From Panama City Beach
to Destin: your Gulf Coast
home is here.

Most Gulf-front and canal-adjacent properties along the Emerald Coast fall within FEMA flood zones, which require separate flood insurance in addition to standard homeowners coverage. Flood insurance can range from a few hundred dollars annually for properties in lower-risk zones to several thousand for high-risk Gulf-front locations. Before making an offer, it is worth pulling the property's flood zone designation, reviewing the elevation certificate if one exists, and getting an insurance quote. Heather works closely with local insurance contacts who understand the coastal market and can give you a realistic cost estimate before you commit.

Short-term rental rules on the Emerald Coast are set at two levels: the city or county, and the individual HOA or condo association. Panama City Beach and Destin both permit short-term rentals in most residential and condo-zoned areas, but individual buildings vary considerably. Some complexes allow nightly rentals with no minimum stay; others require weekly or monthly minimums, which significantly affects rental income potential. Before purchasing any property with STR income in mind, it is critical to review the HOA documents and confirm the current rental policy. Rules can and do change, and some associations have added restrictions in recent years. Heather can help you identify which buildings have the strongest rental track records and the fewest HOA restrictions.