Still Plugging Along – “Real Estate Matters” March 7, 2026 Video Podcast

For more than 11 years, Real Estate Matters has been the voice of real estate in Palm Coast and Flagler County, Florida. Veranda Bay, the new luxury Intracoastal Community in Flagler Beach, sponsors the show.

The local housing market remains strong at both ends but sluggish in the mid-market. Pent-up demand is waiting for lower rates and more certainty.

Be sure to check out the new Flagler County Map of Developments and Subdivisions.

Raw Show Notes

Our behind-the-scenes guide to the show’s flow, including topics we didn’t have time to get to on the show. This is raw and likely contains typos. Data reflects the date of the show’s recording.

Show Notes 3-7-2026

Recorded 3-5-2026

Welcome to the quiet side of Florida. This is Real Estate Matters, for over 11 years, the voice of real estate in Flagler County and Palm Coast.

I’m Toby Tobin, the publisher of GoToby.com, and a Florida-licensed Realtor with Grand Living Realty. I’m joined by Co-host Annamaria Long from the Flagler Homebuilders Association.

Thanks to Our Sponsors:

• Our Lead Sponsor is Veranda Bay – A private developing community of lots and luxury homes on the Intracoastal Waterway in Flagler Beach, featuring custom homes by Olsen Homes, AR Homes by Arthur Rutenberg, ICI Homes, and Hulbert Homes. Newly opened sections feature homes by Toll Brothers and Dream Finders. To learn more, visit VerandaBay.com.
• Flagler County Home Builders Association
• Hammock Community Church – On A1A in The Hammock – Small enough to know you but large enough to serve you. North of the toll bridge with the message sign out front. It’s not just for Hammockians. Like me, many people cross the bridge.

Guest: None

February stats –

226 SFR homes sold – at a median price of $360,000. DOM is 64. Last February, 186 SFR homes were sold at a median price of $364,990. DOM=64

23 homes have been sold for $250K or less, 12 for cash and DOM of 15

6 homes have been sold for $1M+ with DOM =15. Four were cash sales.

1,218 homes are listed with MLS vs 1,292 a year ago. DOM=76    

355 homes are pending vs 273 last year. DOM=58. Median list price is $399,900.

Building permits SFR and Duplex = 131 vs 213

Today’s topic:

Deeper dive into market dynamics

Takeaways

Activity remains strongest at both ends of the market, for different reasons. The strength is evidenced by the high percentage of cash purchases and the low DOM. At the low end of the market, opportunistic purchasers by investors is evident. At the high end, high wealth individuals are discovering the values of coastal properties in Flagler County.

Median selling  prices are slightly lower, yet the increase in the number of homes sold is driving the  total sales numbers by a significant amount.

The consecutive monthly year-over-year increase in the number of homes sold (that’s six months in a row) speaks to a strong underlying demand for housing in Flagler County. The February shift in transaction volume to the $ 250K-and-below market warrants continued monitoring.

Housing affordability

Japanese companies are moving into the production builder market.

Wrap up:

Video podcasts of Real Estate Matters are available on GoToby.com. Click on Podcasts on the top navigation bar. Show notes are included so you can see what we didn’t get to on the show. Also on GoToby.com – the Flagler County Interactive map of residential developments and subdivisions, updated regularly.

If you have a question or a suggestion for Real Estate Matters or GoToby.com, reach out to me.

(386) 931-7124 or email me at Toby@GoToby.com

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