First home or forever home
Neighborhood tours, school zones, HOA rules and a clear look at insurance costs before you make an offer.
How I can help
Whatever brings you to the coast
Sell for top dollar
A pricing plan based on recent local sales, plus photos, social video and open houses to get your home seen.
PCS and VA loans
Moving on orders to Eglin, Hurlburt or Tyndall? Virtual tours and a plan that fits your report date.
Beach and rental property
Short-term rental rules, HOA limits and realistic rental income, town by town.
Where I work
Six towns, four counties, one stretch of white sand
Each town has its own feel and its own rules. Here's the short version. Ask me for the long one.
Okaloosa County
Destin
Harbor town with beach condos, golf communities and a busy rental market.
Okaloosa County
Fort Walton Beach
Established neighborhoods, Okaloosa Island beaches and an easy drive to Hurlburt and Eglin.
Okaloosa County
Niceville
Quiet bayside streets, well-regarded schools and close to Eglin's main gate.
Santa Rosa County
Navarre
Family-friendly, newer homes and a calmer beach scene. Popular with Hurlburt families.
Walton County
30A and Santa Rosa Beach
Walkable beach towns, coastal dune lakes and some of the coast's most sought-after second homes.
Bay County
Panama City Beach
More house for the money, lots of new construction and the closest beach to Tyndall.
Market snapshot
Today's rates and homes for sale
Updated weekly for mortgage rates and monthly for listings, so you can see where the market stands before you call.
30-year fixed
15-year fixed
| County | Includes | Homes for sale | Median list price | Price vs. last year | Median days on market |
|---|
Military relocation
Got orders to the Panhandle?
Three bases, a lot of ground between them, and usually not much time. I'll help you narrow it down before you ever get here.
- Video walk-throughs so you can shop from your current duty station
- Honest commute and neighborhood advice for each base
- Lender introductions for VA loans
- Rental-friendly picks if you'll PCS out again in a few years
Eglin AFBNiceville, Valparaiso, Crestview, Fort Walton Beach
Hurlburt FieldMary Esther, Navarre, Fort Walton Beach
Tyndall AFBPanama City, Lynn Haven, Panama City Beach
Towns listed are common choices for each base. Every family's best fit is different.
Buying from out of state
Buy your Emerald Coast home before you get here
Most of my buyers are moving from another state or another base. Here's how we find and buy your home while you're still packing.
Video call
We talk through your budget, timeline, schools, commute and which towns fit.
Live video tours
I walk homes for you on FaceTime or Zoom and point out what photos don't show.
Offer and inspection
Sign electronically. I attend the inspection and send you photos and video.
Close from anywhere
Remote or mobile closing options, with keys waiting when you arrive.
Read the buyer's guide: inspections, insurance and utilities by town
Moves I can help with
Atlanta to 30ATexas to DestinNew York to NavarreFort Bragg to EglinJBSA to HurlburtOverseas PCS to Tyndall
Free, no obligation
Two ways to get started
What's my home worth?
I'll send you a personal market analysis based on recent sales near you, within 48 hours.
Free Emerald Coast relocation guide
Towns compared, flood zones and insurance explained, and the questions to ask before you buy. Sent straight to your inbox.
Your info stays with Peyton and is never sold or shared.
About Peyton
A neighbor first, a Realtor second
"Buying or selling a home is a big deal. You deserve someone who treats it that way."
Originally from Kentucky, I've been visiting Destin and 30A since childhood, and I've been lucky enough to call the Emerald Coast home since 1995. After graduating from Fort Walton Beach High School, I earned a degree in Business Management from FSU and spent 15 years in banking, lending, annuities, insurance and general management.
Now I'm bringing that experience (and a dash of Southern hospitality) to real estate, where I get to do what I love most: help people. Outside of work, you'll find me teaching dance, spending time with my family, or soaking up nature!
Joining Coastal Realty Services feels like the perfect way to help others call this amazing place home. I can't wait to see where this journey takes us!
I balance real estate with a full-time career, so I know what it's like to be busy. I keep things organized, answer texts in the evenings and on weekends, and make the process as easy as I can on your schedule.
Licensed in Florida with Coastal Realty Services. License #3559606.
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What clients say about Peyton
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Buyer's guide · Emerald Coast
What to expect when you buy a home here
From your first offer to getting the lights turned on, here's how buying works in Northwest Florida. It also covers what's different from where you're moving from, and who to call to set up utilities in each town.
The timeline
From offer to keys in about 30 to 45 days
Cash purchases can close faster. VA and other loans usually take the full 30 to 45 days. Every contract is different, so I'll give you your exact dates once we're under contract.
- Before you shop
Get pre-approved
A lender letter shows sellers you're serious. Military buyers: ask about your VA loan benefit.
- Day 0
Offer accepted
Most Florida sales use the standard Florida Realtors/Florida Bar contract, often the "AS IS" version with an inspection period.
- Within 3 days
Escrow deposit
Your good-faith deposit goes to the title company or broker's escrow account. Always confirm wiring instructions by phone.
- Days 1 to 15
Inspection period
Inspections happen now. You can negotiate repairs or walk away during this window.
