Trying to choose between Cape San Blas and St. Joe Beach can feel like picking between two great versions of coastal living. You might want miles of quiet dunes and wildlife, or you might prefer walkable access to shops and pools. This guide compares beaches, amenities, housing, rental rules, and daily life so you can match each place to your lifestyle. Let’s dive in.
Quick feel: Cape vs. St. Joe Beach
- Cape San Blas: Quieter, park-oriented living with long, protected Gulf beaches and a relaxed, Old-Florida vibe anchored by T.H. Stone Memorial St. Joseph Peninsula State Park.
- St. Joe Beach/WindMark Beach: A planned, village-style setting on St. Joseph Bay with community pools, fitness, events, and a built Village Center, highlighted by WindMark Beach amenities.
Beach access and natural setting
If your top priority is daily access to undeveloped Gulf shoreline, the Cape has an edge. The state park at the tip offers miles of white-sand beaches, a boat ramp, and park facilities for hiking and paddling on both bay and Gulf sides. These public resources define the Cape’s appeal for nature-first buyers. Learn more about the park’s beaches and amenities at the official state park page.
On the Cape, you also get the Loggerhead Run, an 8 to 9 mile paved path that runs along Cape San Blas Road, great for biking and morning walks. See the route on the Loggerhead Run bike path overview.
If you want calmer bay waters, sunset views, and structured, community walkovers to the sand, St. Joe Beach and WindMark deliver that convenience. Within WindMark, boardwalks and the Village Center cluster access points, recreation, and dining, which you can preview on the WindMark community page and Village Center overview.
Housing and HOA snapshot
On Cape San Blas, you’ll find a mix of gulf-front single-family homes, second-row cottages, and townhome or condo clusters inside gated subdivisions such as Barrier Dunes and Dunes Club. In these HOA or condo communities, listings often show monthly fees and shared amenities like pools, tennis, and gated access. For example, sample listings in HOA-managed pockets document fees in the low hundreds per month and spell out amenities in detail. You can see how HOA listings present rules and fees in a typical MLS listing display.
In St. Joe Beach and WindMark, the product leans newer and more planned, with cottage-style homes and townhomes connected to community pools, trails, fitness, and a retail core. Cape San Blas often commands premium pricing for gulf-front homes, while WindMark offers modern homes and multi-unit options with neighborhood amenities. Across both areas, prices vary by proximity to the water and whether you are on gulf-front, bay-front, or inland.
Short-term rentals and licensing
If you plan to offset ownership with seasonal rentals, confirm the rules early. Florida’s Division of Hotels and Restaurants licenses vacation rentals and explains when a license is required for short-term use. Review the state’s guidance on the DBPR vacation rental guide.
Many Cape subdivisions and the WindMark community have HOA or POA covenants that set minimum stays, occupancy limits, and parking rules. Do not rely on a listing checkbox. Ask for the full governing documents, rental resolutions, and any addenda. If a unit is advertised as a rental, verify the property’s current licensing status with the state and confirm any local tax registrations.
Walkability and daily convenience
The Cape reads as car dependent for daily errands. The Loggerhead Run is great for recreation, but most Cape residents drive to Port St. Joe for full groceries, services, and supplies. A 2025 fire that destroyed the Cape Tradin’ Post, a key on-Cape convenience spot, showed how limited commercial capacity on the Cape can affect everyday convenience until places rebuild. Local coverage summarized the incident and rebuild updates in this news report.
WindMark and St. Joe Beach offer easier short walks or golf-cart rides to neighborhood amenities. Within WindMark, you can access pools, fitness, and dining in the Village Center, which you can preview on the Village Center page. For both areas, Port St. Joe remains the main hub for bigger grocery runs and services.
For healthcare, the nearest full-service hospital for both communities is Ascension Sacred Heart Gulf in Port St. Joe.
Seasonal rhythms and events
Both areas see summer peaks tied to tourism and the bay scallop season, a major local draw. In 2025, the Florida Fish and Wildlife Conservation Commission set Aug. 16 to Sept. 24 for the Gulf County zone and noted that openings can be adjusted if public health concerns arise. See the latest season details on the FWC scallop season update.
