When you’ve decided to buy or sell your beach home, you need to select a real estate agent. However, choosing the best agent isn’t always straightforward. Glenn Phillips, CEO of Beach Homes Realty, discusses four costly mistakes when selecting a beach real estate agent.
Generalist instead of specialist. Even if a generalist completes several deals, they don’t understand the nuances of beach real estate. They may go into autopilot mode and not even look for nuances. Similar to a doctor, you want a specialist agent for the best service.
Family as a favor. Choosing an agent because they’re family means you don’t see a difference between agents, especially if they’re new. Instead, you want somebody who knows what they’re doing. Real estate agents should also learn the ropes in a general setting.
Just picking a friend. Similarly to picking a family member, you may want to choose a friend to not hurt their feelings. However, this is a business transaction, so you want someone who gets you a great deal.
Only thinking local. For a beach home, you need an agent who understands that buyers come from cities and states away. So, you’ll want an agent that has a national reach, not just locally, to maximize your pool of potential buyers and a pleasing transaction.
These tips will help guide you through the agent selection process to avoid costly mistakes and missing out on a great transaction. Visit beach-homes.com to connect with specialist beach agents ready to help.
Certain real estate agents might use phrases without fully grasping their significance. Glenn Phillips, CEO of Beach Homes Realty, shares insights on 4 phrases beach agents commonly use that warrant caution.
“I work at the largest brokerage in the area.” In reality, this statement means the agent works alongside their competitors. Working at the same brokerage as several agents just means they share the same logo with agents they compete against for transactions and commission. Additionally, restricting transactions to their brokerage limits your potential pool of buyers. Instead, agents should explain why they work for the best brokerage.
“My listings appear on thousands of websites.” Agents often say this to impress sellers. However, unless the home is kept off the internet or kept private, it will appear on thousands of websites.
“I earn stock in my publicly traded brokerage.” While this gives agents a sense of ownership, publicly traded brokerages can be invested in by anyone.
“The ‘serious’ clients will leave a message.” Consumers call until they get in touch with a human being. While agents may think filtering for spam is efficient, they miss out on potential buyers. In fact, agents who answer their phones will get buyers excited about being the first one to answer.
These meaningless phrases beach agents use can help you when searching for the best representation to sell your home. Visit beach-homes.com to connect with beach agents who are ready to guide you through a successful transaction.
Asking the right questions is essential to a successful real estate transaction. Glenn Phillips, CEO of Beach Homes Realty, explains four questions to never ask your beach real estate agent.
“How many views did my listing get online?” This is a trick question if your home is properly syndicated to multiple websites online. If your home has a high number of views, you start to think the websites aren’t good. However, if your house isn’t getting views, you’ll also think the sights are no good. The real question for views is why you aren’t getting a transaction from them. To answer this question, look at the price of your home. Buyers may look at your home and think it’s overpriced and never make an offer.
“Should we counter-offer?” Never let negotiations end with you. You should always counter-offer; when you stop countering, you’ve killed the deal. Additionally, counter-offers don’t always have to be about price. You can change different variables, such as concessions or repairs.
“Can you co-list with my relative?” When you ask your agent this question, you’re really asking them to split the money with your family member, even if the agent does all the work. If you want your relative or friend to have part of the money, just write them a check. Additionally, if you aren’t comfortable that your agent can’t pull their weight, don’t hire them.
“Where is your office?” For beach properties, buyers almost always come from cities or even states away. They’re in town to see the property, not go to an office. The buyers really don’t care if the agent has a local office. If the agent has the resources, technology, and national market reach, a local office doesn’t matter.
“Does your brokerage have a lot of agents?” For a bonus question, it doesn’t matter if a brokerage has a lot of agents. In reality, a competent agent with a good reputation and history of success may be at a large brokerage, or they may not. In fact, the agents in that brokerage are competing with each other for listings, so more agents don’t necessarily mean it’s a better brokerage.
Don’t ask the wrong questions when searching for your real estate agent or buying and selling your home. Visit beach-homes.com to connect with expert beach agents ready to guide you through beach real estate.
