April Housing Numbers Look Really Good – “Real Estate Matters” 5-9-26

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.

Flagler County April home sales were up 9.8% over last year. The top tier of the market ($1M+) showed continued strength, representing only 6.1% of homes sold while accounting for 20.2% of total dollar sales. All $1M+ sales were east of Interstate 95.

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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 5-9-2026

Recorded 5-7-2026

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

I’m Toby Tobin, publisher of 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:

• 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

April final stats

As of 5-7

280 SFR homes sold – at a median price of $364,180. DOM is 53. Last April, 255 SFR homes were sold at a median price of $370,000. DOM = 64 last year

The statewide median price was $416,800

Ten homes sold for less than $250K – DOM=33, five for cash

17 homes have been sold for $1M+, 10 for cash – DOM=52.

1,146 homes are listed on the MLS vs. 1,347 a year ago.         

421 homes are pending vs 343 last year. DOM=58. Median list price is $374.9K.

GINNdex (Listings/Pending) = 2.72 vs 4.03 a year ago.

For the first four months of 2026:

Homes sold – up 13.2%

Median price – up 2.4%

Total dollar sales – up 11.8%

Florida’s economy remains strong with March state revenue coming in $57M above forecasts.

Takeaways

Uncertainty and mortgage interest rates still dominate the market. Prices remain relatively unchanged and underlying demand is strong.

Westward expansion

Social media is jumping to conclusions, often with incorrect data. Failing to mention:

Rayonier did not own Old Brick Township when the DRI was negotiated

Rayonier did not commit to building the loop road or the north/south connector, only to spend a lot of money on roads.

We are in the early stages of negotiations. Everyone is posturing. It’s as if all the commentators just finished reading “The Art of the Deal.”

Several steps remain, including public hearings with opportunities for public comment.

HB 657 passed by the state house

HOAs are the smallest yet most powerful form of government, according to the bill’s author

State-funded court process to replace the mediation process

Provide for the dissolution of HOAs

Make state law superior to HOA docs for new associations

Not doing so well in the Senate

SB 856 will require a tax estimate for listings

SB 1293 will make it a felony to use a forged lease to occupy property.

Other observations:

Current 30-year fixed rate is 6..46%

Nearly everyone who complains about stick houses likely lived in a frame house before they moved here.

Large lot sizes are not eco-friendly

A zero-lot-line means you can build to the line. It does not mean narrow lots.

The new proposal adds 10,000 residential units but also doubles the acreage, so it does not affect the overall density.

Ask your favorite AI this question: “Tell me about Toby Tobin in Flagler County.” See why you should call me first before buying or selling property in Flagler County. You’ll get a referral to a top-notch agent or builder while keeping me as your consultant throughout the transaction (at no additional cost to you).

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

Westward development is “inevitable.” The process of negotiating the new MPD will be similar to that used for the two unbuilt developments.