Ep. 20 | Real Estate Market Spotlight (Fort Walton Beach, FL)

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Welcome to the Teaching Tax Flow podcast, where the goal is to empower and educate you to legally and ethically minimize taxes paid over your lifetime.

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Welcome everybody back to Teaching Tax Flow, the podcast. John Topolsky from the TTF team, and to my right as always, Chris Pachero. Hey, Chris. What’s up, buddy? I am well.

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How are you, John? I’m pretty good. We it’s funny. We ask each other that, like, we haven’t seen each other in a long time, and we’ve been standing next to each other working for the past few days. So kind of awkward, but it’s okay.

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Well, I’m just glad you took a shower today.

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Well, did I? I don’t remember. They all kidding aside, great guest, great topic. I always love these market spotlights. Right?

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So, Chris, before we do that, who’s supporting this episode for us?

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This podcast is sponsored by Repstracker. Are you a real estate investor who is bogged down with a huge tax burden? Real estate investing can open the door to powerful tax benefits. Repstracker can streamline the process of of accelerating these tax benefits. To take advantage of a special TTF community discount, go to www.repstracker.com/affiliate/teachingtaxflow and use the code IFG.

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G. You can look in our show notes or email us at hello@teachingtaxflow.com.

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We are so excited to have Heather Blatz on the show today. We are going to spotlight the beautiful Fort Walton Beach, Florida market. Heather has a ton of experience in real estate. She scales her real estate business between flips, commercial, residential. She’s put together an awesome group of real estate investors in Northwest Florida or in Fort Walton Beach, and she is our expert on this in this market.

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Heather, thank you so much for joining us.

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Absolutely. Thanks for having me.

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Oh, our pleasure. Our pleasure. So my first question here is, how did you choose how did you choose Fort Walton Beach, Florida?

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So Fort Walton for me was a place my mother chose. And, being a military brat, we did move away. So it was my choice to come back. And I was just sitting on the, at a restaurant, vacationing here, you know, like most people, wondering why the heck I was living in Georgia when I could be living with the beautiful view of the Emerald Waters and the white beaches. So I packed up and I moved in February.

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I think it was ‘7 or ‘8.

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Wow. That’s quite a I so so it’s pretty rare that someone had I mean, there’s been so many people moving to the Emerald Coast in general, to that you’ve been here since 02/2007, ‘2 thousand ‘8 plus had a history of being in in that areas is fat is really neat because

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I think I’m the only bozo that lived down south and moved north back to the cold. Yeah. That’s a pretty I mean, somebody has to do it. Right? I like to think think of myself in in doing that.

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We’ll call it an action. I have other words for it. But offsetting. Right? So I’m offsetting population decline.

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I’m trying to There you go.

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So in Fort Walton Beach, you know, a lot of people vacation there, obviously. I imagine there’s some seasonal residency, especially in the wintertime. I’m hoping that there’s a bunch of pickleball courts.

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Oh, yeah.

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Because that’s my passion now, outside of that’s my athletic passion, I guess. But what’s our what are some of the unique things about Fort Walton Beach? And and because some of the other areas you know, I I mean, obviously, you’re right next to Destin and and some of the other coastal communities. So what makes Fort Walton Beach different than those areas?

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So Fort Walton Beach, we like to say is definitely the Emerald Coast hidden secret. We have not I don’t I think even now, we haven’t really been truly discovered. So people do go to Destin. They go to 30 A. The Panama City and Pensacola are definitely on the map, and we’re right in the middle.

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But we are surrounded by a military community, so it’s definitely something that, people all over the nation, all over the world do know about. Beautiful, sandy, white beaches. If you love the water, it’s amazing to to even get to live here. So a lot of these people obviously are relocated here because of the military, and and they come back. They basically travel around the world for the next thirty years, and they come back and they retire here.

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So I definitely say that that that is we’re discovered, but we’re really not discovered by the full community of, second homes.

