September Results and Amendment 3 Opinions: 10-10-26 Podcast

Real Estate Matters has been Palm Coast and Flagler County, Florida’s real estate voice for more than 12 years.

Real Estate Matters invites Realtor Eddie Lang to discuss the market today. The mid-priced market ($250K to $500K) is weaker than reported, while the low- and high-end markets maintain momentum.

The truth is hidden behind misleading numbers. Understand why the numbers mislead.

Builder concessions do not show up in the reports. The middle market is dominated by national builders and frame construction.

Most newly constructed high-end homes do not go through the MLS system. The market is bifurcated, making the median price less meaningful.

Flagler County is on Florida’s block/frame border. What does that mean?

Hear opposing views on Amendment 3. Eddie and I disagree.

Town Center lawsuit consequences.

Watch the Podcast and read the Show Notes below for more details.

Be sure to check out the continually updated interactive 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 cover. This is raw and likely contains typos. Data reflects the show’s recording date.

Show Notes for 10-10-2026

Recorded 10-9-2026

Welcome to the tranquil side of Florida. This is Real Estate Matters, the voice of real estate in Flagler County and Palm Coast for more than 12 years.

I’m Toby Tobin, publisher of the real estate news website GoToby.com, and a Florida-licensed Realtor with Grand Living Realty. Co-host Annamaria Long is out of town this week.

Thanks to Our Sponsors:

Flagler County Home Builders Association

Hammock Community Church

Guest: Eddie Lang, Serenity Realty Group

State of the Market

A bifurcated market – new construction vs existing homes

Of 331 pending sales, 147 (44.4%) are new construction

Overall Pending DOM = 67, NC = 92 while EH = 42. Existing homes are ready to move into, while most NC are specs

Overall Listed Price = $378,990, NC – $364,990, and EH = $422,250

Is it because they are bigger?

Overall living SF = 1,964, NC = 1,864 and EH = 2,048

More block vs frame

Price per SF Overall = $199.23, NC = $192.78 and EH = $214.00 

Main topics – September results

First month since January when YOY home sales and total sales are down.

Dominance of $1M+ market apparent

Price slice analysis is instructive. The middle market, dominated by new construction, is soft, but the numbers don’t show it.

34.5% of sales were new construction. 39.2% were cash sales.

Town Center lawsuit consequences

The City will pay more for the parcels than they are assessed for.

We have no Community Development Director.

Five of the 23 parcels are worthless.

City will be under tremendous pressure to sell.

Amendment 3

Eddie – Any thoughts on the Property Tax amendment? What do most people not understand?

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, the Flagler County Interactive map of residential developments and subdivisions on GoToby.com is updated regularly. Currently viewed over 12,000 times.

If you are thinking about buying or selling property in Flagler County, call me first. Based on your goals, I’ll connect you with a qualified Realtor or builder and serve as your consultant throughout the transaction at no additional cost. Call me at 386-931-7124 or email me at Toby@GoToby.com.