The Cape keeps a more secluded, under-the-radar beach feel year-round. WindMark and St. Joe Beach tend to feel more like a village neighborhood with consistent activity, thanks to planned amenities and events.
Buyer due-diligence checklist
Use this list to compare specific homes and lots:
- Beach access: Confirm deeded access, a private HOA boardwalk, or public/park access. Request recorded easements and plats. Review park access details on the state park page.
- HOA and covenants: Ask for full HOA or condo documents, rental rules, reserve studies, meeting minutes, and any pending assessments. This MLS-style HOA listing example shows how associations often present amenities and fees.
- STR licensing and taxes: Verify DBPR licensing needs and any required local registrations before assuming rental income. Reference the DBPR guide.
- Flood, storm, and insurance: Check the parcel’s FEMA flood zone, request the elevation certificate, and get example quotes for wind and flood coverage. FEMA’s training on flood maps explains how panels work and what to pull for your address; see this FEMA flood map overview.
- Utilities and wastewater: Confirm whether the property is on public sewer, a community system, or private septic, along with any connection fees or maintenance responsibilities.
- Recent storm and permit history: Ask for records of hurricane damage, rebuilds, roofing and piling work, plus recent permits. Park and local pages often note historical storm impacts.
- Everyday practicalities: Map drive times to Port St. Joe for groceries and services. If you are focused on Cape San Blas, confirm the current status of on-Cape shops. A local summary of grocery and supply options is available here: Cape San Blas groceries and liquor.
Questions to ask your agent
Bring these prompts to your showing or call:
- Is beach access for this parcel deeded, an HOA boardwalk, or only public access? Please provide deed references and easement plats.
- Does the HOA permit short-term rentals? If yes, what are minimum stays, occupancy limits, parking rules, and any extra fees? Share the rental resolution or addendum.
- What is the exact FEMA flood zone panel and effective date for this address? Is there a current elevation certificate and a recent example insurance premium?
- Where do residents typically shop and get medical care? Are there any recent changes to on-Cape shops or hours I should know about?
- For investment goals: Can you show recent comparable rental revenue for similar units and confirm the unit’s DBPR license status in the state database?
Which one fits you?
Choose Cape San Blas if you want long, undeveloped Gulf beaches, direct access to a major state park, and a quiet, nature-forward pace. You will likely rely on Port St. Joe for most errands, and you will see a mix of single-family homes and HOA or condo communities.
Choose St. Joe Beach or WindMark if you value walkable or golf-cart access to pools, fitness, and dining, with a year-round neighborhood feel. You will trade a bit of seclusion for built-in convenience and a village-style setting.
If you want a balanced plan, consider owning in one and playing in both. Many buyers enjoy the Cape’s beaches by day and WindMark’s Village Center in the evening.
Ready to compare specific homes, HOAs, and access details side by side? Reach out to Eli Duarte for a local market guide or a free home valuation. Se habla español.
FAQs
What’s the main lifestyle difference between Cape San Blas and St. Joe Beach?
- Cape San Blas is quieter and park-oriented with long undeveloped beaches, while St. Joe Beach, especially WindMark, offers village-style amenities with pools, fitness, and dining close by.
How do I confirm beach access rights for a property in Gulf County?
- Ask for deeded access or recorded easements, or confirm public/park access; the state park page outlines public entry points at the Cape’s tip.
Are short-term rentals allowed in Cape San Blas or WindMark Beach?
- Rules vary by HOA and local requirements; verify with the association and the state’s DBPR vacation rental guide before assuming rental income.
Which area is more walkable to daily amenities?
- WindMark’s Village Center clusters shops, trails, pools, and fitness for short walks or golf-cart rides; the Cape is more car dependent for groceries and services.
Where is the nearest hospital to these communities?
- Ascension Sacred Heart Gulf in Port St. Joe is the closest full-service hospital for both Cape San Blas and St. Joe Beach.
When is scallop season and does it affect rentals?
- The Gulf County zone for St. Joseph Bay typically opens in late summer; check the FWC scallop season update since dates can change, and demand often spikes during open weeks.