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Mhmm. And it there is a a downtown Fort Walton Beach, and there’s a there’s a community. It’s not just a place where people from based on my times being you know, a few times being there, and I’m, looking back to returning looking forward to returning, but, it does seem like a very nice place to raise a family as well. So that’s, you know, that’s that’s really cool. The real estate market.

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And, you know, how how has that you know, as far as how much, I guess, my question is, do you have a lot of seasonal residents in the winter, and what segments of the market seem to be doing better than others?

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So I would say that we’re definitely protected, by the ebbs and flows of the market because we have a lot of military that are moving here, and then they have to leave. So they come in. Three years later, they move. A new, you know, group comes in. We are surrounded by army and air force, multiple bases here.

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And then I’m from what I’ve been told, I’m not in military myself, but there’s a lot of training here. And so, that definitely protects us as far as super high markets and super low markets. And then we the short term rental market is definitely popular. We like, literally, I’m sitting at my house right now, and I’m five minutes from the beach. So I can jump in my car, drive over the bridge, and I’ve got a beautiful view and everything that somebody would experience coming here on vacation.

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And so as what happens a lot of times, people travel to Namcoast and they drive down 98 from Pensacola to Panama City, you know, a three hour strip, and you’ve got multiple cities there. On that strip in Fort Walton, we literally hop over the bridge, and we are at beach. And so I think that our prices are a little bit lower than being in a tourist community like Destin. So we can drive over to Destin in about fifteen minutes, sometimes twenty, twenty five minutes with traffic. And you have all the shopping, popular shopping places and dining places and, you know, the to do for tourists to where you’re going on dolphin cruise or, you know, we wanna, take all the water sports, skis, and different things like that out.

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But we get we can live here. So what happens is people come in, they travel to Destin, and they vacation there. And the market that I see are people that are like, wow. I really would like to have a second home here or live here, not just generate a lot of income off of it, but actually just have a place that’s affordable that they can visit themselves and either cover them, you know, price of the mortgage or, even make a little bit of money. So they start looking in Fort Walton for that.

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Mhmm. And if so question two for you, Heather. So a lot of the other areas. So those those that you may come in contact with or work with as far as for, say, out of state investors, what other areas of the country do you find some of them coming from? Like, what other states or regions, etcetera?

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Definitely, California is a huge investor in our area. We have tons of people from the Northern States, New York, area. I’ve and then, really, anything drivable within fifteen hours. So we tend to be a hot spot because we’re in North Florida. So we call it, like, Lower Alabama.

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Once you hit Alabama, you’re with you’re here within an hour. So, fit you know, Tennessee, Nashville, and Kentucky, that area is only about seven to ten hours. So right north of that, we have a lot of people coming in that, you know, it takes a day for them to drive here, so it’s not that far and they don’t have to fly. I would say there that and as far as other countries, we’re definitely on the on the global map, for other countries. There’s a big reach out now that just began from COVID for, foreign investments here, and that’s a that’s actually a growing market now.

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And even even on the note of, like, flip properties, for example, too. I know some markets, the some of the homes are a little more dated or certain areas are a little bit more dated, so there’s a lot more opportunity for flips. Tell us a little bit about, like, what’s what’s happening over there. Is there is there an abundance of properties that might fit the criteria for that, or is there not as many now? Do you see more in the, you know, next five, ten years?

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What’s the kind of current or an outlook is for for that in the future as well?

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Sure. So Fort Walton started developing, really, the houses you’ll see still existing in the forties, and so we’re landlocked. If you go north of us, we’re landlocked by the air force community that owns a bunch of property, and then, obviously, south of us, we’re all water. So there’s really not a lot of, property to develop. So, really, the only option is renovating a home, or knocking it down and building a new one.

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So land prices sometimes are a little too high to do that, just because the value is there. So you for instance, you can’t buy something less than a hundred thousand dollars because the land value is gonna be between a hundred and a hundred and 20 off the water, at a minimum. So, our land value is so high. Flipping is is really, you know, really popular. I don’t know about there being an ebbs and flow in that.

