Island Bungalows: Blacks Island

“We are going to share with you an island, an adventure, that will forever change your expectations of a beach and boating experience. We are going to take you to the signature property of a little-known 80-mile stretch of Florida beaches and barrier islands unlike anywhere else.

Literally the “world’s best beaches” are on one side with the protected bays of a gin-clear marine estuary on the other. This combination is why adventure seekers, boaters, and beachgoers alike come to recreate here. This is where families and friends grow together enjoying God’s great outdoors. This is the real Florida.” - Jon Kohler

“A place, an island, a life-long family adventure the likes of which has never been offered before and can never be duplicated again.” - Jon Kohler

Welcome to Black's Island an intimate private island retreat where relaxation and recreation meet nature's splendor. Located in the heart of St Joseph’s Bay, situated amidst the breathtaking beauty of the Gulf Coast, this seven-acre private island features waterfront bungalows for optimal seclusion; this is your opportunity to own a private island bungalow. At Black’s Island, the perfect blend of coastal charm and modern comfort beckons you to experience island living at its finest.

The island features 26 private waterfront bungalows (currently, 11 individual bungalows are available to choose from) each with stunning waterfront views. In the common area is a four-story clubhouse, a cabana, and a pool with sundecks – nestled among palms, the bungalows and their amenities are connected by an elevated 1,200-foot cedar boardwalk.

What separates this coastal home investment from others is that 1) it is located on a rare and unique private island. 2) there is nothing beachfront that comes close to as good a price and 3) this takes the entire “beach experience” to an entirely new level and 4) there is ease of maintenance and lower annual costs than a comparable beach house.

Black’s Island is not only the area's signature property, but from the Keys, the Bahamas, to the rest of the Caribbean, there is nothing else like it, nor can there ever be. Black’s Island promises a lifetime of cherished memories and unparalleled experiences. This is truly a one-of-a-kind property and a once-in-a-lifetime opportunity. If you accept this adventure, I promise you and your family, that it will be a generational-changing experience…

“A typical beach house is simply an anchor from which to then start an adventure. Here, this is the adventure.” - Jon Kohler

What is Being Offered:

Currently, there are 11 individual bungalows available to choose from (from $1.5m-$1.6m each). Nestled among palms and connected by an elevated 1,200-foot-long cedar boardwalk, the fully equipped private waterfront bungalows on Black’s Island each tout stunning views.

Choose from two unique bungalow floorplans, each thoughtfully designed for family comfort. The barrel-shaped bungalows provide 360-degree views. The one-story bungalows are 1,225 square feet with two bedrooms both with king beds, a loft area with full bed, two full bathrooms, kitchen, living room, dining area, laundry room, and a private balcony overlooking stunning views of the water, landscape, and wildlife. The two-story bungalows are 1,425 square feet with two bedrooms with king beds, a third bedroom with bunkbeds, two full bathrooms, one-half bathroom, kitchen, living room, dining area, laundry room, and a private balcony overlooking breathtaking views. The kitchen is fully equipped with a pantry, granite countertops, stainless steel appliances, plenty of cabinet space, and a kitchen island with a bar-height counter with barstools for additional eating space.

Offering the perfect blend of comfort and a nature-forward design aesthetic, these rich, wood-toned bungalows provide the ultimate retreat for adventure, relaxation, and rejuvenation with beautiful panoramic views of the Gulf.

Available Bungalows:

1. One-Story Bungalows Currently Available: 2 bedrooms with king beds, a loft with full bed and two full bathrooms - Unit 8, Unit 9, Unit 10, Unit 11, Unit 13, Unit 22 – Asking Price $1,500,000 each**
2. Two-Story Bungalows Currently Available: 2 bedrooms with king beds, a third bedroom with bunkbeds and 2.5 bathrooms – Unit 6, Unit 14, Unit 16, Unit 18, Unit 20 – Asking Price $1,600,000 each**

The bungalows are offered turnkey with furnishings, décor, linens, kitchen dishes, washer and dryer.

