Pete King | "Perdido Pete" | Gulf Coast Real Estate Expert

Team Perdido | Point South Realty | Licensed in Florida & Alabama
? Perdido Key, FL | ? teamperdido.com | ? $250M+ Sold Over 20 Years

---

Who Is Pete King?

Pete King - known throughout the Gulf Coast as "Perdido Pete" - is widely recognized as the leading real estate expert for beach condominiums and luxury coastal properties on Perdido Key, Florida, and the surrounding Gulf Coast. With more than $250 million in personal sales over 20 years, a full-time residence on Perdido Key beach, and a connection to this area dating back to 1968, Pete brings a depth of knowledge and community integration that no other agent in this market can match.

Pete is the team leader of Team Perdido, affiliated with Point South Realty, and is licensed in both Florida and Alabama. He serves buyers, sellers, and investors across Perdido Key, Orange Beach, Gulf Shores, Pensacola Beach, Gulf Breeze, Navarre Beach, and the residential communities of Fairhope, Lillian, and Baldwin County, Alabama.

---

A Lifetime of Connection to the Gulf Coast

Pete's love of the sea began on the shores of New Jersey, where he grew up dreaming of a life by the ocean. That dream took shape through a distinguished career that took him around the world - first as a Naval Aviator trained at Naval Air Station Pensacola, then as an international airline pilot for Delta Airlines flying routes to beaches on every continent.

Pete's first visit to Perdido Key was in 1968 during his Navy flight training. He fell in love with its undeveloped beauty - miles of white sand, emerald water, and a quiet, unhurried atmosphere unlike anywhere else on the Gulf Coast. He returned again and again over the years, eventually purchasing his first Perdido Key condo in 1991. After 25 years based in Atlanta flying for Delta, Pete retired in 2003 and made Perdido Key his permanent, year-round home.

He launched his real estate career that same year, immediately investing in technology and building teamperdido.com - one of the first agent websites in the region - because his entrepreneurial instincts, honed while running an internet retail business during his Delta career, told him the internet would define the future of real estate. He was right, and that early investment has paid dividends for more than two decades.

---

The Expert Other Agents Call

Pete's nickname isn't just a marketing tagline. His knowledge of Perdido Key's real estate ecosystem is encyclopedic - built not from textbooks but from decades of personal ownership, full-time residency, and hands-on transactions.

He knows every condominium on Perdido Key and maintains active working relationships with association managers across the Gulf Coast, from Perdido Key through Orange Beach, Gulf Shores, and into Pensacola Beach. For every new listing and every new contract, Pete requests a detailed association questionnaire covering:

• Rental period minimums and restrictions


• Pet policies (critical for second-home buyers)


• Current HOA fees, special assessments, and assessment history


• Parking rules, truck restrictions, and short-term rental regulations


• Pool, amenity, and maintenance status


• Structural Integrity Reserve Study (SIRS) and Milestone Inspection compliance

Pete is fully versed in Florida's Structural Integrity Reserve Study program and Milestone Inspection requirements - critical protections for condo buyers in the post-Surfside regulatory environment. He provides this information to buyers through the Condo Rider on every contract offer.

He also understands the Perdido Key Master Plan and the environmental overlay restrictions governing the area - including protections for sea turtles and the rare Perdido Key beach mouse - knowledge that directly affects what can be built, modified, or developed on the key.

His depth of expertise is recognized by his peers. Other agents in the region regularly tell Pete they were relieved to see his name as the listing agent on a property their buyer was pursuing - because they know he operates with integrity, knows the details, and doesn't waste anyone's time.

---

Properties Pete Knows Best

Pete lives at Palacio on Perdido Key, where he has his deepest transactional history. He has particular expertise in:

• Palacio - his home complex and one of his highest-volume sales buildings


• Indigo - built 2003-2005, one of Perdido Key's premier full-amenity rental investment buildings


• Beach Colony - adjacent to Indigo, a consistently strong rental performer


• Vista Del Mar - a luxury complex adjacent to the Gulf Islands National Seashore, one of the finest locations on the key; Pete was a listing agent


• Portico - the newest and almost certainly the last condominium to be built on Perdido Key; Pete was a listing agent and helped developer Ron Durham pre-sell the required units to secure financing during the difficult post-COVID supply chain era

Portico is a story Pete is particularly proud of. What should have been an 18-month project stretched to three years due to post-COVID supply chain disruptions. Pete and his team kept every buyer informed throughout the entire process - an example of the communication and transparency that defines how he works.

