April is upon us, and so is Atlanta’s spring break, but luckily for us, the market showed up for it. The Mexico Beach/St Joe Beach/WindMark Beach area saw 15 new listings hit the market this week, while 5 properties went under contract, bringing the total pending inventory to 36 across the area. Sellers made 17 price reductions as they continue aligning with buyer expectations heading into the busiest time of year. It was a big week on the closing side, with 16 sales recorded, headlined by a $3 million Gulf-front home and a canalfront lot in Mexico Beach. Let's dive into this week's sales.

121 S 40th St

The biggest closing of the week, and arguably one of the bigger residential closings we've seen in Mexico Beach in some time. This 7BR/7BA custom Gulf front home closed at $3,075,000 after 218 days on the market, selling at roughly 95% of its $3,249,000 list price. Built in 2023 by Blackfin, the 3,269 sq ft home sits on a 100-foot-wide Gulf front lot at the end of 40th street, one block off the highway, with a private boardwalk, heated pool, and three covered balconies. At $940 per square foot, it is the highest price-per-square-foot home sale we have seen in Mexico Beach in recent memory. The home generated $274,000 in gross rental income in 2025 and was sold fully furnished to a cash buyer.

Link to Listing

127 Needle Rush Dr

A fully furnished 4BR/2BA DR Horton home in WindMark North closed at $490,000 after just 2 days on the market, selling at full list price. The quick sale is largely due to the high vacation rental numbers. The ohme features a garage that comes fully stocked with bikes, beach gear, and games, and the property is ranked in the top 1% of Airbnb listings, producing $60,000 in gross rental income in 2025. A rental golf cart is included with the option for the buyer to assume the existing contract, making it a genuinely turnkey setup. The 2-day market time and full-price close tell you everything you need to know about where the market stands for proven rental performers in WindMark. 

Link to Listing

110 N 38th St

A 75x100 canalfront lot on the west side of the 36th Street bridge closed this week at $945,000 after just 21 days on the market, selling at 97% of its $974,900 list price, to a cash buyer. The parcel is one of only nine remaining canalfront lots west of the bridge, making it a pretty rare find in today's market. The lot was improved, with a brand-new seawall and two newly built boat slips completed in 2025, one accommodating up to a 43' boat and the other up to a 30' vessel. This is the highest canal-front lot sale that Mexico Beach has ever seen. 

Link to Listing

2003 Hwy 98

A 50x174 Gulf front lot in Mexico Beach closed this week at $867,500 after 119 days on the market, selling at roughly 96% of its adjusted $899,900 list price. The property originally entered the market at $979,900. The .20-acre parcel sits directly on the beach with utilities already in place from a previous home, and the High-Density Residential zoning allows for a larger impervious footprint. As noted when this one went under contract, it was the lowest-priced full-size Gulf front lot available in the MB/SJB market. 

Link to Listing

481 Salt Creek Ln

Holiday Builders' Palmer floorplan in Phase 2 of Salt Creek closed this week at $383,990, full list price, via VA financing after 123 days on the market. The 4BR/2BA, 2,062 sq ft home was originally listed at $386,990, so the modest reduction and ultimate full-price close mirrors the pattern we've seen consistently from Holiday Builders in this community, slow absorption. It is great to see another VA sale, fulfilling the St Joe Company’s intended use for the neighborhood. 

Link to Listing

Waterside Village 210

A furnished 2BR/2BA condo at Waterside Village in Mexico Beach closed at $345,000 after being on and off the market for 2 years, selling at almost $100,000 less than their original asking price. The 1,019 sq ft unit sits on the canal side of the complex, and closed at $338.57 per square foot. This marks the fourth sale in the condo complex over the last year, more than any other condominium. This is yet another example of the headwinds the condo market has faced recently.

