Latest / Short Term Shopping / $1M Gulf Shores Beach House Breakdown, Fort Morgan Deals and STR Strategy

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$1M Gulf Shores Beach House Breakdown, Fort Morgan Deals and STR Strategy · Short Term Shopping

• 0:02
  Speaker A: Welcome to Short Term Shopping, where we explore homes for sale in the best vacation markets in America. Some homes we do like, some homes we don't like. Brought to you by the Short Term Shop. It's Short Term Shopping. Right? Here we go. It's the Gulf Shores Real estate podcast with the nicest guy in real estate, Jonathan. And it's always good to be in your presence. How are you?
• 0:36
  Speaker B: I'm doing well, Luke, and thanks for having me. And always great to be with the great investor himself.
• 0:43
  Speaker A: Oh, stop that, please. I need to come here more often. So. Yeah, let's get an update on Gulf Shores. We were just over there recently with you. Our children are both in travel soccer, and we've seen you at a couple tournaments lately. So we were just there a few weeks ago and got to catch up with. With the town and Orange beach as well. And it's. First of all, let's. You know, it's just such a great. A beautiful little area. It's. It's smaller than you think. You know what I mean? Like, it's been a few years since I've been there, and it is a very small area. So catch us up. Like what Remind us what Gulf Shores is. Where is it? Why do people go there?
• 1:26
  Speaker B: Absolutely. And it is a small, small town, big beach, and it definitely rings true. I. Look, the population of Orange beach is only like 9,000 residents, so it's a very, very small town. But then, of course, we get millions of visitors each year, which, of course, is, you know, the biggest driver of our economy. But. But yeah, we do have a lot of sportsplexes, which. You saw the one over by oa, which is in Foley. So we got a lot of sportsplexes in Foley. Gulf Shores is building their high school with a big sportsplex. Orange beach has just built this giant indoor training facility for their high school football team. And so sports have become very important here and another source of tourism. But. And then you have the NCAA volleyball tournament that left us for a year, but now it's back. So a lot of great sports stuff here too.
• 2:22
  Speaker A: Wait, wait, what tournament is that? Because I don't know if you under. If you know this, but I'm. I'm from Nebraska. The University of Nebraska's volleyball team is pretty damn good.
• 2:30
  Speaker B: Oh, yeah. What.
• 2:31
  Speaker A: What turn is the. It's the championship tournament. I. I guess I didn't realize that
• 2:35
  Speaker B: I've never attended, but I need to. But I think it's a championship tournament. That's right.
• 2:39
  Speaker A: Oh, okay. Cool. That sounds like fun. Yeah.
• 2:41
  Speaker B: I've heard of this. A lot of my friends have gone.
• 2:44
  Speaker A: Yeah, always love. We just went to a Cornhusker football game last week and actually we're going to be in New Orleans, which is, you know, somewhat your area for the Sugar bowl. And we're kind of debating whether we want to go to the Sugar bowl or not, even though we don't care about who it's going to be, Georgia and whoever else, you know. But college sports are always a good time. But okay, so Orange beach versus Gulf Shores, what's the difference?
• 3:12
  Speaker B: Well, I mean, so they're pretty similar, like from an investment perspective, except for Gulf Shores will have more available houses for lower prices, I'll say. And then you have Fort Morgan, which will definitely open up way more houses and that's much more different than Gulf Shores and Orange Beach. Just the, there's not as much res, not as many residents there. Gulf Shores is bigger, noticeably bigger with the amount of properties and residents and. But the main difference from an investment perspective is if you're looking for an investment, you're going to mainly be looking at condos in Orange beach and then in Gulf Shores it'll open it up to more houses and then in Fort Morgan there honestly prefer the houses much more over condos in Fort Morgan because of the pet friendly rental side. So the type of property you're looking at will be different based on each submarket. But, but rentability wise, I mean the numbers can be great in any location as long as you're getting something with good amenities, good beach access. Now you do get certain bumps from like the Phoenix 10 and Phoenix 9 for example, being right by the Florida Bama or certain condos that are walking distance to the hangout, let's say. But, but for the most part it's going to be based off of beach access, views and amenities in any of these locations besides Fort Morgan, which the pet friendly aspect does make a lot more difference for rentability there.
• 4:40
  Speaker A: And I guess I should be perfectly clear here. Jonathan sells these things. So let me ask you this, when your phone rings, and I'm not asking for actual data here, but what are the chances that they're looking for a house versus a condo like a client?