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I’ve seen when I started, flipping property in 2014 and ’15, the market was good. I was finding good deals. Not that it was on the MLS, so you have to network and and talk to people and be known, be a known investor, and they’re still great now. Just like everybody else, we did see increased value for flips over the past two years. You buy something, you think you’re gonna make x amount of money, you end up making more because the market continued to go up for those two years.

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Mhmm. But I I don’t see anything really dominant for, like, foreclosures or anything like that. I think this is a space where you definitely need to be here to network, to find good deals. It’s not something where you’re buying the properties on the, you know, court steps or anything like that. But it’s it’s definitely good for flipping, for sure.

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Like the the famous saying that I know I hear a lot from from friends and connections. It’s, you know, if you don’t know the right person by the time it hits the MLS, the great deals are usually gone. So Absolutely. Basically the same there, I assume.

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Oh, yes. Yes.

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Well and that’s why I mean, that’s why it’s so special that you’ve put together the real estate investor group in Northwest Florida. We’re excited, to to visit that group in the next couple weeks and spread a little teaching tax flow love, there. And, you know, with Fort Walton Beach specifically, I mean, obviously, the the airport is growing, just from it seems like a stable market with the military and not only with the military, but also with the the the the ease more ease to be bankable with the military, with the programs that are out there versus, someone else. So, obviously, you know, with the real estate market and and the financing part kinda go sometimes go hand in hand. So, we get some questions in our defeating taxes pay private Facebook group about short term rental properties.

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As far as in Fort Walton Beach in in Fort Walton, is there what are those restrictions like? You know, is there is there special permitting? I know I’m in Nashville, Franklin, Nashville area, and it’s gotten really stuff tough. And and it seems like down here down in Florida, a lot of it has to do with the zoning and the permitting. Is is it something that someone could just buy could buy a single family home and and convert it to an STR?

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Or or, you know, is there could you tell us a little bit about that?

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Sure. There’s definitely restrictions on STRs here that were put in place years ago, and, there’s been talks of additional, permitting. That’s permitting isn’t wasn’t something that was, something you had to do initially. One of the smaller cities here, Mariester, implemented permitting when SCR started becoming popular. So you definitely have to apply for permits, and they have a density, there.

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Fort Walton Beach in the city area, there hasn’t been any restrictions unless it’s against the HOA, in that area or, like, if you’re buying a condo and it’s against, the, you know, restrictions in that condominium. But as far as single family homes or townhouses, you can there’s it’s pretty open, right now. Obviously, that’s something that we constantly have to watch. Destin is restricted. Most, property in the North Side Of 98 Highway 98 is non STR.

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You have to be, you know, South Of 98 Highway 98 to, for that to be allowed. And then Niceville and Shalimar, which is within ten minutes of May, ’15 minutes of May, there’s restrictions there as well. You just have to check, with the city and the county in those areas and, of course, with HOAs, probably, like, various other cities as well.

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Yeah. And that’s where, you know, those things are so local, when you’re when you’re looking at different markets, and it’s very important to work with someone that’s an expert in your market. We’re definitely gonna give out Heather’s information. So people listening, if you’re interested in learning more about Fort Walton Beach and, potentially investing there, you’ll you’re gonna want that information. And and, again, that’s why having that real estate investor group is so important, just bringing people together because most transactions are at least started, not on let’s put it this way.

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You’d be surprised how many transactions are started not on the Internet in real estate. You know? It’s and that’s just kind of the way it goes once you get into it. So, and I agree. I mean, that’s it’s it’s knee it’s it’s such a unique area, and and, it’s it’s I’ve just see feel like you’ve seen a lot of growth and,

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It’s got beaches. I mean, come on.

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Oh, I know. It’s on

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the beach. At least they’ll have beach in their name. Right? You don’t have to tell people what you’re by. You’re not like, oh, we’re in Fort Walton.