Selling a beach home requires a certain mindset to get the best price for your home. Glenn Phillips, CEO of Beach Homes Realty, shares four phrases that will cost you money when selling a beach home.
“Let’s leave room for negotiations.” Intentionally setting your price higher than you need raises more questions and concerns than necessary. First, if you come across an expert negotiator buyer, they may bring the price way below what you actually want. It also raises the question of how much room to leave for negotiation. Overpriced homes often sit on the market and devalue your property. Appropriately priced houses sell quickly and create a much smoother process for everyone involved.
“We can reduce the price later.” When you constantly reduce your price, neither you nor your agent are happy. Price cuts frustrate sellers, and sellers listing above market price frustrate agents. Additionally, buyers see the price cuts and make an offer lower than the current price because they see you lowering it. Don’t price to reduce; know your number and price to sell.
“This is the price I need so I can…” Sellers often include expenses outside of the market, such as debt, a new purchase, etc., that have nothing to do with the home’s market price. Sellers often believe their home is appreciated more than it really is and want to get more than it’s worth. The price you need is the price to get a deal done.
“I really don’t have to sell.” Beach property is a discretionary property that you don’t technically have to sell. However, if you’re just listing the property to see what you can get and turn down offers, you waste everyone’s time and money, including your own. Before listing, you need to decide whether you’re serious about selling your house.
When selling your beach home, these four phrases can cost you time and money. Connect with expert beach agents ready at beach-homes.com.
As the nation settles into 2025, the U.S. housing market remains in an unofficial recession despite broader economic resilience. Yet, there’s reason to anticipate a shift, especially in beach real estate and other discretionary housing markets.
Beach-Homes.com, the premier platform for browsing over 100,000 beach properties across the Atlantic and Gulf Coasts, offers unique insight into buyer behavior and market trends. Our data reveals that many beach home buyers live hundreds of miles from the coast, underscoring the broad, national interest in coastal living. Spanning fourteen states along the Atlantic and Gulf coasts, the Beach Real Estate Market Report provides an in-depth look at these desirable beach and coastal markets.
This quarterly report from Beach Homes Realty is filled with promising news for those eyeing a waterfront lifestyle, with the total market value growing to $116 billion. Nine of the fourteen states included have a combined home and lot listing value of over $1 billion each, creating an array of opportunities for prospective beach home buyers.
The complete list of states exceeding $1 billion in listings includes:
Florida ($88.7 billion)
South Carolina ($6.87 billion)
Texas ($4.08 billion)
New Jersey ($3.29 billion)
North Carolina ($2.96 billion)
Maryland ($2.56 billion)
Massachusetts ($2.45 billion)
Alabama ($1.89 billion)
Delaware ($1.03 billion)
Florida also leads in the number of listings, with 54,547 beach homes and lots, followed by:
Texas – 9,475
South Carolina – 9,239
North Carolina – 5,436
Maryland – 5,014
Alabama – 2,709
Mississippi – 2,633
New Jersey – 2,178
Delaware – 1,418
Massachusetts – 1,415
Virginia – 781
Louisiana – 496
Georgia – 476
New Hampshire – 449
Connecticut – 426
The Election’s Effect on Real Estate
The lead-up to the 2024 election dampened sales activity, a familiar pattern seen in discretionary markets like beach real estate. Buyers weren’t necessarily waiting on election results—they were distracted by the drama of the political season.
This lull was compounded by the usual holiday season slowdown, as potential buyers prioritized family and festivities over long-distance home tours.
With the election behind us and a new administration in place, 2025 marks a turning point. The beach real estate market is poised to see renewed energy in the post-inauguration period as attention shifts back to personal investments like second homes.
Navigating a Unique Market Landscape in 2025
Several dynamics are shaping the 2025 beach real estate market:
Pricing Adjustments Are Key Sellers are beginning to price homes more realistically, a necessary shift to address the stalled inventory of overpriced listings. Expert agents, like those affiliated with Beach-Homes.com, are well-equipped to guide sellers in setting competitive prices based on data from multiple beach markets nationwide.