Link to Listing

714 Gulf Aire Dr

This 3BR/3BA two-story home in the Gulf Aire subdivision closed at $450,360 after 64 days on the market, selling at roughly 82% of its $549,000 list price, to a cash buyer. Originally listed at $569,000, the home saw multiple reductions before finding its price. Built in 1999 with an effective year of 2015, the 2,472 sq ft home sits on an oversized .23-acre lot, something not very common in Gulf Aire. The steep discount from the original list reflects the property's condition, as it was noted as needing work.

Link to Listing

600 Georgia Ave

A 2BR/1BA home on Georgia Ave in Mexico Beach changed hands this week at $222,000 after 188 days on the market, selling at roughly 93% of its $238,500 list price, to a cash buyer. Originally listed at $275,000, the 832 sq ft home on a 75x100 lot in the X flood zone is in significant need of work, the listing noted no appliances and general distress. The value here is clearly in the lot, which sits three blocks from the Gulf with straight beach access. 

Link to Listing

210 Stingray Ln

A .33-acre lot in Sunset Village closed at $82,500 after 138 days on the market, selling at roughly 87% of its $94,900 list price, to a cash buyer. The AE flood zone lot sits in an interior position in the neighborhood and will have to follow HOA guidelines, including the 2,000 sq ft minimum build requirement. The discount relative to other St Joe Beach lots is due to the fact that the neighborhood does not allow short-term rentals.

Link to Listing

253 Canal St

This somewhat renovated 3BR/2BA double-wide mobile home two blocks from the beach in St. Joe Beach closed at $270,000 after 141 days on the market, selling at roughly 83% of its $324,900 list price. The 1,440 sq ft home on a 75x150 lot in the X flood zone came with a new HVAC, new appliances, and fresh paint inside and out within the last year. The long days on market likely reflect the financing limitations and insurance costs that buyers face with mobile homes, regardless of condition, which continue to cap the ceiling on this product type in the market.

Link to Listing

DR Horton Sales

DR Horton closed five units this week across WindMark and Salt Creek, ranging from $269,900 to $479,900. The lone single-family close was 1037 Backwater Rd in WindMark, a new Ozark floorplan, a 4BR/3.5BA, 2,245 sq ft two-story, which closed at $479,900 after 32 days. The remaining four were Salt Creek townhomes: 239, 252, 256, and 357 Salt Creek Ln, all 3 or 4BR units ranging from 1,460 to 1,710 sq ft, closing between $269,900 and $329,900, all at or near list price with closing cost concessions across the board. The days on market told the real story: 60, 317, 312, and 729 days. DR Horton continues to move inventory, but the Salt Creek data makes clear that concessions and patience are doing the heavy lifting there.

Link to Listing

204 5th St

A 75x112 lot in Mexico Beach closed at $180,000 after just 8 days on the market, selling at roughly 93% of its $193,000 list price, to a cash buyer. The X flood zone parcel sits just steps from the Gulf, with utilities available and no HOA. Clean, simple, and well-located, the quick sale reflects what we continue to see in Mexico Beach: buyers move fast on right-sized, right-priced lots with a clear path to the water.

Link to Listing

Area Info/Updates

This will be short, but I did want to update y’all on the spring break layout, as I always get asked: “Whose spring break is this week?”, and I also wanted to let you know that the 15th St Bridge has officially been installed. It is a great addition for Casuna, Ocean Plantation, The Palms, and Palmetto Plantation. Below is the list of areas that are currently down here, or set ot come in the next 2 weeks.

March 29-April 4 - Tift County, Dothan City Schools, Birmingham City Schools, Bainbridge/Decatur County, Nashville Metro Schools

April 6-10 - Atlanta City Schools, Colquitt County, Thomasville/Thomas County, Cairo/Grady County, plus universities in Arkansas, Kentucky, Georgia, Louisiana, and Missouri. 

April 12-18 - Mobile Schools & Augusta/Richmond County. 

This is who to expect to see down here, over the next few weeks. The biggest group will be this coming week, but after the 6-10th, the crowd will start to die down. 

That’s all for this week’s market update. Thanks for reading!