• 4:57
  Speaker B: Well, honestly, one of the first things I try to find out is what price point because to me there's great investments of either class. I mean condos you do have to be more diligent with for sure because on top of the location and the amenities, you do have to look at the, the health of the hoa and how well it's run because that's such a big factor on not only if you're going to have big assessments, but if the property values will increase over time or decrease. If there, there's been certain HOAs that have kind of run the condos into the ground. Now that's rare. It's more rare to find poorly run HOAs than solidly run HOAs. But, but anyway that will directly impact your investment with condos. Whereas houses, it doesn't factor in nearly as much even if they have an hoa. But it really is up to the price point. I have clients that call me sometimes with a certain price point that want a house, but it just, you know, and I'm very candid and very straightforward with what's on the market, what is available. It's not that I won't try to find them one at any price point, but when you drop it to a certain price point, there's just not houses available.
• 6:09
  Speaker A: I see. So let's say I have a million dollar budget. Would I not be interested in maybe a two. How big of a condo that is? Three bedrooms, whatever it is.
• 6:21
  Speaker B: That is interesting because I did, I haven't really closed any, but what I would call high end luxury condos. And the reason is, is that usually when we're comparing numbers, if somebody has a budget of a million and we're comparing three bedroom luxury condo, and then you're also looking at certain houses with great beach access, it people just tend to go towards the houses once we get to looking at them. Whereas if you know many condos at the three bedrooms that are nice in the 7, 7 to 850 range, it still seems to make a lot of sense. But. And I'm not saying there aren't condos that are great at a million, but when you open up those kinds of houses that are available to it just people tend to go that direction when we're comparing them.
• 7:06
  Speaker A: I see. And if you're listening to this, keep in mind this is the winter of 2526. We're right around New Year's of 26. You can see my Merry Christmas is still up. Has not been Christmas yet. And Merry Christmas to you. Happy holidays. But keep an eye on these numbers. These numbers are obviously going to change based on when you're listening to this and market fluctuations. But these numbers are important as of the recording of this podcast. So Fort Morgan, that is on the western side of this area and basically the end of the strip of beach. Right. And also you can't get there from Gulf Shores, right? You got to go up and around. Is that right?
• 7:47
  Speaker B: Yeah, that's right. That's right. A lot of people will see how the west beach in Gulf Shores just keeps going. And it does look like on a map it'll just circle back up into Fort Morgan. But, but it does end in this really nice luxury community called Laguna Key. That's where west beach ends. And you can get in the kayak and get in the lagoon and get to Port Morgan, but you can't drive there. There's actually really nice Bon Secours Wildlife Refuge right there on the end of the lagoon with some really cool hiking and stuff too. But, but anyway, no, you have to go on the north side of the lagoon on Fort Morgan Road or 180 to get into Fort Morgan. And it's, and it's very different. I mean some people don't like Fort Morgan for one reason or another. You can kind of see some oil rigs in the distance. It's not, there's not as many restaurants and bars there as in Gulf Shores and Orange Beach. So some people avoid it or advise to avoid Fort Morgan altogether. But in reality my clients, who most of my repeat buyers keep buying houses in Fort Morgan because you can get them at lower prices. And if you're a pet friendly rental this, especially the second tier and Gulf front houses, you can get them at much lower prices typically than in even Gulf Shores, especially than in Orange Beach. And the numbers are still really good. So you know, I just bought one in Fort Morgan too that I'm excited about and my entire portfolio there is in Fort Morgan right now. Not by, you know, just. It's not that I specifically targeted that area. They just the best deals that were available at the time in my opinion were in Fort Morgan when I was looking.
• 9:22
  Speaker A: Yeah, I like it out there a lot. It is like if you're new though and you go out look at this area for the first time for Morgan is a little sleepy, you know, not a lot of like bars and party and stuff like that. So I don't know, it can look to an outsider like maybe there wouldn't be that many people coming there, but that's, that's certainly where I want to stay in the area. So what. Let's talk a little bit more numbers. What, what does it take to get a house right now? You know, maybe three. Average price for a three bed, four bed, something like that.
