Most buyers go by Minto's fee page. It lists a $500 Working Fund Contribution and a $100 fee for the Latitude Watersound Community Foundation, and it says Minto "will match the $100 on all initial sales." That match applies to initial sales, which means homes sold by the builder. Those published numbers describe the builder's deal. A resale is a different transaction.
In this community, the builder is the main competition for every resale seller. On September 17, St. Joe announced it will keep competing for a long time.
The sales center is your comp
Minto publishes "starting from" prices for each collection at Watersound, and the 2026 monthly HOA fee for each is on its fee page.
| Collection | Minto "starting from" price | 2026 monthly HOA fee |
|---|---|---|
| Conch cottages | $306,990 | $340.82 |
| Caribbean villas | $347,990 | $370.85 |
| Beach homes | $424,990 | $336.84 |
| Island homes | $501,990 | $352.89 |
| Vista homes | $1,110,000 | $377.26 |
Those starting prices set the reference point for everyone shopping here. Buyers don't usually close at them, though. On Minto's move-in-soon page, an upgraded 1,447-square-foot Hula cottage was listed at $401,380, about $94,000 above the Conch collection's starting price, and the page notes that prices are subject to change. St. Joe's second-quarter 2026 results show the same pattern across the whole community. As of June 30, 2026, there were 183 homes under contract with an average sales price of about $629,000.
That's how resale pricing works here. Every resale buyer can walk into the sales center, pick a floor plan, choose finishes, and get a new home with a builder warranty. A resale has to justify its price against that option, usually by having upgrades in place, being ready sooner, or sitting on a lot the builder no longer offers. If it can't, the buyer goes back to the sales center.
The monthly fees make the comparison even closer. They fall in a range of about $40 from the lowest collection to the highest, and Minto's fee page says "No CDD Fees." That's the builder's own description. Price, condition, and timing also matter.
What the second phase changes
Until September, you could think of the builder as the competition for a few more years. Phase one was planned at 3,700 homes. By St. Joe's September 17 announcement, the community had 2,635 home sale contracts, and sales in 2026 were running 27% ahead of the same period in 2025. That left roughly 1,065 homes to sell in the original plan.
The new plan adds about 3,500 homes and expanded resort-style amenities, for a total of about 7,200 planned homes. St. Joe calls it a plan, and the release includes the usual cautions about forward-looking statements. Here's the rough math. The joint venture signed 111 net new contracts in the second quarter of 2026, its highest quarter since the second quarter of 2024. At that pace, the roughly 4,565 homes left across both phases would take about 41 quarters to sell, so around a decade of the builder actively selling next to the resale market.
St. Joe's chief executive described where the community fits in the company's broader plans:
"We are currently developing 13 active residential communities with many more in our pipeline in order to meet the demand driven growth of our area."
For a resale buyer, all that new supply gives you leverage. You can compare every listing to a current Minto price and a move-in-ready spec home. For a resale seller, it means pricing against the sales center for as long as you're likely to own the home. Buy at a price that still works with the builder selling down the street.
Amenities and fees
Minto says the amenity association fee "may incrementally rise when amenities are completed and/or additional services become available." The second phase includes more resort-style amenities. Ask whether those amenities change the dues for existing owners before you sign. Don't assume. It also helps to know what the dues already cover. Common-area maintenance, lot landscaping, gates, common-area insurance, and access to Fins Up! Fitness Center, Paradise Pool, the Last Mango Theater, and the Port of Indecision Kayak Launch are listed for every collection. The villa and cottage fees also list reserves for exterior paint and roof replacement, plus driveways for the cottages. The single-family fee lists don't include a reserves line.
How the wider market sets the pace
The broader market in the area is flat. In Florida Realtors' August 2026 report, the Panama City metro area, which covers Bay and Gulf counties, recorded 417 single-family closed sales, up 2.2% year over year, with a $365,000 median sale price, up 0.6%. Townhouse and condo sales in August 2026 fell 17.7% to 79, with a $350,000 median, down 0.7%. Florida Realtors scheduled its September report for October 16.
With metro prices barely moving, resale homes in Latitude get little help from general appreciation. In 2026 so far, buyers have been signing contracts with the builder at a faster pace, and the corridor keeps adding reasons to live there. St. Joe says a Publix is under construction at the adjacent Watersound West Bay Center, which is planned for at least about 500,000 square feet of commercial space. A public marina on the Intracoastal Waterway is planned, and an FSU Health hospital is under construction nearby. Those projects add to demand for the whole corridor, and the builder and resale sellers both benefit from it. That's why resale homes still have to compete on price, condition, and timing.
Before you make an offer on a Latitude resale
- Price it against Minto's current starting price and a comparable move-in-ready spec home in the same collection, not just against other resales.
- Add up the monthly dues for the collection, and check whether the fee includes reserves for paint, roofs, or driveways.
- Ask how amenity expansions are funded, and whether dues for existing owners change when those amenities open.
- If you're selling, list the upgrades a buyer would pay extra for at the sales center, with their original costs if you have them.
If you're weighing a Latitude resale against a new Minto home, or deciding how to price yours against the builder, my team at Sean Casilli will help you compare the actual numbers on both sides before you sign anything. Let's talk about your buying, selling, or investing goals.