NAR Commission Lawsuit Implications While the real estate industry awaits the long-term effects of the NAR commission lawsuit settlement, beach home transactions are less likely to see drastic changes. Buyers and sellers in this market segment value professional expertise and are willing to invest in agents who deliver results.
Interest Rate Resilience Unlike primary residential markets, beach real estate is less influenced by mortgage interest rates. Many buyers pay cash or secure favorable terms, reinforcing the discretionary nature of these purchases.
Broader Market Competition Beach property sellers must think beyond their local markets. Buyers often compare properties across states, evaluating options in Florida, the Carolinas, Alabama, and more. A strategic pricing approach informed by this broader competition is essential for success.
The Role of Expert Agents
Photo courtesy of Pexels
Real estate is often described as “local,” but beach real estate is uniquely national in its appeal. The expertise of a beach-focused agent can make all the difference in navigating this competitive landscape.
“Beach real estate buyers and sellers are sophisticated and discerning,” said Glenn S. Phillips, CEO and Chief Economic Analyst. “They value expert guidance to ensure they achieve their goals, whether that’s finding the perfect retreat or securing a top-dollar sale.”
As 2025 unfolds, Beach-Homes.com remains committed to connecting buyers and sellers with the best beach-focused agents in the industry. Whether you’re months or years away from making your move, we’re here to help you confidently navigate the journey.
The Winter 2025 Beach Real Estate Market Report from Beach Homes Realty presents a promising outlook for those looking to invest in beachfront properties. Naples, Florida, stands out as the leader, boasting the largest selection of properties, with a combined value of $6.14 billion in beach homes and lots.
While Naples provides an abundance of options, the possibilities don’t end there. Here are some of the top locations in the nation for beachfront listings:
Fort Lauderdale, Florida – $4.18 billion
Palm Beach, Florida – $3.25 billion
Tittabawasee River, Florida – $3.08 billion
Miami – South Miami, Florida – $2.86 billion
Top 5 Most Expensive Beaches for Home Listings (Average Price)
Manalapan, FL – Avg. of $41,746,714
Miami – Palm Island, FL – Avg. of $18,357,286
Miami – Hibiscus Island, FL – Avg. of $17,281,242
Miami – Fisher Island, FL – Avg. of $14,874,289
Jupiter Island, FL – Avg. of $13,482,994
Top 5 Beaches for Number of Home and Lot Listings
Cape Coral, FL – 3,522
Myrtle Beach, SC – 2,643
St. Petersburg, FL – 2,140
Corpus Christi, TX – 2,093
Punta Gorda, FL – 1,873
The Winter 2025 Beach Real Estate Market Report shares a summary of data collected from 34 Multiple Listing Services (MLS) areas in the 14 states served by Beach Homes Realty and is, to our knowledge, not available from any other source.
Even if you’re unaware of it, the beach real estate market is stuck. Glenn S. Phillips, CEO of Beach Homes Realty, explains what this means and what’s next for beach real estate.
Unofficial Recession. Beach real estate is in an unofficial recession. This is true for all primary residential housing, not just beach homes. 2024 saw the lowest number of homes sold in almost 30 years. Transactions are happening, just not as quickly as people want.
Inventory Has Grown. More homes for sale may seem like a good sign. However, while inventory is growing, there’s still demand, meaning the inventory isn’t selling. This creates a phantom inventory issue.
“Phantom Inventory.” Increased inventory makes for great headlines, but it isn’t a good sign if nobody is buying. This phantom inventory with aspirational pricing is what’s increasing.
Aspirational List Prices. Sometimes, sellers list at an extra premium price to see if they can get that dream price. These lottery ticket properties fill the market and create “phantom” inventory.
Prudent Buyers. Buyers want beach homes but are somewhat uncomfortable with the economy and realize the market is at peak pricing. Buyers don’t have to buy these properties, so they can wait until prices drop.