• 9:56
  Speaker B: So it definitely depends on. So. So if you're Gulf front, those are going to be the Most expensive properties here and the reason is just for a Gulf Front lot if you can find one is going to be you know, minimum 950 but typically right now about a million for a 50 foot lot and then if you get 100 foot lot it could be up to 1.5 or so or more so and it depends on Fort Morgan, Orange Beach, Gulf Shores of course because that's going to vary. But so the housing prices are going to be something that might need a little work or you know a smaller house this Gulf Front might be maybe we can get a deal at one point for 1.5 but the newer Gulf Front houses especially will be over 2 million. You know the bigger ones are 2.5 or so. Now those can still make sense numbers wise. I'm not, I mean I have a lot of clients who exclusively go for those bigger Gulf Front houses because they can, especially if they have a deck pool that's heated, they can generate very big numbers, I mean, you know, very big numbers for the purchase price. So they can still make sense but, but they're very expensive. If you go one row back the prices change dramatically. So a second tier with now it depends on the views and the access and everything. But that'll be closer to if you have a big one the same one that we would be 2.7 that's go front would be somewhere like 1.6 or 7 the same house if you just go one row back and then there's some that aren't as big and nice that around 1.1 or so for a second tier with good and then as you keep going back the prices tend to go downwards or you know, trend downwards but you know there's many factors there. But for, for a million bucks, I mean I just closed a really nice three bedroom gold fortified being newer in Fort Morgan with really great access. That's about a fifth or sixth tier for 800,000 is what I just closed one a couple of weeks ago and it had a private pool, heated pool too. So that'll be a good rental in my opinion. But I do, I personally prefer if you can get a four bedroom house to get a four bedroom and you know, I don't just my logic behind that is that there's many condos that are up to three bedrooms and then you have a few four bedroom penthouses or exceptions in the complex but as soon as you jump to a four bedroom you eliminate 95% of all the condo competition from a rental perspective. So I do like the four bedrooms but still I've got clients with three bedroom houses doing very well too.
• 12:37
  Speaker A: So it sounds like again, maybe it boils down to budget. Like here's my budget. Let's get as close to the beach as I can versus how many bedrooms I want. And I live on the beach. It's the same thing here. You can get a four bedroom another block off or you can get a three bedroom one block closer. Is that that kind of the vibe?
• 12:57
  Speaker B: That's exactly right. That's right. Once we find out what budget you're looking at, that's what I try to do is find the best available property within that budget or negotiate the best deal possible. But that's really what dictate. And there's so many good properties. You can find us solid investment, investment in many different price points. But it's just, you know, you're just going to be limited to what is available within that price point. Of course.
• 13:21
  Speaker A: How many, let's say I'm coming to you with a million dollar budget. Is that a healthy budget? We can get something done.
• 13:26
  Speaker B: Oh yeah, for sure.
• 13:27
  Speaker A: Okay. How many houses can I look at? In other words, how many houses are on the market right now that would be appealing to somebody with a million dollar budget?
• 13:36
  Speaker B: Well, and that has been a little bit of an issue, inventory. So especially with houses. So condos, there's so many available, you can negotiate like crazy right now.
• 13:47
  Speaker A: So in other words, if I find a building I like. Hold on. You got me excited about the condo thing. I find a building I like, I can go in there and there's, you know, several for sale and I can kind of wheel and deal and find the one that is the best, like basically the seller that's willing to deal.
• 14:04
  Speaker B: That's actually my favorite strategy is to, when I have a client who's look who wants to go for condos in particular, we find several buildings that they like and the HOAs are healthy. And then we just look for the options that are there and whichever one they like the most, we usually go for first and just try aggressive negotiation. And if they're not willing to play ball, we go to the next one. And it's worked out very well. But that's a very good strategy right now.
• 14:29
  Speaker A: And as a guy, as a, you know, I'm primarily a buyer. I don't like to sell. I have sold. But this is exciting. This is so exciting, you know, like, man, I have options and I can, if the seller doesn't want to deal, I can raise my finger to him and go to the Next guy. That's awesome. You know, this is a great market. It's. It is. I'm actually shopping right now and there's three or four that I have my eye on and haven't made any offers. But honestly, because I know if I offer on the first one and it doesn't go well, I'm just going to jump to the next one and I'm going to end up with one and I'm not sure if I'm ready. I did two rehabs last, you know, this year, and I'm like, maybe, you know, because you get to a point when you got enough properties and you're just living life and you're happy. It's a wonderful thing. And that's where I'm at right now. So I'm like, do I want to complicate things or not?
• 15:23
  Speaker B: I hope to have that problem one day, Luke.