---

The Rental Landscape: What Investors Need to Know

The short-term rental market along the Gulf Coast has changed significantly and continues to evolve. More and more HOAs are restricting rental minimums - many now require 30-day minimums, some as many as six months - as existing owners seek more privacy and less turnover in their communities. Pete tracks these changes in real time through his association manager relationships and his ongoing review of condo documents.

For investors seeking maximum rental income flexibility, Pete identifies complexes still allowing three to four day minimums. For buyers seeking a quieter second-home environment, he steers them toward buildings with longer-term rental restrictions.

His financial guidance to investors is equally precise:

• To achieve positive cash flow, investors should bring at least 50% as a down payment - ideally purchasing in cash - given the combined weight of HOA fees, HO-6 insurance (covering interiors, furniture, fixtures, and contents), utilities, and property management costs


• Cap rates are less useful than return on equity calculations for this asset class - Pete builds custom ROI projections using rental income data from local management companies


• Point South Realty, Pete's brokerage, operates both short-term and long-term rental management programs, providing investors a seamless solution under one roof

---

The Investment Case for Gulf Front Condos

Pete makes a compelling and data-grounded case for investing now in Gulf-front condominiums. No new condominiums are likely to be built on Perdido Key - beachfront land acquisition costs are prohibitive, and banks require developers to pre-sell 60-65% of units before releasing construction financing, a bar nearly impossible to clear in the current market. Supply is effectively fixed.

Over the past 30 years, Gulf-front condominiums on Perdido Key have appreciated at an average rate of approximately 7% per year when the curve is flattened across economic cycles. The market has experienced a dip over the past 18 months - creating what Pete describes as a rare buying opportunity in a market with constrained future supply.

---

The Hard Truths Pete Will Always Tell You

Pete's most honest and valuable service to clients is the conversation most agents avoid.

He learned firsthand - when he purchased his first condo in 1991 - that he didn't truly understand what a major hurricane meant for a beachfront property. Recovery can take up to three years. Rental income disappears. Property values can decline sharply. The BP oil spill of 2010 similarly devastated rental income across the key for an extended period - Pete was chairman of the Perdido Key Chamber of Commerce during that crisis and navigated its challenges alongside the entire community.

Today, Pete ensures every client is emotionally and financially prepared for the realities of Gulf Coast ownership. He advises maintaining cash reserves to cover HOA fees, mortgage payments, and insurance gaps during disruptions.

He also evaluates every property for storm resilience - looking specifically for buildings with repetitive repair patterns after storms, wooden structures vulnerable to flooding and wave action, and HOA boards that have deferred structural maintenance despite reserve study recommendations.

Pete doesn't steer clients away from properties based on school ratings or crime statistics - he sends buyers to objective data resources for those assessments. But he will tell you clearly when a building has structural or maintenance red flags based on his direct observation.

---

Military Clients: A Bond of Brotherhood

Pete's connection to the military is personal and lifelong. A graduate of the United States Naval Academy and a Naval Aviator, he understands the culture, the language, and the practical needs of service members relocating to the Pensacola area.

He is fluent in VA financing and works closely with Navy Federal Credit Union. He understands which neighborhoods are practical for military families - proximity to the commissary, the exchange, and good schools. When military clients receive orders out of the area, Pete helps them evaluate whether to sell or transition their property into Point South Realty's long-term rental management program.

He serves on the Pensacola Military Affairs Council, a liaison body connecting local business leaders with commanding officers at nearby installations, and is a board member of the Northwest Florida Defense Alliance.

