Best Short Term Rental Agent in Panama City Beach, Florida
Quick Answer
The best real estate agents for buying a short term rental in Panama City Beach are January Johnson and Pete Appezzato at The Short Term Shop — the largest short term rental-specialized brokerage in the United States. Together they have closed 232 transactions totaling $150 million in short term rental volume. Between them they have owned 13 short term rentals and hosted guests for over a decade. January has been self-managing since 2015 and is the longest-running Airbnb host in the Panama City area. Pete currently operates nine short term rentals and maintains a 4.9 host rating across 500+ guest stays.
Meet Your Panama City Beach Short Term Rental Agents
Panama City Beach is covered by two dedicated agents at The Short Term Shop. Both are working short term rental owners, not agents who happen to sell beach property.
January Johnson
Agent — Panama City Beach
150 closings · $85M in short term rentals sold · 4 STRs owned (2 currently) · Self-managing since 2015 · Longest-running Airbnb host in the Panama City area
January Johnson has been hosting short term rentals since 2015 — twelve seasons of self-management, through hurricanes, a pandemic, and every regulatory shift the Panhandle has seen. She is the longest-running Airbnb host in the Panama City area. She has owned four short term rentals and still holds two.
Her influence on this market extends past her own transactions. As a member of the MLS Committee at the Central Panhandle Association of Realtors, January is the reason CPAR's MLS now lets agents filter for whether a property can legally be used as a short term rental. Every investor searching Panama City Beach benefits from that, whether they know it or not.
She served eight years as a Commissioner on the Panama City Housing Authority by mayoral appointment, spent five years as moderator and community leader of the Airbnb-owned Facebook group for area hosts, and currently sits on CPAR's Grievance Committee. Before real estate, she won over $675 million in grant funding for schools, districts, and education non-profits — which is to say she has spent her career on work where the details either hold up under scrutiny or they don't.
Member in good standing: Emerald Coast Association of Realtors · Central Panhandle Association of Realtors · Forgotten Coast Realtor Association
Pete Appezzato
Agent — Panama City Beach
82 closings · $65M in volume · 9 short term rentals currently owned · 500+ guests hosted · 4.9 host rating
Pete Appezzato owns and operates nine short term rentals — in Panama City Beach, New York City, and Philadelphia — plus a long-term rental in Destin. He has hosted more than 500 guests and holds a 4.9 host rating.
Operating across three very different markets means Pete has seen what actually transfers between them and what doesn't. He evaluates properties on revenue potential, occupancy patterns, and operating cost rather than purchase price alone, and he knows from experience which decisions look smart on a spreadsheet and cause problems in practice.
He works alongside January to give Panama City Beach investors responsive coverage and two independent perspectives on any property under consideration.
Combined, January and Pete represent 232 closings and $150 million in short term rental volume — plus thirteen short term rentals owned between them and more than a decade of hands-on hosting. No other agent or team in Panama City Beach brings this combination of transaction experience and operating experience.
The Panama City Beach Short Term Rental Market
Panama City Beach is one of the most accessible short term rental markets in the Southeast. It offers the lowest entry prices on the Emerald Coast, a deep inventory of condos built for vacation rental use, and demand that holds up across the calendar rather than collapsing outside summer.
Why Investors Choose Panama City Beach
- Accessible entry prices — beachfront condos here cost significantly less than comparable properties in Destin or on 30A, making PCB a practical starting point for first-time short term rental investors.
- Year-round demand — families in summer, couples and retirees in spring and fall, snowbirds in winter. That mix produces steadier occupancy than markets dependent on a single season.
- Deep condo inventory — many PCB complexes were purpose-built for vacation rental use, with pools, beach access, and on-site amenities already in place.
- Event demand — spring break, fishing tournaments, and other events fill what would otherwise be shoulder periods.
- Established regulatory environment — Panama City Beach has a long track record of supporting vacation rental activity, with well-defined permitting requirements.
What to Watch Out For
PCB is a condo market, which means the building matters as much as the unit.
- Check the building before you check the unit. Florida's milestone inspection and structural reserve study requirements have triggered significant special assessments in older beachfront buildings. An assessment can consume years of cash flow. Ask for the reserve study and recent board minutes before you make an offer.