- Days 7 to 21
Insurance quotes
Lock in homeowners, wind and flood coverage early. The inspection reports help you get better rates.
- Days 10 to 25
Appraisal and loan approval
The lender orders an appraisal and finishes underwriting.
- Days 20 to 40
Title, survey and HOA approval
The title company checks ownership and liens. Some condos and HOAs must approve new buyers.
- Closing day
Walk-through and closing
Do a final walk-through, then sign in person, by mail or by mobile notary. You get the keys once the deed records.
Inspections
The inspections Florida buyers usually get
Some of these protect you, and some are required to get insurance. I can recommend licensed local inspectors and attend for you if you're out of state.
| Inspection | What it checks | Why it matters here |
|---|---|---|
| General home inspection | Roof, structure, plumbing, electrical, HVAC, appliances | Your main tool for negotiating repairs |
| Wood-destroying organism (WDO) | Termites and wood rot | Termites are common in Florida. VA and many other loans require it. |
| 4-point inspection | Roof, electrical, plumbing, HVAC age and condition | Insurers often require it for older homes |
| Wind mitigation | Roof straps, shingles, shutters, impact windows | Can lower your windstorm insurance premium a lot |
| Roof age and condition | Remaining life of the roof | Older roofs can make insurance hard to get or more expensive |
| Sewer scope or septic | Sewer line camera, or septic tank and drain field | Some areas outside city limits use septic |
| Survey and elevation certificate | Property lines and how high the home sits | The elevation certificate drives flood insurance cost |
| Pool, dock or seawall | Equipment, leaks and structure | Salt air and water are hard on these, and repairs are costly |
Insurance and flood
Get insurance quotes before you fall in love
Insurance is the biggest surprise for most buyers moving to Florida. Get quotes during your inspection period, not the week before closing.
- Homeowners and windstorm. Wind (hurricane) coverage may be part of your policy or separate, with its own hurricane deductible, often 2% to 5% of the home's insured value.
- Flood insurance. Your lender requires it in high-risk flood zones (A and V). Standard policies don't cover flooding, so it's worth considering even outside those zones.
- 30-day wait. National Flood Insurance Program policies usually take 30 days to start, except when bought with a new mortgage.
- Storm freezes. Insurers stop writing new policies when a named storm threatens the area. Hurricane season runs June 1 to November 30, so bind coverage early.
- Use an independent agent. They can compare several insurers, including Citizens Property Insurance, Florida's state-backed insurer.
Condos and HOAs
Read the rules before you buy
Much of the coast is in a condo association or HOA. Their rules and finances matter as much as the home itself.
- Rental rules. Minimum rental periods and pet limits vary a lot. This is important if you plan to rent the home out.
- Fees and special assessments. Ask what the dues cover and whether any special assessments are planned.
- Condo safety laws. Since 2022, Florida requires older condo buildings to have structural inspections and fully funded reserves. This has raised fees at some buildings, so I'll help you review the reports.
- Review period. Florida law gives buyers time to review condo and HOA documents after receiving them, and to cancel if needed.
- Buyer approval. Some associations interview or approve buyers. Build that time into your closing date.
Closing costs
Plan for about 2% to 5% of the price
Your lender gives you a Loan Estimate within 3 business days of applying and a final Closing Disclosure at least 3 days before closing.
- Lender fees and prepaid items. Origination fees, the appraisal, and prepaid property taxes, insurance and interest.
- Florida mortgage taxes. Florida charges 35 cents per $100 of the loan in documentary stamp tax, plus a 0.2% intangible tax.
- Title and recording. Lender's title insurance, settlement fees and recording fees. Who pays for the owner's title policy depends on the contract and county.
- VA buyers. The VA funding fee can be financed, and some service members are exempt. Sellers can contribute toward closing costs.
- Wire fraud. Never wire money based on an email alone. Call the title company at a number you already know.
Utilities by town
Who to call to turn things on
Set up utilities about a week before closing so they start on your closing date. The provider depends on your exact address, especially near city limits. I'll confirm yours once we're under contract.
Destin
- Power
- FPL Northwest Florida
(800) 225-5797 - Water and sewer
- Destin Water Users
(850) 837-6146 - Water, some areas
- Okaloosa County Water & Sewer
(850) 651-7171 - Trash
- Waste Management, Okaloosa County
(850) 301-2822 - Natural gas
- Okaloosa Gas District
(850) 729-4700
Fort Walton Beach
- Power
- FPL Northwest Florida
(800) 225-5797 - Water, sewer, trash (in city)
- City of Fort Walton Beach
(850) 833-9591 - Water outside city limits
- Okaloosa County Water & Sewer
(850) 651-7171 - Trash outside city limits
- Waste Management
(850) 301-2822 - Natural gas
- Okaloosa Gas District
(850) 729-4700
Niceville and Bluewater Bay
- Power
- CHELCO (850) 892-2111 or FPL (800) 225-5797, depending on address
- Water, sewer, trash (in city)
- City of Niceville
(850) 279-6436 ext. 1100 - Bluewater Bay water
- Okaloosa County Water & Sewer
(850) 651-7171 - Bluewater Bay trash
- Waste Management
(850) 301-2822 - Natural gas
- Okaloosa Gas District
(850) 729-4700
Navarre
- Power
- FPL Northwest Florida (800) 225-5797 for most addresses, CHELCO (850) 892-2111 for some
- Water and sewer
- Holley-Navarre Water System
(850) 939-2427 - Trash
- Waste Pro, South Santa Rosa County
(850) 365-1900 - Natural gas
- Not available everywhere. Okaloosa Gas District (850) 729-4700 can check an address.