**You will own a 99-year lease of one of only twenty-six bungalows (it is structured in such a fashion that you can get traditional title insurance and traditional mortgage). These leases are fairly common on islands and relationships with title insurance and eager lenders have already been established. You will receive a clear and marketable title. Upkeep of common areas are essentially modeled like an HOA or a condo model. 

As a testament to their design, the bungalows withstood a Category 5 hurricane, Hurricane Michael in 2018. The Deltec bungalows' signature round shape is the key. Even the strongest winds from powerful hurricanes like Michael, Andrew and Katrina flow around the buildings rather than putting pressure just on one side. "Deltec’s round homes are designed to work with nature, rather than against it," Deltec notes. "While nothing can be 100 percent completely hurricane-proof, our track record speaks for itself. If you’re in a coastal area, our hurricane-resistant design will perform far better than conventional construction." 

Read on for the full Weather Underground article.

How Ownership Works:

“Be forewarned, once experienced, this redefines the meaning of “going to the beach.” - Jon Kohler

Located in the heart of St. Joseph Bay, Black’s Island is only accessible by boat, seaplane, or helicopter.

Panama City Beach International Airport is just an hour and twenty-minute drive from the island's mainland marina, Point South Marina. For private aircraft travel, Apalachicola Regional Airport is located 25 minutes away.

It is only a short 10-minute trip between the mainland and the island. If coming by sea, one may dock their boat at Black’s Island Hotel or Point South Marina. 

To launch your boat, one can park their car at the dedicated parking area/dock/ boat ramp for Black's Island next to the new Black's Island Hotel and Marina where ownership comes with a parking space.

Also, there are several nearby marinas from which to launch or store your own boat. Boat storage, dry dock, and wet slip storage are available at Point South Marina – a new top-of-the-line marina in Port St. Joe. Simply call ahead and your boat will be put in the water.

There are also three boat ramps in St Joe.

If you do not have a boat, you can call to schedule transportation to and from the island with Bayou Boat Rental or with Captain Clint’s boat rentals. The concierge is available to schedule transportation for you to and from the island if you make arrangements in advance. 

The dock at Black’s Island has 20 boat slips and accommodates large boats up to 40 feet.

Once the island concierge has been notified of your arrival, the staff will promptly meet you and your guests to assist with docking and unloading. Before your arrival, you may request for the concierge to stock your bungalow with food, beverages, and any other necessities you may need during your stay. Groceries, organic produce, and fresh local seafood can also be found at The Pig (order online at rosieapp.com)

The bungalows’ exteriors are maintained by the association so that owners can spend all of their time on the island relaxing and enjoying family memories. For general interior maintenance of the bungalows (for example light bulbs etc.), maintenance items would run through the management company regardless of whether the unit is on or off the rental program. More capital improvement maintenance can be coordinated by staff in your absence.

The common areas of the island such as the pool and boardwalk, etc., are also maintained and controlled by the HOA.

All electricity, insurance, and property taxes for your bungalow are included in the annual HOA dues. The initial HOA fees are $25,000 per year. (Compared to a similar $1.5M beach house on the Forgotten Coast, taxes and insurance alone would be in the $40,750k range). That’s nearly half the annual expense of a traditional beach vacation home. **This is a rough estimation based on research of beach homes in a comparable price point in the region. This information should be independently verified.***

For the most part, the island is self-sufficient as far as utilities go. The underground power that runs from the mainland has never been an issue. There are two electric utility lines: one primary and one known as a hot secondary spare. The island has a state monitored 600 ft private well with a 10,000-gallon tank capacity and a private sewer system. The internet on the island is exceptional and is provided through satellites.

While not being enjoyed by your family, owners can place their bungalow in a rental program, should they desire. There is a management company in place to handle short-term rentals on the island.

The restaurant at the clubhouse will be available for reservations with two days’ notice.

There are several jet skis on the island at the dock by the Clubhouse. Owners can reserve to use the jet skis through the concierge service.

For everything you will need for outdoor adventures, head to Blue Water Outriggers.

