The Market, the Momentum, and the Money: What’s Really Happening Right Now

I talk to a lot of folks who’ve owned their beach condo or house for 20-plus years — and most of them have zero plans to sell. I get it. I’m doing the same thing with my own properties.

Still, I’m always curious how they use their place, so I ask:

“Is it a rental, or do you get to use it?”

Most say, “I use it some, but it’s mostly a rental.”

“How are the rents doing?”

“Great.”

From there, the story usually unfolds the same way — how they’ve collected rent for years that covered the cost to own it (mortgage, taxes, insurance, maintenance), and now their property is completely paid off.

So I’ll ask:

“So, you put some money down back in the day, and then your renters paid for it the rest of the way?”

“Pretty much. And now it throws off a nice amount every year. I’ll never sell it.”

And I can’t help but smile — because I know exactly what they mean.

Let’s Look at the Numbers

Thirty years ago, the median condo price around here was $117,900.
Today, it’s $505,000 — a 328% increase.

A house? Back in 1995, $127,500.
Today, $817,500 — a 641% increase.

Now, those same properties are not only worth a lot more, they’re also generating cash flow.

And they’re creating something even better — a legacy their kids will inherit.

All while renters paid for it.

Here’s the Thing

Investing today might feel expensive — and it is, kind of.

A friend of mine is buying a $900,000 property right now.
He’s putting $135,000 down (15%) and spending another $100,000 on renovations.

Once it’s stabilized, he’s projecting $70,000+ per year in cash flow after expenses — that’s roughly a 30% return on his cash.

And because of those renovations, his property’s value will likely jump from $900,000 to $1.1+ million.

Let’s play that out:

He’ll eventually refinance and pull out the $230,000 he put in.
He’ll still be collecting rental income.
The house will keep appreciating.
In 30 years, it’ll be worth a lot, throwing off cash flow he can live on in retirement.
And renters paid for it all.

Let’s Go Back to the Beginning

Those longtime owners I talk to?
They started this same journey 30 years ago — when their purchases felt expensive, too.

Every single one of them says the same thing:
“I’m glad I bought when I did.”

And I can tell you — I’m glad I bought mine.

Bottom Line?
That’s how wealth gets built at the beach.
That’s how retirement gets funded.
And that’s why I love this business.

Is a Market Shift Coming?

The stories from longtime owners show what’s possible when you buy, hold, and let time (and renters) do the heavy lifting.

But what about right now?

After a long quiet stretch, the phones have started ringing again — and it’s noticeable. So, I took a look at the data to see what’s really going on.

Destin-Area Condos

Number of Transactions
Over the past four months, the number of condo sales in the Destin area (Okaloosa Island, Destin, Miramar Beach) has shown:

Four straight months of year-over-year increases.
And they’re not just up — they’re up big.

What’s It Mean?
To me, this signals buyers are coming back into the market.
It also tells me some sellers are adjusting prices to make deals happen.

Of course, mortgage rates are easing a bit, which gives buyers more purchasing power.

Many experts expect that trend to continue into next year — maybe even into 2027.
If that happens, we’ll likely see more buyers and more transactions along the coast.

Number of Listings
After dropping from June through August, listings jumped significantly in September.

What’s driving it?

• Post-summer timing — owners waited until after high season.

• Shifting strategies — some investors are adjusting or exiting.

• Market momentum — sellers are responding to renewed buyer activity.

Destin-Area Homes

Number of Transactions
Just like condos, home sales have increased for four straight months compared to last year.
And September? A big jump.

What’s It Mean?
Falling interest rates are key here — lower rates mean higher affordability.

We’re also seeing sellers who were willing to price realistically finally get deals done.

And many vacation rental owners list their homes after summer season, so fall is naturally busier.

Number of Listings
Here’s what’s interesting — inventory has been up for several consecutive months versus last year.

Why?

• Some investors are tapping out after a tough stretch.

• Longtime would-be sellers are stepping in now that activity’s picking up.

The Market Cycle

We’ve seen this before. Markets go up, and markets go down — it’s the natural rhythm:

1. Pre-pandemic excitement and growth

2. Market peak

3. Slowdown

4. Pessimism and pullback

5. Market bottom (maybe where we are now)

6. Recovery and growth (next?)

7. Renewed expansion

Right now, activity is increasing, and that’s a good sign.

Historically, when more deals start closing, more sellers jump in — competition pushes prices down temporarily.

Then, once that early inventory sells, prices begin climbing again, and buyers rush back in to secure something before values rise further.

That’s how every new market cycle begins.

And personally, I think we’re sitting right near the bottom of this one.

Exactly where you stand depends on what you own — or what you want to own —
but the next phase looks a lot like recovery.

Want to see the data for 30A or Panama City Beach?
Email me at JohnMoran@AtTheBeachTeam.com and I’ll send it your way.

Own a rental property?
Click here for a Free Rental Income Review to see what top properties are earning.

Wondering what your property’s worth today?
Request a Free Property Value Analysis I’ll show you what similar homes or condos are actually selling for.

Bottom line:
Buy smart. Hold steady.
Let time — and your renters — do the heavy lifting.

That’s how wealth gets built at the beach.