A Hard Market To Read — 7-18-26 Show

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

The median price for single-family homes in Flagler County has remained within a narrow range for 2 1/2 years, yet the number of price decreases swamps the number of price increases.

It turns out that the narrow band of homes over $500,000, particularly the ones between $500K and $1M, inordinately influences the statistics. Once this is recognized, the weakness in the lower and middle segments of the market becomes apparent.

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

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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 get to on the show. This is raw and likely contains typos. Data reflects the date the show was recorded.

Show Notes for 7-18-2026

Recorded 7-16-2026

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. I’m joined by Co-host Annamaria Long from the Flagler Homebuilders Association, one of our sponsors.

Thanks to Our Sponsors:

• 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

July mid-month results:

Homes sold:104 with 77 DOM vs 230 with 60 DOM

Median price: $371,495 vs $358,445

Less than $250K: 6 sold, 3 for cash, 21 DOM

$1M+: 3 sold, all for cash, 16 DOM

Listings: 1,149 vs 1,438.

Pending sales: 348 vs 294. Pending list price $386,366

GINNdex: 3.3 vs 4.89

Price increases in the past 7 days: 11

Price decreased in the past 7 days: 106

New listing in the past 7 days: 78

New sales in the past 7 days: 53

New pending sales in the past 7 days: 65

Per Realtor.com, foreclosures jumped 21% in the first half of the year, and Florida leads the nation.

Flagler County initiations jumped 55.1% for the first six months vs the same period last year. Let’s put that into perspective.

The 55.1% increase was from 98 to 152. In 2019, 151 foreclosures were initiated. Meanwhile, 14,513 new homes have been built.

In 2009, 1,365 foreclosures were initiated. Meanwhile, over 21,000 homes were built.

Today’s Topic – Recent GoToby.com article examining market segments for answers.

Click to read: June 2026 and 1st-Half-Year Housing Report w/ Interactive Price Layered Map

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 is updated regularly. Currently viewed over 11,000 times.

Let me be your consultant at no additional cost to you. 

Owners’ associations and Florida’s property tax system are often misunderstood by buyers and sellers, leading to undesired outcomes. I have served on homeowner and condo association boards and a CDD commission. I understand the world of deed-restricted communities. I also served for more than ten years on the Flagler County Value Adjustment Board.

If you are thinking about buying or selling property in Flagler County, call me first. I’ll introduce you to a highly qualified agent 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.