“It’s such a unique private beach escape and it never fails; the moment I step foot on the dock with the palms swaying in the wind … my entire demeanor automatically shifts to rest and relax mode.” - Lori Bembry Weldon

The Grounds and Amenities: 

The grand four-story clubhouse is a great place to gather for socializing and dining. It features wood plank walls and ceilings, wood beams on the ceilings, and a center spiral staircase. There are indoor dining tables and high tops, a bar, a lounge area with sofas and television, game tables on the ground floor, and two balconies with seating to take in the breathtaking views. There is also an island gift shop located in the clubhouse. The downstairs “cabana” has a bar, restrooms, outdoor covered seating, and several areas for the kiddos to enjoy ring toss, cornhole, and outdoor connect four. Just outside the clubhouse is a large green space perfect for picnics and outdoor recreation.

Beside the clubhouse is the 40x16' swimming pool which has spacious sundecks overlooking views of the water and spectacular sunsets.

Additional amenities include beach volleyball, a water trampoline, a private white sandy beach, and a dock that accommodates boats up to 40’ and jet skis. Owners will also have access to the amenities at the landside Black's Island Hotel which is currently under construction.

A Recreational Paradise: 

Discover the timeless allure of Black's Island as you immerse yourself in an authentic Old Florida experience. From serene white sandy beaches to panoramic vistas, every corner of the island exudes a sense of tranquility and serenity. Accessible only by boat, seaplane, or helicopter, your adventure starts the moment you depart. 

While on the island, indulge in a variety of outdoor adventures right at your doorstep. Whether taking in the stunning views from your private bungalow, walking the white sandy beach, strolling the tropical boardwalk, or watching the sea life and free ranging birds (peacocks, turkeys, guinea, and more), there is something for every nature enthusiast. From kayaking or paddleboarding to fun on the floating trampoline, there are endless opportunities for water recreation. Cast your line from the dock, Jet Ski around the island, or spend the day out on your boat and you are guaranteed to enjoy the everlasting beauty and entertainment that this slice of heaven offers. Don’t forget to relax at the cabana patio or lounge by the pool on spacious sundecks overlooking views of the water and spectacular sunsets. End your day with fine dining and excellent company at the clubhouse with its seasonal restaurant and elevated entertainment space.

“The aqua water, white sandy beaches, water sports, and fishing are incredible with a brand new state of the art wet slip and dry dock storage marina to conveniently store your boat just 7 miles from the island. There is an amazing farm-to-table garden on the property, chickens, fresh eggs, guineas, duck, wild turkey, bunnies, peacocks, wild Bufflehead duck hunting, and lush green tropical vegetation which all create a magical island paradise perfectly suited for both kids and adults.” - Lori Bembry Weldon

For anglers and outdoor enthusiasts who appreciate the wild beauty of nature and the timeless gift of seclusion, and for those who enjoy endless waterfront adventures or relaxation, Black’s Island awaits.

This beautiful private island offers breathtaking views and unforgettable memories.

“Black’s Island is more than just a destination – it’s a way of life.” 

Read On for Good Grit's Guide to the South's Best Island and Beaches

Pirate History:

Black's Island is named after Black Sam Bellamy, renowned as the "wealthiest pirate in recorded history." Bellamy, also known as "the Robin Hood of Pirates" for his remarkable generosity, inhabited the island from 1715 to 1717. His final voyage led him to Massachusetts, where a Nor'easter forced his ship, "The Whydah," aground. The vessel capsized and sank rapidly, tragically taking Bellamy and almost the entire 146-man crew down with it. The treasure aboard the ship at the time of its sinking amounted to approximately 4.5 to 5 tons, including vast quantities of indigo, ivory, gold, 20,000 to 30,000 pounds of sterling, and more. In 1982, the wreckage was discovered, and a portion of the approximately 200,000 artifacts has been salvaged, among them a cannon found to be filled with precious stones, gold, and other artifacts.