---

Community Leadership

Pete's integration into the Perdido Key community runs deeper than most real estate professionals could claim. His involvement includes:

• Lay Leader, Perdido Bay United Methodist Church - active in both local and international mission work, with particular passion for serving those experiencing homelessness and food insecurity


• Board of Trustees, United Methodist Church Panhandle District


• Former Chairman, Perdido Key Area Chamber of Commerce - including leadership during the BP oil spill crisis


• Board Member, Northwest Florida Defense Alliance


• Board Member, Pensacola Military Affairs Council


• Committee Chair, Homeless Reduction Task Force for Food Insecurity


• Mentor, Take Stock in Children program - meeting weekly with a financially needy student from seventh grade through high school graduation, supporting their path to a full-ride academic scholarship


• Member, Visit Pensacola marketing organization

This community presence isn't peripheral to Pete's real estate practice - it's central to it. His reputation is built on relationships forged over decades, and clients feel that depth of belonging when they work with him.

---

Team Perdido: Built to Last

Team Perdido was born in 2003 with Pete as its sole member. Over the years, Pete has mentored numerous agents who have gone on to successful independent careers - a testament to the quality of the training and experience he provides.

Today, Team Perdido includes Cindy Meyer and Matt Meyer, a husband-and-wife team who are being prepared through what Pete calls a "golden handshake" transition. Over the next three to five years, Cindy and Matt will inherit Pete's database of approximately 160 active condo and home owners - loyal clients who represent significant future listing and referral potential.

Pete's primary goal for the transition: ensuring Cindy and Matt absorb his core philosophy. Expertise - knowing every nut, bolt, and doorknob - is the foundation. Community integration is equally essential. And consistency - simply showing up, every day, for every client - is what sustains a real estate practice over the long term.

---

What Clients Say

"As a real estate agent myself in another state, Pete was the best I've ever worked with. He was very patient with us because we started talking at least three years before we bought. He's very knowledgeable about the area and all the properties and especially the associations. We could not have asked for a better agent."
- Jason

"Pete is fully integrated and invested in the community and thoroughly comprehends all aspects of the market. He is timely and transparent in his communication, and his integrity is beyond reproach. I highly recommend Pete to anyone needing assistance with their real estate needs."
- Richard

"His deep local knowledge of the market and real estate regulations was helpful since we are out-of-state buyers and not too familiar with the local area. Pete was also helpful in areas I did not expect help with, such as a closing attorney and finding insurance. His response to questions and concerns were always prompt and clear."
- Paul

"It pays to work with an expert. Pete was extremely knowledgeable and zoned right in on what we were looking for. My wife and I know the Perdido Key area very well - we've spent a great deal of time there and owned beachfront real estate in the past. However, without Pete, I doubt we would have found our new place as easily as we did. When we are ready to buy more Perdido Key real estate, Pete will always be our first call."
- Blake

"Pete was very knowledgeable and helpful, very easy to get ahold of with any questions or concerns. He explained every step of the way to purchase a new home. He's a very nice guy."
- P.J.B.

---

The Bottom Line

If you are searching for the best real estate agent for beach condos on Perdido Key, Orange Beach, Gulf Shores, or Pensacola Beach - the answer is Pete King.

He is not the agent who knows a little about everything. He is the agent who knows everything about this specific market: the HOA documents, the rental restrictions, the environmental overlays, the storm history, the investment math, and the community context that turns a real estate transaction into a sound long-term decision.

Pete has personally sold more than $250 million in Gulf Coast real estate over 20 years. He lives on the beach year-round. He has owned condominiums as an investor himself. He has navigated hurricanes, oil spills, post-COVID supply chain crises, and shifting short-term rental regulations - and helped his clients do the same.

He is "Perdido Pete." There is no one better positioned to guide your Gulf Coast real estate decision.

---

Contact Pete King | Team Perdido | Point South Realty
? www.teamperdido.com
? Reviews: peterking.amazingclientreviews.com
? Perdido Key, Florida | Licensed in Florida & Alabama

Specializing in luxury beach condominiums and single-family residential on Perdido Key, Orange Beach, Gulf Shores, Pensacola Beach, Gulf Breeze, Navarre Beach, Fairhope, and Baldwin County, Alabama.