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Then what they know the beach is here. They already know. So, Heather, I know what we kinda talked about it a little bit. Right? So what are some of the oh, I gotta put you on the spot a little bit.

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But what are some of the challenges that you guys may have around there? I mean, is is wild as it is? I mean, do you have people, say, coming to market looking for something and there’s a key piece missing or is inventory the biggest issue? Are you know, you mentioned pricing is still relatively affordable for the most part. Is that slowly increasing to a point where it it’s potentially come an issue?

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And and whatever you we see that issue or many of, I I mean, is there something y’all are doing as far as a for for a solution for some of those?

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So as far as issues, really, affordability, I think, is the has been on the radar for a lot of people, with the rates going up. Obviously, rental properties have gone up tremendously as well. So before, when you see buyers coming to town, it was buy or rent, and rates were low enough that, you know, it was kind of, like, even. They could get a rental or they can get they can go buy. Now rentals are very fairly high, but pretty comparative to what you could purchase a house for.

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And so but we are seeing a little shift in the market here where the new construction is starting to come down below the resale market, which is our always indicative of, you know, a change. So I think that the again, our area tends to stay right in the middle, so not extremely high, not extremely low compared to the rest of the nation, because people still have to live somewhere. Right? They’re stationed here. They have to live somewhere.

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If they don’t have a place to rent, they have to have a place to buy. And there has been increases in their BAH here, with the recent changes over the years with prices increasing. So I think that the military did a really good job of adjusting that. You’d probably have to talk to somebody in the military to make sure that that is a % accurate, but I have continued to see we flip properties. We sell to VA buyers all the time that are extremely happily, extremely satisfied.

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Obviously, we’re still selling to, airmen, lower airmen, and officers. So we’re seeing and we flip mainly below 500,000. Mhmm. So we’re still in a first time home buyer market for, most for the most part. As far as on the flipping side, I’m not sure if this is what you meant, but on the flipping side, if an investor purchases a property, there’s a lot of things that you need to know about the area and about the buyer.

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So when you have a VA buyer, you have certain requirements the house has to meet. So when you go to purchase something, then when you assess the renovation, you have to take into consideration the insurance changes in Florida as well as VA requirements or FHA requirements in your renovation when you’re, you know, assessing, analyzing that deal. So that could be an issue if you’re not educated on it and you purchase a property and then you find out that it’s not insurable for wiring or the roof is, you know, nine years old and the VA doesn’t like it or the insurance in Florida doesn’t like it. You know, those are potential big ticket items that could affect profitability for investors.

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It’s a perfect response. Right? Because if somebody Mhmm. Say say the military, I mean, it might be a family on the move. They might be projecting a move in the next thirty, sixty, ninety days.

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They’re looking for something. Their allotted amount of time to dedicate on their end, personally, I’m sure is very limited. You know, there’s a lot of travel constraints and time and and energy. So like you mentioned too, knowing the market, knowing what, you know, the requirements are for specific types of lending, whether it’s an area that you kind of forecast could be a good rental property if they have to move again in two years. It might be a buying hole.

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Somewhere along those lines, there’s there’s huge opportunity. It’s something you can’t do anywhere. I mean, even if some areas, even if you live an hour away, it’s drastically different. I mean, even thinking of myself in Michigan, I can drive fifteen minutes in either direction from my home, and those markets are so drastically different that I couldn’t even make a really good assumption, and I could walk to them. So it’s Mhmm.

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From one to the other. So you you had a very good point there. Thank you.

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And are you seeing a lot of people move I mean, especially after after the pandemic that are remote workers that have said, why am I living somewhere that’s gloomy and cold when I could just have no state income tax? I mean, I I call those kinda like and we did that seven years ago. It’s a lifestyle choice. Like, they they’re moving it for for that lifestyle. You and if if, you know, if you’re seeing because, obviously, with the military, it’s it’s a more structured move, but are you seeing a lot of lifestyle choice moves in into your market?

