October 2026 and YTD Housing Market Report w/Interactive Price-Layered Map

PALM COAST, FL – November 13, 2026 – October home sales fell year over year for the second time since January, but a surge in $M+ home sales drove volume up 10.4%. While the median selling price for Flagler County homes (as reported by MLS) remains within a narrow band at $378,438, confidence in this metric has waned. Particularly in the mid-priced segment, prices have softened.

Continuing a months-long trend, production builders have disguised price cuts by utilizing interest rate buydowns, contributions towards closing costs, and free upgrades. The concessions do not affect the reported selling price. One source says that the total value of builder concessions is likely in the $50,000 to $60,000. The middle market ($250K to $499K) shows the consequences of this strategy the most. 92.5% of new construction fell within this price range. Only 74.2% of all homes fit this criterion.

Let’s look at the October highlights, along with an interactive map showing October Flagler home sales broken into four price levels, followed by a chart of 2025 vs. 2026 YTD statistics by price segment and commentary.

October Flagler County Housing Market Stats

Highlights:

This is the second month since January in which home sales have declined year over year.

36.8% of homes sold were reportedly cash sales. 60% of the ten lowest-priced homes were cash sales.  So too were 60% of the ten most expensive homes.

34.2% of all reported home sales were new construction.

156 single-family building permits were issued. The YTD monthly average is 170.

The inventory of homes listed for sale rose slightly to 1,131 homes. The months of inventory remain at 4.8 months.

Interactive Map of Flagler Co. October 2026 Home Sales

The following map is layered by selling price. This highlights how location affects home values.

Click the drop-down address list (the upper-left corner icon) or the map pin to view the selling price, address, living square footage, price per square foot, and subdivision name.

Zoom in and out. The full-screen view is best.

Table of Flagler County housing stats YTD 2025 vs 2026

Commentary

For several months, I’ve talked about my decrease in confidence in readily available housing market statistics. I’ve also talked about the effect of increasing uncertainty, created by national and international geopolitics, on the local housing market. Many had hoped that the mid-term elections would resolve some of that uncertainty. It did not.

The ends of two wars remain elusive as asymmetric warfare upsets traditional battlefield strategies. The ability to dominate through expensive, high technology-driven brute force is being challenged by cheap, more nimble alternatives. This trend will continue. So too will uncertainty.

The Federal Reserve’s next rate change meeting is December 9^th. Most analysts expect a 25-basis-point rate increase. Some analysts predict that the increase could be 50 basis points. Either way, the anticipated decrease in mortgage interest rates over the next year has become a dream.

The passage of Amendment 3 created another uncertainty. It is unknown how much local taxing districts will need to reduce spending or what millage rate increases or creative new fees will be invented to absorb the lost revenue.

Nationally, productive legislation over the next two years is unlikely to lower housing costs.

On the plus side, Florida will continue to attract new residents. The current trend of market strength at both ends of the market will continue. These buyers are least sensitive to mortgage interest rates. We have already seen a decided increase in $1M+ purchases. Not all high-net-worth individuals seek a Palm Beach lifestyle. And there are still several vacant lots and approved development plans beachside and east of I95.

To watch over the next 12 months:

Palm Coast now owns several parcels of entitled but undeveloped land in Town Center. How they handle the disposition of these parcels will be worth watching.

Flagler County is struggling to find a permanent funding source for beach renourishment.

How successful will the state be in efforts to contain property insurance costs?

If you are thinking about buying or selling property in Flagler County, do what some of your neighbors are doing. 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.