Nearby Attractions: 

There’s plenty to see and do. This 80-mile stretch of coastline has…

• Cape San Blas – a narrow stretch of land that extends out from Port St. Joe and curves around St. Joseph Bay
• Port St Joe – known for shops, boutiques, restaurants, and bars
• Indian Pass – flavorful, rustic, and raw, an uncrowded haven
• St George Island – home to the most serene beaches on the Gulf of Mexico
• Dog Island – a remote barrier island accessible by water
• Apalachicola – a close-knit coastal community with upscale restaurants, museums, festivals, shopping, sightseeing, fishing, nightlife and more
• Carrabelle – a small seaside town with beautiful beaches and culinary adventures
• St Teresa – often referred to as “Florida's Best-Kept Secret”
• Alligator Point – a coastal jewel, and narrow beach peninsula that boasts eight miles of quiet shoreline

Enjoy time in the historic town of Port St. Joe. Stroll by shops, boutiques, restaurants, and bars, located just a short 10-minute boat ride away. Take a leisurely stroll along the shores of Indian Pass and marvel at the conservation efforts of St. Vincent's Island, a haven for wildlife and nature enthusiasts alike. Experience the thrill of horseback riding along the sun-kissed beaches of Cape San Blas, or embark on a journey to St. Joseph Peninsula State Park and Billy Jo Rish State Park, where pristine beaches (and an Olympic-sized lap pool) await. St. Joe Buffer Preserve and Friends of St. Joseph Bay Preserves offer a glimpse into the region's ecological significance. Savor the flavors of the Gulf Coast at one of the area's many renowned restaurants, or venture into the historic town of Apalachicola for a taste of coastal charm. As the sun sets, gather with friends and family at the White Marlin and Oysterette for fresh seafood and to toast to another day in paradise.

Marinas: 

• Presnell's Marina
• Blacks Island Hotel and Marina
• Point South Marina

Fishing captains:

• Forgotten Coast Adventures
• Saltwater Obsessions
• Shallow Seas Charters
• and more!

Investment Opportunity:

“The math makes complete sense. A beachfront house for less than $1.5M isn’t to be found. Not to mention, Black's Island comes with all the additional amenities like a dock, pool, clubhouse, views, privacy, etc. This is by far the best use of the initial investment dollar. However, it’s not the initial capital investment that makes most beach houses not work; few consider the never-ending maintenance, insurance, and just “stuff” that typical ownership entails. Here, those expenses are cut and others shoulder the burden of the time for the maintenance, leaving the homeowner time for more adventure.” - Jon Kohler

One gets more for the initial investment at about half the annual cost.

Black’s Island promises a lifetime of cherished memories and unparalleled experiences. Whether you're seeking a private sanctuary or an investment, Black's Island is a rare and unique opportunity!

While not being enjoyed by your family, owners can place their bungalow in a rental program, should they desire. There is a management company in place to handle short-term rentals on the island.

“There’s no doubt that living a lifestyle combining adventure and investment is gratifying.” - Jon Kohler

It would be close to impossible to duplicate this island today. With only a limited number of bungalows available (11 bungalows in total are available to choose from at this time), seize the opportunity to own a piece of paradise on Black's Island. Priced competitively at $1.5 million for a one-story bungalow and $1.6 million for a two-story bungalow, this opportunity offers a lifestyle filled with endless possibilities.

In Closing:

This isn’t your typical introductory offering. It’s already a functioning resort with a history of operations, not promises, of what will be. In fact, it’s regarded as 4 stars. This opportunity is for you to own one of the individual bungalows.

We just sold a beach house on nearby St. George Island for a record price and one just did the same at Cape San Blas; there is no doubt the coastal market is stronger than it's ever been.

What if I told you that you could buy a beachfront property for below what it was listed at 20 years ago? What if you knew that back in 2005, before Scott (the current landowner) bought the Island, all the Bungalows were pre-sold preconstruction for $2.1M each! Today, the Bungalows can be bought for $1.5 and $1.6M.

Between being offered well below what it would have sold for 20 years ago, below what the duplication costs would be today, and with significantly lower annual costs, this is one of those once-in-a-lifetime offerings. Now is your chance to capitalize on it.

If you’ve ever wanted a beachfront property, one that offers much more than a typical beach experience - a place where you can create wealth, have an adventure, and give your family a generational-changing experience - I highly recommend you reach out to Lori, Erica, or me immediately.

Don't miss your chance to own a slice of paradise at Black's Island and discover its timeless allure and natural splendor. Contact us today to schedule your private tour and embark on a journey to island living at its finest.

29°43’24.2″N | 85°19’53.5″W