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Absolutely. Especially right after the pandemic, when people started moving to remote jobs. From my experience, it was a lot of people that had, I they had been to this area, so maybe they were previously stationed here and or, you know, family members had been here because they were moving. Instead of moving to Destin, they were moving to Navarre and North Of Navarre, like Milton and Pace, which are very country, you know, not not as much city. Like, how did you know about Milton?

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How did you know about Pace? They’re like, oh, I used to live in, you know, Navarre, and you can find land out there. So, you know, even Crestview and Baker, which are an you know, forty minutes from the beach. But it the travelers that came here is all from living here or knowing about this area thirty, forty years ago sometimes and, wanting to just be that much closer to the beach and warmer area and, like you said, tax benefits.

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Exactly. The tax advantages. It’s one of our diagnosis. These are residency planning. So what we have, before we make sure everyone has your contact information, we have a fun little thing I stole from one of my buddies that does a pop popular podcast, called special guest rapid fire.

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So we’re gonna ask you five questions. Not related to your state.

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Okay. And

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then we’ll get that make sure that all of our listeners, have your information.

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And As always, Chris, be kind. Don’t don’t grill her too bad. It will.

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The first one I’m very interested in because I, now that I know that you spent some time in Georgia, what is your favorite sports team?

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Oh my gosh. That’s the one thing I don’t do. Okay. And then I my I’m not a big I’m not a big sport t okay. So I stopped watching TV when I was younger because I was really into wanting to learn about investments.

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And so I don’t I don’t watch the news. I don’t watch any sport or not. You tell me who do you want me to be.

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Oh, I don’t know who you want me to be. You might be a Georgia Bulldog fan since they have national championships in a row. Okay.

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If they’re good, I’ll say Georgia Bulldog.

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Alright. Well, I you know,

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Heather, you sound exactly like me when I lived in South Carolina. Not knowing any of this is terrible to admit, but I know nothing about football nor I do I really have any interest in it. And then it’s a Yeah. State to say that in. And then you tell me from Detroit, and they don’t even know who the lions are because, apparently, they’re not good.

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So I would basically say the same thing you did. They are are you a Clemson fan or a Carolina fan? And I either if they’re wearing a tire, I’m on that team. Or if they’re, you know, they wanna say one, then I’m I’m kind of a a bandwagon fan. So

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I’m on the team. I’m on the team. Whatever team you’re on. I’m just

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gonna do without. Alright. This you could have dinner with any celebrity or a person from the past. Who would it be?

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Oh, from the past?

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Or current celebrity.

00:22:17.280 –> 00:22:33.265
Or anybody. So John Maxwell was a huge, like, impact on me my teenage years. I didn’t really have mentors growing up. So when I started reading John Maxwell, I was, you know, life changed. Right now, I’m kind of on a Grant Cardone kick.

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So I think for benefits for myself right now, it would be Grant Cardone.

00:22:37.860 –> 00:22:45.640
Right. Absolute yeah. Fascinating. I man, he was on a show that happened during COVID. I don’t know if you remember this where he got dropped in a small city.

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Do you know which one I’m talking

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about? The it’s

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What was that?

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I I was just looking at it the other day. Yeah, where they have to make, a million dollars in, like, a month or ninety days or something like that. Yeah.

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It was good, but everything got shut down. Oh, we got my wife and I got into that show because I I I love that stuff. Alright. This one’s a little well, I guess this is, on the food cake, favorite cereal.

00:23:15.365 –> 00:23:21.545
I guess it would be Cinnamon Toast Crunch because that’s Oh. Oh, I have five kids, and that’s, like, their favorite.

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I know. I know. I try not to eat cereal as much, but golly, it’s, it’s tough. Cinnamon Toast Crunch has grown on me. Golden Graham’s is still my number one, though, I have to admit.

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I like that.

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Favorite beverage? AM or one could be in the AM and one could be in the PM.

