WindMark Beach ...

[SGB]

After some investigation ... about 1/2 of the lots in windmark will require flood insurance, while NONE of the lots in watersound west require insurance. I know this is vague and shows my ignorance .... but how big of a factor is flood insurance when deciding between lots?

We looked at beach/bay front at Windmark when they first went up for sale. Considering they were selling in the $300K area at the time, we later regretting not buying one when they went up considerably. However, we didn't buy in there because of the elevation, or lack thereof. The houses there have to be on pilings just to get them above sealevel. But it is pretty cool that you could so easily access the beach from your house. No dunes to walk over. The area is definitely growing. Some people equate it to where sowal was 10 years or more ago. However, the beaches there just aren't as pretty as here - the sand or the water.

Regarding flood insurance - remember that you can only get $250K worth of flood insurance from FEMA. It is possible to get more through a few private insurers, but you'll pay dearly for it. If I could choose between a lot that required flood insurance and one that didn't, I'd choose the one that didn't, just because I'd be a nervous wreck that my house would be damaged or gone if a storm came.

 

[casey]

So, does the mortgage company make you get extra flood insurance above the $250K?

 

[SGB]

I don't think so, but I'm not sure. I would also check to see if you can get regular insurance if the lot requires flood insurance. If you are in a flood area, I know that some insurance companies won't insure you at all unless you have your house built at a certain elevation. (either on pilings or have the ground built up.)

 

[Cil]

Port St Joe beaches are not nearly a sugary as the 30-a beaches, the river really makes the ocean more tannic there as well. The stagnant water in the St. Joe bay scares me a little and the bugs will take you back to their nest in the entire area.

Bugs?
Stagnant water?
What river? Are you talking about the Apalachicola River, which feeds into the Apalach Bay? But that's a 25 minute drive away.
We do have the intercoastal which feeds into the bay here. Probably the water is not as clear and pristine as SoWal, but I think using the term "stagnant" is a bit harsh. ;-)
There is indeed good fishing and shrimping here--and the best oysters I've ever had. Plenty of scallops, too.
When comparing sand quality of the beaches, I think the sand at the PSJ bay beaches is just as sugary, but the sand over at Cape San Blas/indian Pass is not.
I really have not experienced *severe* bugs of any sort, but I've only lived here 17 months.
water sampling results for Gulf beaches

 

[Jdarg]

Casey, go back and read some of Cil's posts- she has shared some really nice observations about the area over the past year (or more now? ). She has made the area very appealing to us -- the nature, the slow pace, etc.

 

[beachmouse]

The Cape does serve as protection to the PSJ area to some degree during storms. The problem is you don't really know how much longer parts of the Cape are going to be there, especially around what they call the Stumphole area. I can remember when there were actual trees growing on the other side of the giant pile of rip-rap they use to protect where the road curves toward the beach areas, but Georges/Ivan/Dennis have really done a number on that area.

I'm actualy a pretty big Mexico Beach fan if you're looking in that area- nice sandy beach, a little bit better elevation situation, a little easier to get to, and more of an Old Florida feel to it.

 

[Cil]

Casey, go back and read some of Cil's posts- she has shared some really nice observations about the area over the past year (or more now? ). She has made the area very appealing to us -- the nature, the slow pace, etc.

Aw thanks Jdarg. Yes, the pace here is slo-ow.
These pics were taken about 3/4's of a mile east of Windmark Beach (sort of between PSJ and Mexico Beach.)
You can see the little canal that empties into the bay. There is likely plenty I *don't* know about the area, but in our short time here, we've lived on the Cape, near Indian Pass, and now we're on St Joseph Bay.

 

[beachmouse]

If you're thinking of retiring down here and aging in place, you really need to think about health care options. Gulf Pines Hospital in PSJ has been on very shaky financial ground the past couple of years, and the Forgotten Coast is rural enough that you're looking at going to Panama City or even Tallahassee for specialist care.

Sacred Heart Emerald Coast in Santa Rosa Beach is big enough to give you some specialist care options, and there are other health care options that aren't too far away. And they've got a very good financial situation- good enough they're in the middle of a capital campaign to expand the hospital.

 

[Cil]

Gulf Pines Hospital in PSJ has been on very shaky financial ground the past couple of years
.

Um, Gulf Pines Hospital in PSJ no longer exists.
Sacred Heart is definitely coming to PSJ, but they haven't broken ground yet.
So yeah, anyone who lives here has to kind of stay healthy.
However, there are good private docs and there also is the Gulf County Health Department.

 

[Cil]

BTW
I am not here as a rah-rah cheerleader for PSJ--we're leaving next month.
Gotta go where the jobs are.
Just presenting facts as I know them, plus opinions (of which I have an endless supply.)
;-)