• 15:25
  Speaker A: Oh, please. You're there, man. It's, it's, it is. It's a whole nother set of problems. But. Yeah, but, you know, then I got. I'm not trying to say I'm living the dream over here. I am. But, you know, I got two houses in long term rentals in Tennessee right now that are like, just really raising the stress level, you know, like, tenants moved out and they both have cockroach problems, and the subfloor was destroyed on one of them by a washing machine. The property manager is this and that and the other. You know, good times. Anyway, what the hell were we talking about? Okay, condos in multiple units in the condo. But what are we seeing on single families? Are sellers ready to deal or are they not? Or is it a mix of both?
• 16:10
  Speaker B: It is a mix of both. The good thing. So the inventory is still low. But it's funny that my clients will look at a house a lot of times and I have three clients looking at one great house. Or I might send it to them because I'm like, look, this is overpriced. But I think if we negotiate, it'll be a good one. And several of them we kind of scared to put in an offer. And I'm like, look, I'm the one putting it in. There's really nothing you have to worry about. There was one that was priced at 1.5. We closed it for 1.25. I mean, this thing appraised for 135 in a market that usually goes close to the purchase price, like, even if it's a great deal. So that thing definitely had some good value. And then I used that comp to he was friends with another client. And there was another one price at 165, but it was somewhat comparable. And we got. That one is much bigger, but we got it under contract for 135. So from 165 to 135. And it's the people who are willing to give me a shot to try to negotiate these. I mean, they might say no, but some of these have been sitting at a higher price and are right for negotiation. And on the housing side, too, the only difference is with condos, there's just so many that are available. With houses, there's just much more limited inventory. So that's the biggest, biggest problem with the houses right now.
• 17:27
  Speaker A: What would you see for days on market right now? I actually looked it up in. Your average for your market is 90. 90 to 120. Right. But you know, that's primaries. That's going way up, farther from the beach and things. So like in the houses that you're dealing with on a daily basis, if you were to. To pull up days on market, what's common to see right now?
• 17:51
  Speaker B: Very common to see those high days. Absolutely. It's still. So most people are still overpriced on many of these houses, in my opinion. And you know, and I. I sold a lot of listings this year too, and I've noticed how it's a difficult market on the listing side, unless you're priced well. I've had clients that we've priced them very well and they've gone within, you know, 20 days. We've had a contract or quicker. But if you don't price them well, then what happens is they sit for a while, then you usually have to sell for a lower price than you would want. But anyway, so yes, there's a lot of houses that have been sitting for hundreds of days on market that are. And they may have turned down higher offers. And that's. I've seen that happen so many times where I'll come with one of my clients and we'll make a pretty solid offer on a property. And at the time you. It's kind of fresh on the market and they'll turn it down and then I'll look, you know, a year later and it sold for a lower price than even we offered. So it's an interesting market, but that's very high days on market because a lot of people are overpricing properties here.
• 18:56
  Speaker A: I see. So limited inventory, yet high days on market. How that's a little weird.
• 19:01
  Speaker B: It's interesting that's right.
• 19:04
  Speaker A: So let's say walk through like your. Something fresh in your mind last deal or the one before that. I liked all those numbers you were throwing at me. Let's do that again. So, like, what's a recent deal that you got maybe closing last week or something? What. What were they asking? What did you offer? What did you end up at?
• 19:24
  Speaker B: So those were two pretty recent ones then. You know, we had a condo that was priced at 6 that could be a little off, but close to 600. And the comps were showing that it should have been like 575, but we still got it under contract for like 515 and a very healthy one, which, you know, that's much a different price point, but you know, it. It appraised for much higher than we had it under contract. So those are pretty recent comps I was looking at. So it depends on the seller, but there's just so many that they are right for the picking. Right now I'm trying to think of some others. Let me think. There's. Yeah, I'm talking about one today, actually, after we get done with this. I've got a negotiation that I think we're gonna get is priced at 1.5, and I think we're gonna get it under contract at 1.25. Another one. So a lot of. A lot of really good negotiations.
• 20:26
  Speaker A: Wait, wait, was there already an offer? In other words, did they offer like 1.1 already?
• 20:30
  Speaker B: Well, so the funny thing is this one, we offered this 1.25 offer several months ago and they took it off the market.
• 20:38
  Speaker A: They said, yeah, we've been seeing that a lot.
• 20:40
  Speaker B: Right. And then they came back to me yesterday and they've almost made it to where there's not enough time for my client to do the bonus depreciation at this point. But they're trying to get creative and work with us because they want to sell it now before the end of year. And so we're going to get on the phone and now they're willing to do it at the price we last offered. I'm just hoping we can work out the timelines for the buyer. But it's. They just called me out of the blue after taking it off the market because they didn't want to work with us on the. The same offer previously.
