Ending the Density Debate – “Real Estate Matters” February 21, 2026 Video Podcast

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.

In the real world, density is created in clusters, leaving several acres of conservation areas and stormwater retention ponds. The overall density is typically far less than is allowed by the underlying zoning. This approach leaves more space for local wildlife to relocate into.

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 2-21-2026

Recorded 2-20-2026

This is Real Estate Matters, the voice of real estate in Flagler County and Palm Coast for over 11 years. Welcome to the quiet side of Florida. And Happy New Year.

I’m Toby Tobin, the publisher of GoToby.com, and a Florida-licensed Realtor with Grand Living Realty. Co-host Annamaria Long from the Flagler Homebuilders Association is in the studio with me today.

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

February stats –

Month to Date

121 SFR homes sold – at a median price of $359,900. DOM is 70. Last February, 186 SFR homes were sold at a median price of $364,990.

12 homes have been sold for $250K or less, 5 for cash and DOM of 29

3 homes have been sold for $1M+ with DOM = 24. One was a cash sale.

1,224 homes are listed with MLS vs 1,292 a year ago. DOM=77    

357 homes are pending vs 273 last year. DOM=57

Today’s topic:

Density continued

Density is bad – Small lots and smaller homes are bad and reduce other home’s values. It’s not how dense you make it. It’s how you make it dense.

Growth is out of hand

SFR-1 – 7 units per acre

SFR-2 – 5 units per acre

SFR-3 – 4 units per acre

SFR-4 – 3 units per acre

SFR-5 – 2 units per acre

MF-1 – 8 units per acre

MF-2 – 12 units per acre

In the real world, density is created in clusters, leaving several acres of conservation areas and stormwater retention ponds. The overall density is typically far less than is allowed by the underlying zoning. This approach leaves more space for local wildlife to relocate into.

Fewer acres cleared

Less wetland impact

Preservation of nature and agricultural land

 

Both Neoga Lakes and Old Brick Township, approved 16 years ago, will have about one dwelling unit per acre at buildout.

From a 2020 article in GoToby.com about 1000 Friends of Florida’s atudy – “Florida 2070/Water 2070 – What is Your Vision for Florida’s Future?” :

• Conserving land
• Protecting our water
• Building better communities
• Supporting resilience
• Promoting better transportation
• Managing growth

They also support increased development densities. “The most important finding from Florida 2070 is that even modest increases in development densities can result in a substantial saving of land” and water.

Recommendations:

You cannot have density without shared water and sewer services. Density where wells and septic are used is limited to 2 per acre.

Impact Fees

Nexus – how can St Johns base impact fees on SF

No tax credit for roads and other infrastructure maintained by the HOA or CDD

Raise the cost of new and existing homes alike

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

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