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You know, if you ask me a while ago, it would have been probably some sort of wine or something, but I am, like, addicted to white chocolate lattes

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Mhmm.

00:23:51.035 –> 00:23:51.775
Right now.

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Sounds good. Final final question. And you live in in a slice of paradise, so this might be hard to answer. Your ideal weekend.

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Oh, so we’ve been traveling to Mexico recently. So being on that kick in this phase of my life, I would say it’s a four hour trip. And so take me to Mexico in a an adult only resort. Mhmm. And, we enjoy the spas.

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So the ones that have those hydrotherapy where you could, you know, go work out, go to

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the

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hydrotherapy spas, and do nothing but that in every day.

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I know. I’m I’m not to be I’ve yet to be to the, all inclusive, but it’s on the it’s on the list. That’s for sure.

00:24:35.880 –> 00:24:47.915
And even on that note of being in a slice of paradise. So we actually have that event coming up Yes. With y’all that our team is gonna be down for. Give us a little, abbreviated what what that’s gonna be about. And it’s about

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So we It

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would be nice because we’re gonna be there. Here you go.

00:24:52.235 –> 00:24:59.830
It’s about teaching tax pro. I mean, teaching all of these wonderful investors how to keep more of their money legally. Right?

00:25:00.050 –> 00:25:00.210
Mhmm.

00:25:00.210 –> 00:25:41.895
So, we have a real estate investment group that is free to the public, and we have over 250 members now and are just so excited to to have the education that people need at their fingertips in a fun environment where they can rub elbows with the people that think like they do, who want to build wealth through real estate. And we definitely need to learn about taxes. I mean, you can make 6 figures and pay 6 figures in taxes if you’re not careful. And what better way to save money than to invest in real estate, and that’s what you guys are teaching people all over probably the world to do. Right?

00:25:42.055 –> 00:25:48.395
You’re gonna come here, and I’m, yeah, I’m gonna get famous for you guys coming here and teaching everybody how to keep their money.

00:25:48.535 –> 00:26:01.290
Hey. That’s alright. We’ll ask for your autograph after. Speaking of famous, check out Heather’s website, heatherplatz.com, b l a t z. And she’s got a great YouTube channel also, but definitely check her website out.

00:26:01.290 –> 00:26:20.835
That’s the central spot for contact getting contact with her. If you’re local to Northwest Florida or you want a, to get a new another business deduction, why don’t you head down for one of those events for Walton Beach Airport? Dustin for f t, it is a growing airport. They have some direct flights coming in. Mhmm.

00:26:21.155 –> 00:26:24.595
I know from Nashville, they do. And, Well, I know

00:26:24.595 –> 00:26:33.680
we look forward to it. Oh, for sure. And as we as we wrap up, as I was like to say before before Heather kicks us off our own show for me and Chris bantering each other too bad. You’re

00:26:33.680 –> 00:26:34.800
loquacious. I know. Yeah.

00:26:34.800 –> 00:26:46.795
I know. It it happens. That’s what happens after a couple couple decades of knowing each other. Big thank you again to to RepStracker, for for supporting this episode for us. As mentioned earlier, it is a fantastic app.

00:26:46.935 –> 00:27:03.000
So anybody that is on those spreadsheets or writing, you know, with a Sharpie marker on your arm how much time you’ve spent, go ahead and wash your arm off. Use some rubbing alcohol, maybe some makeup remover. Whatever you got, get rid of it. Delete the spreadsheet. Once you convert that over, fantastic app.

00:27:03.000 –> 00:27:07.955
So thank you again to them for supporting us. And, Chris, what else do we have?

00:27:07.955 –> 00:27:18.510
Got a rate, review, subscribe to this wonderful podcast. Thanks, Heather. Again, we can’t wait for the event, and, we’ll see you soon. We’ll see y’all soon. Take care.

00:27:18.590 –> 00:27:20.530
Thank you, everybody, and see you next week.