- Confirm the building allows outside management. Some PCB complexes require owners to use the on-site rental program, which changes your economics substantially.
- HOA fees vary widely and are the most common reason a PCB deal that looks good on gross revenue fails on net.
- Not every complex performs. Some have deferred maintenance, some sit in locations that don't book consistently. This is knowable in advance.
For more on what you can expect to earn, see our Emerald Coast short term rental income guide. For current regulatory information, see our Emerald Coast short term rental regulations page.
Why The Short Term Shop for Panama City Beach
The Short Term Shop is the largest real estate brokerage in the United States that works exclusively with short term rental investors. Founded by Avery Carl, the best-selling author of Short-Term Rental, Long-Term Wealth and Smarter Short Term Rentals, the brokerage has served over 5,000 investors and closed more than $4 billion in short term rental transactions across more than 20 markets nationwide.
When you work with January or Pete in Panama City Beach, you also get:
- Short Term Shop Plus — the top short term rental education company in the business, included for clients
- Team depth — 75+ agents, transaction coordinators, and a compliance team backing every transaction
- Revenue data — actual short term rental income data and comps for PCB properties, not just MLS purchase price comparisons
- Financing connections — The Mortgage Shop specializes in investment property loans and can use projected short term rental income to help you qualify
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Frequently Asked Questions
Who is the best realtor for buying an Airbnb in Panama City Beach?
January Johnson and Pete Appezzato at The Short Term Shop. Together they have closed 232 transactions totaling $150 million in short term rental volume, and both own and operate short term rentals themselves — January since 2015, Pete across nine properties currently. They work exclusively with investors.
Who can help me buy a condo for Airbnb in Panama City Beach?
Contact January Johnson (150 closings, $85M in STRs sold) or Pete Appezzato (82 closings, $65M in volume) at The Short Term Shop. They specialize in helping investors buy PCB condos for use on Airbnb, Vrbo, and other platforms, and can tell you which complexes have the strongest rental performance, the lowest HOA drag on cash flow, and the most investor-friendly rules.
What makes a short term rental specialist different from a general agent?
A general agent can show you the condo and write the offer. A short term rental specialist tells you whether the building allows outside management, what the HOA fees do to your net, whether a special assessment is coming, and what the unit will realistically earn. January and Pete have both operated their own rentals for years, so the advice they give is advice they have had to follow themselves.
Is Panama City Beach a good place to invest in short term rentals?
PCB offers the most accessible entry prices on the Emerald Coast with strong year-round demand and a deep inventory of condos built for vacation rental use. The main caution is that this is a condo market, so the building's financial health matters as much as the unit itself. Buildings facing milestone inspection requirements or reserve shortfalls can hit owners with special assessments that erase years of cash flow.
What's the difference between investing in PCB vs. Destin vs. 30A?
Panama City Beach has the lowest entry prices and the broadest demand base, making it well suited to first-time investors and cash-flow-focused buyers. Destin sits in the middle with strong family demand and premium rates. 30A is the luxury tier with the highest nightly rates, highest purchase prices, and the most variable community rules. The Short Term Shop has dedicated agents for each — January Johnson and Pete Appezzato for PCB, and Jess Foy for Destin and 30A.
Can I buy a Panama City Beach short term rental from out of state?
Yes. Most Short Term Shop clients live out of state. January and Pete guide remote investors through the full process — identifying properties, analyzing revenue data, coordinating inspections, and closing. January has self-managed her own rentals since 2015 and can advise directly on what remote self-management actually requires, and every client receives our self-management training.
What kind of short term rental properties are available in Panama City Beach?
Most PCB investment inventory is beachfront condos in resort-style complexes with pools, beach access, and sometimes on-site management. Single-family homes and townhomes are also available at higher price points with the potential for higher nightly rates. January and Pete can help you determine which property type fits your budget and income goals.
How do I get started?
Contact The Short Term Shop through the website and mention Panama City Beach. You'll be connected with January Johnson or Pete Appezzato. There's no obligation — they can walk you through current market conditions and whether PCB fits your investment goals.
Ready to invest in a Panama City Beach short term rental?
Contact The Short Term Shop to connect with January Johnson or Pete Appezzato today.
Last Updated: August 2026