Next: No Boom, No Bust. In the next year or so, we’ll start to see more transactions for beach homes. Additionally, aspirational sellers will get a little more practical and bring prices down. Prudent buyers may also become more impatient, evening out the market. There won’t be an explosion of transactions or a drastic price decrease. Aspirational sellers and prudent buyers will start to meet in the middle.
The beach real estate market will start to get a little unstuck as we head into 2025. Buyers and sellers must be ready to make transactions when the time comes. Visit beach-homes.com to connect with expert beach agents ready to help you navigate the beach real estate market.
Before buying beach real estate, it’s important to understand the beach market. Glenn Phillips, CEO of Beach Homes Realty, discusses 5 things you should know about beach real estate in 2025.
Price Includes Location. A house at the beach will, of course, have a higher price than typical homes. However, first-time beach property buyers may be shocked by just how much the beach location impacts the price. Buyers often have to rethink pricing when they buy beach property.
“Sellable” Inventory is Limited. The number of properties for sale has increased across multiple states. However, this is a little deceptive. Appropriately priced homes sell quickly. This means that the houses that sit on the market for an extended period aren’t appropriately priced and won’t sell.
Prices are Roughly at Peak. The current market has leveled out prices for beach homes. Prices during the peak aren’t affected by mortgage rates, and transactions are done primarily in cash.
Discretionary Product. Nobody has to buy a beach home for shelter. These are often second homes, seasonal homes, or investments. Unlike regular residential properties driven by life circumstances, beach home buyers can wait to make a purchase.
Niche Expert Agents Matter. Beach properties come with several nuances, rules, and regulations not found in other types of property. Additionally, beach buyers come from all over the country, not just the local market. Getting an agent who is familiar with all of these differences is essential for a successful transaction.
As we head into the beach market for 2025, knowledge about the market is key. If you’re looking to buy or sell, visit beach-homes.com to connect with expert beach agents ready to help you navigate beach real estate.
As the sun rises over the shore, there’s no better way to start the New Year than with a festive breakfast of gourmet pancakes at your coastal home. From Maine’s rocky cliffs to the sunny sands of the Gulf, a coastal-inspired pancake brunch brings comfort and creativity to the table. Pancakes may seem like a classic breakfast staple, but with a gourmet twist, they become a memorable meal for friends, overnight guests, and family to usher in the new year. Imagine stacks of fluffy, golden pancakes topped with local ingredients and flavors that capture the essence of each region.
Gourmet pancakes offer a special treat for New Year’s Day, adding extra joy to your beachside brunch. These recipes range from savory seafood-inspired stacks to fruity, vegan, and decadent options. And, to make the morning complete, a celebratory cocktail is always welcome. So, wherever your coastal home may be, dive into these beach-inspired pancakes that will make the New Year’s first meal unforgettable.
Lobster Dutch Baby Pancake with Dill Whipped Cream
New England’s iconic lobster makes a luxurious, savory brunch when served atop a Dutch baby pancake. Similar to Yorkshire pudding, its fluffy, eggy texture pairs deliciously with lobster’s inherent sweetness—and even better when you toss the lobster meat with some garlic butter. Surprisingly, the gourmet dish comes together in 20 minutes, revealing a top-notch presentation when served with a dollop of dill whipped cream and some lemon wedges. The secret lies in cooking your Dutch baby to perfection in the oven. Be careful not to open the oven door to check it, as this might deflate your pancake. For the full recipe and some helpful tips, visit Saltwater Daughters.
Inspired by the Gulf Coast’s love of shrimp and corn, these savory pancakes feature spicy Cajun shrimp and sweet corn in a fluffy cornbread pancake batter for a Southern twist on brunch. This regional dish highlights the iconic flavors of the Deep South, like smoky spiced shrimp, sweet peppers, Cajun spice blend, and cornbread pancakes with sweet corn stirred right into the batter. Sliced grape tomatoes, chopped garlic, scallions, and rice vinegar give it an extra flavor kick. Visit Blue Apron for the recipe card.