• 21:11
  Speaker A: Yeah, we're. See, I Actually that happened to me. This one's worth telling. I had a house that. I mean, it's been almost a year ago. It was. It was in the early spring, late summer that I Offered on. And we ended up going back and forth like eight times and then we just said forget it. And then it sat. And then eventually like not that long ago, this story goes on and on and on and on. I'm going to leave some parts out. A few weeks ago they came back and they were like, we're going to take your original number. We want, we want to go ahead. And we were like, that was like almost a year ago, you know. So anyway, they were asking, oh man, what were the numbers? It's so hard to remember all this stuff. They were asking 850. Let's say it was 850. And I think we basically said we're going to do 775. Take it or leave it. Or maybe it was 800, take it or leave it. I think it was 800 and they left it. And so they actually ended up coming back to us again last week or two weeks ago and they said we're going to take your original 800. And then. And we were getting ready to do it. But I dealing with these Tennessee properties and I was thinking about exchanging those. So we put an exchange in there as a contingent contingency and that day they got another offer with no contingencies and took it. And it was actually, I think it was 15 grand lower than the number that I offered them back in the spring. So we're seeing that, we're seeing where, you know, it's, it's taking time to get deals right now, unfortunately, but not all the time. Some of them you just get in there and they are ready to wheel and deal. So yeah, that's, that's the market in early 2026. That's what we're looking at right now. Have you seen any sellers that were let, I hate to say it, lost their ass? I mean have you seen any numbers where you know, like, wow, this was way less than they paid for it. Like a 21 buyer.
• 23:16
  Speaker B: I definitely have now. Thankfully none of my clients that I. Yeah. You know, because they're self managing, usually hitting much higher numbers which helps me market them, to be frank with you too. And also they're not as motivated typically. But are our clients, I should say. But the, but there's one that I'm under contract now with. This is a, actually one of the lowest priced houses in Fort Morgan at the, at this time a sub 500k prop house which is kind of tougher to find but they paid 530 for it. And now we're under contract at 480. And they bought it eight months ago. But what happened is they bought it and they apparently, you know, they've never seen the property or in person I don't think. And they went with, I mean, I mean I'm not trying to bash but they went with a management company. This hitting much lower numbers than they should be. I mean just with this house and just knowing what my clients are hitting with similar properties, they should be doubling the numbers they're hitting. And so she's just losing, losing money with this management company.
• 24:26
  Speaker A: Two things to consider there. Now this is really not all that common in a beach market like Gulf Shores because there's a lot of disposable money that's being used on these properties. You know I would say more often than not somebody that's buying a house in say Gulf Shores is. It's discretionary. It's extra funny money. Now that's not necessarily what we deal with every day. So what you're talking about is definitely not the norm in a market like this. Also what are you thinking? I mean you can't hold a house for eight months and expect to not lose money. You're going to lose money. It's called, I mean it's called a short sale. Then short sales were like totally normal. Obviously that's when they, when you stop paying your mortgage is more what's going on there. But used to be an entire industry in the 08 era of short sales. People that were all they did was specialize in short sales which means they were basically like what do they call it now they got that insurance when you buy a car so that when you go sell the car if there's the gap. Insurance. Yeah, yeah. That's like we're talking about the real estate shorts, the short sales. Almost like the, the real estate version of that. But so anyway if you're getting into real estate for the first time, if you have to sell a house after only eight months, it's, you know, it's not a good idea and you probably are going to lose a little bit of money.
• 25:46
  Speaker B: But well that's in my opinion too. That's also one of the advantages and I'm not trying to plug the short term shop but it's just a fact is that since we're not working for a management company, most of us have looked at the numbers to where we can kind of compare management companies. If even if one of like I have clients who want to use management companies but then I have an unbiased way of just Comparing them and saying, look, this is what numbers they're hitting with similar properties. These are the ones you should interview, things like that. Because you know, a lot of people just go with the first management company they see. And to be frank, tough to make the numbers work unless you're paying cash in this market. You're paying 20% of your gross revenue to management companies who are going to underperform most self managers by a minimum of 20%. So it's, it makes the numbers different, you know, and it's the. In my. That's just my opinion.