30A, Santa Rosa Beach and Miramar Beach
- Power
- CHELCO
(850) 892-2111 · outages (850) 307-1211 - Water, Sandestin to Inlet Beach
- Regional Utilities
(850) 231-5114 - Water, Miramar Beach
- South Walton Utility Co.
(850) 837-2988 - Trash
- WM, Walton County
(850) 389-6121 - Natural gas
- Okaloosa Gas District
(850) 729-4700
Panama City Beach
- Power
- FPL Northwest Florida (800) 225-5797. Gulf Coast Electric Co-op (850) 265-3631 serves some areas.
- Water and sewer (trash: ask the city)
- City of Panama City Beach Utilities
(850) 233-5100 ext. 2600 - Natural gas
- Peoples Gas
(877) 832-6747
Numbers checked November 2026 from each provider's or county's website. Most water accounts need a deposit and an activation fee. Gas leak? Leave the house and call 911, then your gas company. Planning to dig? Call 811 first.
Internet, TV and home security
Get connected
If you work from home, check which providers serve your exact address during the inspection period. Some newer neighborhoods have fiber, and some rural streets have only one choice.
| Provider | Where | Phone |
|---|---|---|
| Cox (now part of Spectrum) | Most of Okaloosa and Santa Rosa counties: Destin, Fort Walton Beach, Niceville, Navarre | (800) 234-3993 |
| Mediacom | Much of Walton County: 30A, Santa Rosa Beach, Miramar Beach | New service (800) 479-2082 Support (855) 633-4226 |
| Xfinity | Bay County: Panama City Beach | (800) 934-6489 |
| AT&T Internet and Fiber | Parts of every county | (800) 288-2020 |
| T-Mobile 5G Home Internet | Most of the coast | Sales (844) 839-5057 Support (844) 275-9310 |
| Starlink satellite | Anywhere, good for rural lots | Online only at starlink.com |
Home security
| Company | Phone |
|---|---|
| ADT | (800) 238-2727 |
| SimpliSafe | (800) 297-1605 |
| Ring | (800) 656-1918 |
- Rekey or replace the locks on move-in day
- Ask the seller for garage remotes, gate codes and any security system accounts
- Self-install systems with no contract work well for military families who may move again
- Put lights on timers and a camera on the door if it's a second home
- Ask your insurance agent whether a monitored alarm or impact windows lower your premium
County offices
Homestead, driver license and car tags
File for homestead exemption with the property appraiser. Driver licenses and vehicle registration are handled by the county tax collector.
| County | Towns | Property appraiser (homestead) | Tax collector (license and tags) |
|---|---|---|---|
| Okaloosa | Destin, Fort Walton Beach, Niceville | (850) 651-7240 | (850) 651-7300 |
| Walton | 30A, Santa Rosa Beach, Miramar Beach | (850) 892-8123 | (850) 892-8121 |
| Santa Rosa | Navarre | (850) 983-1880 | (850) 983-1800 |
| Bay | Panama City Beach | (850) 248-8401 | (850) 248-8501 |
Most driver license offices require an appointment. Book online with your county tax collector.
After you move
Your first 90 days as a Florida homeowner
File for homestead exemption
If the home is your permanent residence as of January 1, apply with your county property appraiser by March 1. It takes up to $50,000 off your home's taxable value and caps future increases in your assessment. Military families qualify when they make Florida their permanent residence. Ask me for details.
Get your Florida driver license
New residents have 30 days to switch. Book an appointment at your county tax collector's office. Active-duty service members and their families can usually keep their home-state license.
Register your vehicles
Register your car in Florida within 10 days of starting a job, enrolling kids in school or establishing residency. Bring your title, proof of Florida insurance and a VIN check.
Make a hurricane plan
Know your evacuation zone, keep supplies on hand, and photograph your home and belongings for insurance. Hurricane season runs from June 1 to November 30.
Register to vote and update your address
Update your voter registration, the IRS, USPS mail forwarding and your bank. Military families should update DEERS too.
Meet the neighbors
Join your neighborhood or community Facebook group. It's the fastest way to find a good plumber, babysitter or fishing spot.
This guide is general information, not legal, tax or insurance advice. Rules change, so confirm details with your lender, title company, insurance agent or county office.
Let's talk about your move.
Call or text anytime. Evenings and weekends are fine. That's when most people are house hunting anyway.
Phone: (850) 585-9646
Email: Peyton@CoastalRealtyServices.com
Office: 111 Beal Pkwy SE, Fort Walton Beach, FL 32548