Buying an Airbnb in The Emerald and Forgotten Coasts of Florida

On this episode of the series, Luke Carl is joined by Emerald Coast agent Pete from The Short Term Shop to break down what’s really happening in the Destin/PCB/30A beach markets. They discuss how falling interest rates, the return of 100% bonus depreciation, and more realistic seller expectations are creating strong buying conditions in 2025, plus why January/February and late summer can be prime times to go under contract on a short-term rental. They also dig into days-on-market realities for vacation rentals, seller psychology, creative financing attempts, and why Pete still sees the Emerald Coast as relatively affordable compared to other U.S. beach markets. How to connect with Pete:petetheshorttermshop.com  Connect with us: The Short Term Shop - https://theshorttermshop.com/ https://stsplus.com/ Follow Avery Carl on Instagram Follow Avery Carl on TikTok Join the Short Term Shop Facebook group Check out the Short Term Shop on YouTube   For more information on how to get into short term rentals, read Avery’s books: Smarter Short Term Rentals - Buy it on Amazon Short-Term Rental, Long-Term Wealth: Your Guide to Analyzing, Buying, and Managing Vacation Properties – Buy it on Amazon Chapters (00:00:02) - Emerald Coast Real Estate Podcast(00:01:13) - Real Estate on the Beach(00:02:02) - Real Estate Tax Talk(00:04:57) - Have Any Offers Come in on Homes?(00:06:13) - January and February: The Perfect Time to Buy a Home(00:12:13) - Days on Market for vacation rentals in the US(00:17:13) - The Best Time to Buy in This Market(00:22:57) - Local residents talk about Hurricane Sandy(00:23:31) - Real Estate Broker: It's a Good Time to Sell Your(00:25:32) - The New York City Area Code

In this episode of the series, Luke Carl sits down with Emerald Coast agent January Johnson to break down a true Q4 2025 buyer’s market, where long days on market and abundant inventory are creating leverage for well-prepared buyers. January shares what wins right now—single-family homes with a private or resort-style community pool, amenity-rich condos like Edgewater and Splash, and locations south of Highway 98 with solid beach access—plus practical notes on pool costs, insurance realities, and where she’s actually finding deals.   Connect with January: january@theshorttermshop.com  Connect with us: The Short Term Shop - https://theshorttermshop.com/ https://stsplus.com/ Follow Avery Carl on Instagram Follow Avery Carl on TikTok Join the Short Term Shop Facebook group Check out the Short Term Shop on YouTube   For more information on how to get into short term rentals, read Avery’s books: Smarter Short Term Rentals - Buy it on Amazon Short-Term Rental, Long-Term Wealth: Your Guide to Analyzing, Buying, and Managing Vacation Properties – Buy it on Amazon Chapters (00:00:02) - January Johnson(00:03:01) - Real Estate Broker: It's a Buyer's Market(00:04:33) - Single Families: What Kind of Property Should We Buy?(00:08:12) - Need a Pool for Destin?(00:12:46) - Flood Insurance vs Real Estate: What's The Difference?(00:17:32) - Beach Houses in Destin and St. Joe(00:21:04) - Property Listing: Pensacola Beach, Navarre(00:23:37) - Where to Stay In Pensacola?(00:24:30) - What about condo sales on Okaloosa Island?(00:25:52) - Visit Destin: The Real Money(00:27:22) - How to Get a Deal in Destin vs. Panama City Beach(00:30:30) - Sandestin vs Miramar: Where to Buy?(00:34:19) - When Buying a Home on 30A, Be Careful About(00:37:08) - Private Beach, Lower Grand Lagoon(00:39:43) - When Is the Right Time to Buy a Beach House?

 In this episode of the series we'll be talking about all things calendars! We'll go over the seasonality of the emerald and forgotten coasts of Florida, lead times, how to prepare for slow months and more!   Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be going over everything you should expect to happen (and prepare for) owning a home in the emerald and forgotten coasts of Florida! We'll go over how to deal with a variety of situations; gulf conditions, pool liabilities, gulf cart liabilities and more.    Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the serie's we'll be going over the setup process once you've purchased your short term rental in the emerald and forgotten coasts of Florida! We'll discuss getting your property set up for rental, permits and how they differ from county to county and more!     Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be going over the contract process for short term rentals in the emerald and forgotten coasts of Florida! We'll discuss as is contracts, terminating under contingencies, how to deal with low appraisals and more!   Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be doing a deep dive on financing your property in the Emerald and Forgotten Coasts of Florida! We'll go over the various loan options, how condos can affect lending and much more.     Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be discussing how to build your buying team in the Emerald and Forgotten Coasts of Florida! We'll go over who to hire first, how to find the right agents, the importance of building relationships and more!   Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be discussing what expenses you should be expecting to pay in the emerald and forgotten coasts markets. We'll go through what you can expect to pay in utilities depending on property size, water bills and more.    Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be discussing all things numbers! We'll go over how to determine your income, maximizing cash on cash returns, finding your market's biggest revenue drivers and more.     Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow www.strinsights.com https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be going over what kinds of properties you should be buying on the forgotten and emerald coasts of Florida. We'll discuss where you can get the most bang for your buck, condos vs. houses, vacation loans and more.    Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/

In this episode of the series we'll be doing a deep dive on all the reasons why you should consider purchasing a property on the emerald and forgotten coasts of Florida! We'll be discussing the maturity of the Destin vacation market, local attractions and much more!   Connect with Avery and the Short Term Shop: www.theshorttermshop.com www.strquestions.com Short-Term Rental, Long-Term Wealth Book - https://amzn.to/3Adg6PA Short Term Show and Short Term Rental Management Show - https://linktr.ee/strmshow The Short Term Show - https://linktr.ee/theshorttermshow https://www.facebook.com/groups/shorttermshop https://theshorttermshop.com/cash-flow-calculator/ https://theshorttermshop.com/estimated-returns/ https://theshorttermshop.com/lp/emeraldcoast/https://theshorttermshop.com/lp/emeraldcoastv2/