• 26:42
  Speaker A: No, a hundred percent. And there's a whole lot of doctors that live in Mobile and live in Birmingham that want a house in Gulf Shores and they don't want to deal with this stuff and there's nothing wrong with that. And. But they're not going to make money and they're okay with it, you know, but that's not us. And also you do need to interview several property managers. If you're going to use a property manager and you need to understand it's not going to be like the greatest job of all time. And that's okay. That's okay. You know, if you're going to use a property manager, if you want to be the doc, the rich doctor from Birmingham, put it with a manager that you get along with. That's the hard part is finding somebody that likes to communicate the same way you do and responds at all is a good thing for a property manager, you know. But yeah, that's a whole other story. Well, what else, what did we miss? Anything else that's going on in the world of Gulf Shores real estate in early 2026?
• 27:42
  Speaker B: Well, I mean, I know I've beaten to death on the airport, but we've just got a huge airport expansion that I think we're going to really be feeling in our tourism numbers this coming up year. So pumped about that. The waterway district, the pedestrian bridge is getting built. We're going to have Margaritaville. Just so many really cool things going on over in this area. One bit of big news that I haven't had enough time to really find out all the details on is the hangout fest got canceled for 2026.
• 28:12
  Speaker A: Oh, really?
• 28:13
  Speaker B: Right. Which is not good news to me. But there's mixed opinions, you know, about what actually happened there. They're definitely trying to bring it back for 2027, but I got to thinking about it and looked at the numbers. I still think I'm going to get booked that weekend. So for all the people managing I don't know how it's not going to make or break your year. It's one weekend. You know, it's one weekend where you can get better numbers. But in some. Some of my clients even shut down their property insert depending on the bands that are there for certain guests. But. But anyway, it's just an interesting bit of news. And the city itself is going to lose a lot of tax money from that weekend.
• 28:56
  Speaker A: I wonder why. No idea.
• 28:58
  Speaker B: Well, there's rumors going around, so some people are blaming the. The city. Some people are blaming the produce, the production company. So I don't want to really comment until I know all the details. But as of right now, it just seems like somebody did drop the ball. I just don't know who it was because it definitely is not good for Gulf Shores with the amount of money it brings in for the community.
• 29:20
  Speaker A: Yeah, this is a small town. This is a, you know. You know, we want as much attraction as we can get.
• 29:26
  Speaker B: That's right. That's right. So that's kind of breaking news. But. But I'll definitely fill any of my clients or anybody who wants to reach out. I'll fill you in with all the news when I. When I have more info on it. But it is coming back in 27. There's a big out, or should be. But anyway, that just happened yesterday or the day before.
• 29:44
  Speaker A: Of course, you do have that theme park, for lack of a better way to put it. What's that called again?
• 29:49
  Speaker B: Oh, oh, yeah. There's a ton of attractions we got.
• 29:52
  Speaker A: Oh, I wish. Like, you know, we live over here. Destin38. We don't have anything that. That thing is cool. It's, you know, I mean, it's definitely not Disney World, but it's. It's really cool.
• 30:01
  Speaker B: Oh, it's awesome. I love. Oh, the indoor water parks. Fun. The slides are great. And then the wharf is cool, too. They've expanded the wharf and then they have this amphitheater that is one of my favorite places to go for concerts, you know, so, you know, got a lot of other great attractions.
• 30:17
  Speaker A: What about that other water park? What's that one called? There's another water park, right?
• 30:20
  Speaker B: Oh, yeah, Water. Waterville usa.
• 30:22
  Speaker A: Is that cool?
• 30:23
  Speaker B: Oh, yeah, that's cool too. They just built a new in, I mean, outdoor bar and stuff like that for the parents to have some, you know.
• 30:30
  Speaker A: Man, you guys are smoking us. We. We only have one little teeny, tiny water park over here, and it's not that cool.
• 30:35
  Speaker B: Oh, really?
• 30:36
  Speaker A: Yeah, yeah.
• 30:37
  Speaker B: These are both really cool water parks here, so.
• 30:39
  Speaker A: Yeah. But yeah, that we went to the owab. It was winter time, you know, just recently here, and we didn't do the water park, but the, the rides and all that stuff was. It's so, it's so much fun. The kids loved it. They had a ball. I wish we had something like that here. But anyway. All right, buddy. Well, we'll let you go. Thank you for hanging the Gulf Shores Real Estate Podcast. And what's your email? How do we get a hold of you?
• 31:04
  Speaker B: You can just reach me at jonathan@theshorttermshop.com. that's J O N a T H a n@theshorttermshop.com.
• 31:11
  Speaker A: all right, we'll see you guys later. Thank you.
• 31:13
  Speaker B: Thanks, Luke.