Photography & Video
Every listing receives professional photography. Waterfront and vacation-rental properties also get aerial drone footage and, where appropriate, a walkthrough video for out-of-state buyers.
MLS Launch & CB Distribution
Your listing goes live on the MLS and syndicates through Coldwell Banker's national network — Realtor.com, Zillow, Homes.com, CB.com, and hundreds of partner sites — within 24 hours.
Offer Review & Negotiation
Kinsey reviews every offer for net proceeds, contingency risk, and buyer qualification — not just headline price. You'll understand the trade-offs before you sign anything.
Contract to Close
From inspection through appraisal, title, and final walkthrough, Kinsey coordinates every party and keeps you informed at each milestone — whether you're local or closing remotely.
Selling in Port St. Joe — What You Need to Know
Pricing & CMA Approach
Gulf County's low transaction volume means comparable sales can be months old and geographically spread across very different sub-markets. Kinsey builds CMAs that account for the specific characteristics of your property — Gulf-front vs. bay-front vs. interior, WindMark Beach vs. downtown PSJ vs. Cape San Blas — and supplements limited local comps with directional data from adjacent markets when necessary. The goal is a list price that attracts the right buyer without leaving money on the table in a market where overpricing can mean months of sitting.
Photography & Video Strategy
The Forgotten Coast's natural beauty — undeveloped shoreline, St. Joseph Bay, the Gulf County beaches — is the primary selling point. Professional photography that captures the water access, natural setting, and outdoor living spaces is essential. Aerial drone photography is particularly effective for waterfront and Gulf-front properties where the lot's relationship to the water is the key value driver. Kinsey coordinates professional photography within the first week of the listing agreement.
Coldwell Banker Distribution
Your listing syndicates through Coldwell Banker Realty's national platform to Realtor.com, Zillow, Homes.com, CB.com, and hundreds of affiliate sites. CB's relocation network also surfaces your property to buyers transferring into the Florida Panhandle — a meaningful buyer pool for Port St. Joe properties.
Insurance & Flood Preparation
Gulf County properties face significant wind and flood insurance requirements. The Forgotten Coast's undeveloped character means many properties are in FEMA flood zones, and wind insurance costs can be substantial for Gulf-front and near-Gulf properties. Hurricane Michael's 2018 impact on the region also means some properties have prior claims history that buyers and their insurers will scrutinize. Kinsey advises sellers to gather all insurance documentation and any post-hurricane repair records before listing.
Vacation-Rental Booking Considerations
WindMark Beach and Cape San Blas properties are frequently operated as vacation rentals. If your property is on a rental program, Kinsey documents all future bookings, calculates prepaid rental income proration, and ensures the contract correctly addresses the transfer of booking obligations. Buyers evaluating a Forgotten Coast vacation rental will want to see rental income history — Kinsey helps you present that data clearly in the listing.
Remote Seller & Closing Process
The majority of Forgotten Coast sellers are out-of-state owners who purchased as a vacation or investment property. Kinsey manages the full listing process remotely — coordinating showings, attending inspections, and communicating on your schedule. Florida allows remote closings through a title company with a mobile notary, so you never need to travel to close.
Completed transaction
A Recent Port St. Joe Sale
WindMark Beach vacation home — sold to an out-of-state buyer who had never visited the property. The sellers were Georgia-based owners who had purchased the property before Hurricane Michael and had completed significant post-storm renovations. The challenge was limited comparable sales in WindMark Beach and buyer hesitation about the area's hurricane history. Kinsey documented the renovation scope and quality, prepared a clear insurance history showing the property's current insurability, and targeted the listing toward buyers who were specifically seeking the Forgotten Coast's quieter character. The property sold to a Florida buyer relocating from Atlanta within eight weeks.
Details generalized to protect client privacy. Results vary by property, market conditions, and timing.
What Port St. Joe Sellers Say
"Kinsey understood the WindMark Beach market and knew exactly how to reach buyers who were looking for something quieter than PCB. Sold in six weeks at a price we were very happy with."
— Nancy B. — WindMark Beach Seller
"Selling a bay-front property in Gulf County requires someone who knows the market. Kinsey did, and he handled the flood zone and insurance questions from buyers professionally."
— Frank & Diane O. — Port St. Joe Waterfront
"We were selling remotely from Atlanta. Kinsey managed everything and kept us updated throughout. The whole process was smoother than we expected."
— Stephanie R. — Forgotten Coast Vacation Home
Frequently Asked Questions
Free · No obligation
Request a Pricing Consultation
Tell Kinsey about your Port St. Joe property and he'll prepare a comparative market analysis and walk you through what your home could sell for today.
Free seller resources
Know what to expect before you list
Seller Guide
Considering Selling to Just Listed
Every stage of the listing journey — from deciding whether to sell, to pricing strategy, pre-listing preparation, and what happens between contract and closing. Written specifically for Emerald Coast and Forgotten Coast sellers.
Listing Presentation
How Kinsey Markets and Sells Your Property
A detailed walkthrough of Kinsey's listing process — pricing methodology, Coldwell Banker's national marketing platform, professional photography, digital distribution, and how he manages the transaction from listing agreement to closing table.