Latest Stats and a History Lesson: 10-24-26 Podcast

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

ITT’s original plan to build a complete city of  750,000 residents included land that was not incorporated into the City of Palm Coast in 1999.

ITT, a defined conglomerate, buys Levitt and Sons, developer of Levittown and founder of suburban sprawl. Levitt oversaw the early planning of Palm Coast before the government forced ITT to divest from Levitt.

ITT’s holdings included what is now Palm Coast Plantation and the land near the cement plant (later annexed) and Roberts Road. It included the Hammock Dunes CDD communities of Island Estates, Yacht Harbor Village, Hammock Dunes, Ocean Hammock, Cinnamon Beach, and Hammock Beach. It also included Sea Colony and Matanzas Shores (w/ Las Lagos, Las Casitas, Las Brisas, and Surf Club).

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 10-24-2026

Recorded 10-22-2026

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 in the studio with me today.

Thanks to Our Sponsors:

• Flagler County Home Builders Association
• Hammock Community Church

Guest: None

Month-to-date stats:

Homes sold = 136, median price = $386,971, DOM = 45.

Last October, 240 homes were sold at a median price of $364,195, DOM = 83

Percentage of sold homes that were new construction: 2025 = 27.1%. 2026 = 25%

New construction as a percentage of pending sales: 2025 = 31.5%, 2026 = 48.%

Under $250K sales = 5, 4 for cash, DOM = 10

Over $1M sales = 9, 3 for cash, DOM = 77

Listed homes = 1,120, DOM = 77, 2025 listings = 1,284, DOM = 98

Pending listings = 330 vs 317

Pending list price = $371,495 vs $380,000

GINNdex = 3.39 vs 4.05

Main Topic: How history shapes Palm Coast’s present and future.

ITT, a defined conglomerate, buys Levitt and Sons, developer of Levittown and founder of suburban sprawl.

Levitt oversaw the early planning of Palm Coast before the government forced ITT to divest.

They also bought appliance maker Admiral. That name became part of Palm Coast’s development story, too.

ITT also acquired timber company Rayonier, which owned thousands of acres of timberland in Flagler Co.

ITT added to the Rayonier holdings by purchasing 13K acres from the Lehigh Cement Plant on Roberts Road. The plant closed in 1965 but once employed 300 people and shipped 150 railcar and truckloads of cement daily throughout the Southeast. Their rail spur is now Palm Coast’s Lehigh Trail.

ITT’s original plan to build a complete city of upwards of 750,000 residents included land that was not incorporated into the City of Palm Coast’s incorporation in 1999.

ITT’s holdings included what is now Palm Coast Plantation, the land near the cement plant (later annexed), and Roberts Road. It also included the Hammock Dunes CDD communities of Island Estates, Yacht Harbor Village, Hammock Dunes, Ocean Hammock, Cinnamon Beach, and Hammock Beach. It also included Sea Colony and Matanzas Shores (w/ Las Lagos, Las Casitas, Las Brisas, and Surf Club).

Land for Neoga Lakes and Old Brick Township was annexed by Palm Coast in 1209

Grand Haven is part of the city, but Palm Coast Plantation is not.

The toll bridge was built in 1988 by the HDCDD

The barrier island and Island Estates are man-made. They were both part of the mainland before the construction of the East Coast Canal followed by the Intracoastal Waterway.

Notable names in The Hammock:

• WCI – purchased by Lennar
• Bobby Ginn
• Lowe Development
• Centex

Turnaround of the century – The Conservatory. Ginn sold 340 lots in one weekend for prices between $329.9K and $529.9K. Some sold for less than $20K during the Great Recession and are still assessed below their original sale price, but developed lots are selling well. 2026 YTD sales carry a median price of $940K.

Westward expansion implications – It’s not just a Palm Coast/Flagler issue. It’s regional.

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 an appropriately qualified Realtor or builder and serve as your consultant throughout the transaction, at no additional cost to you. Call me at 386-931-7124 or email me at Toby@GoToby.com.