These vegan pancakes bring the tropical flair of the Southeast with coconut and bananas combined for a light, sweet flavor. Top with toasted coconut flakes and sliced banana for a truly beachy brunch experience. If you are a banana pancake fan, you’ll especially love the incredibly fluffy texture of this breakfast classic. These pancakes are deliciously filling, soft, and extremely easy to make from scratch. For a touch of added sweetness, top your pancakes with a bit of maple syrup, banana slices, and fresh fruits. Visit Ruchis Kitchen for the recipe.
Celebrate a Mid-Atlantic favorite with these tangy lemon and plump blueberries in a light pancake batter. The burst of fresh blueberry and citrus makes these classic pancakes a flavorful way to start the new year on a refreshing note. Made with basic pantry ingredients, these light and fluffy gems can be whipped up quickly—and always taste better when homemade with the perfect sweetness, flavor, and texture.
You can also freeze them to have on hand for an even effortless New Year’s Day brunch. Allow the pancakes to cool, then lay on a baking sheet and flash freeze them, uncovered, for 30 minutes. Transfer partially frozen pancakes to a freezer-safe bag or container and freeze for up to 3-4 months. For best results, reheat in a warm oven or toaster oven. Reheating in the microwave on defrost for a few seconds will also work. For this simple recipe, visit Tastes Better from Scratch.
Apple Buckwheat Pancakes with Coconut Caramel Apples
Inspired by the Pacific Northwest, these hearty, gluten-free buckwheat pancakes pair beautifully with a caramel topping made from coconut oil, coconut sugar, cinnamon, and fresh Gala apples. With their rustic flavor, sweetened with apples and cinnamon, these buckwheat pancakes are the perfect New Year’s Day comfort breakfast—super soft and starch-free. This hearty dish also offers a gluten-free treat without refined sugar that’s dairy-free and eggless. Visit Cocoon Cooks for the recipe.
Double Chocolate Pancakes with Salted Caramel Sauce
For an indulgent California-inspired pancake, these chocolate pancake stacks, topped with a drizzle of sea salt caramel sauce, bring a luxurious sweetness to your brunch table. This indulgent recipe is perfect for a celebratory morning and never fails to impress family and guests. Undeniably decadent, this dish will entice all the chocolate lovers in your house. Sea salt flakes bring a tantalizing salty crunch to the caramel, tempering its sweetness. Visit Food Network for the recipe, courtesy of Bobby Flay.
Nothing says New Year’s brunch quite like a mimosa. This punch concoction takes it up a notch with tropical fruit juices, grenadine (or pomegranate-flavored syrup), and sparkling wine—Champagne or Prosecco—garnished with fresh orange slices and maraschino cherries. For a refreshing coastal twist, just add a bit of coconut water to taste. A classic brunch libation, Mimosas are the perfect festive drink to get the party started! Visit The Salty Marshmallow for this effortless recipe.
When selling a beach home, you must pay close attention to what buyers do and don’t care about. Glenn Phillips, CEO of Beach Homes Realty, discusses five things beach home buyers aren’t concerned with.
What Seller Paid for the Property. What you paid for the house is irrelevant to the market. Buyers want the best deal, not to give you back what you paid years ago.
Price of Listed (i.e. Unsold) Homes. Don’t worry about the price of unsold homes. If they were at a good price, they’d be sold. If a home has been on the market for a while, it’s overpriced. They aren’t getting that price and neither will you.
Seller’s Blood, Sweat, and Tears. Sometimes, homeowners change their homes to personalize them, and they think it has more value than they do. Often, a buyer may not care or even want to remove any additions you’ve made to the property, creating negative value.
Outlier Sales. We don’t always know what happened in outlier transactions. There may have been other factors that went into that high price point. Buyers will exclude this outlier, and so should sellers.
Taking Offers Personally. Any offer is less offensive than zero offers. A low offer is a chance to open a discussion, and dismissing it means you lose that opportunity.
Selling a beach home isn’t always straightforward. However, thinking like a buyer can increase your chances of success. Visit beach-homes.com to connect with expert beach agents ready to help you navigate the beach market.
