Final 2025 Results – “Real Estate Matters” January 17, 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.

Based on the strong finish to 2025’s housing market, we should be bullish about 2026.

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 1-17-2026

Recorded 1-13-2026

This is Real Estate Matters, for over 11 years, the voice of real estate in Flagler County and Palm Coast. 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

2025 Final Stats:

				Sept-Dec	Sept-Dec
	2024	2025	% Change	2024	2025
Homes Sold	2770	2820	1.80%	791	1010	27.70%
Median Price	$365,000	$365,850	1.00%	$360,000	$370,500	2.90%
Living SF	1875	1900		1873	1921
$/SF	$199.57	$197.97		$197.99	$197.71
ADOM	51	65	27.50%	49	71	44.90%
%List Price	98.0%	98.0%		0.98	0.97
New Construction	959	941		268	329
% New Const	34.6%	33.4%		33.9%	32.6%
Cash	939	949		266	336
% Cash	33.9%	33.7%		33.6%	33.3%
Total Sales (000)	$1,274,724	$1,293,947	1.50%	$363,485	$466,658	28.40%
<$250K	95	139
ADOM	22	21
%List Price	95.0%	0.95
Cash	51	70
% Cash	53.7%	50.4%
$1M+	113	142
ADOM	57	54
%List Price	95.0%	0.94
Cash	71	99
% Cash	62.8%	69.7%
Condominiums	229	210		57	61
Median Price	380000	399500		425000	399000
Living SF	1442	1455		1442	1586
$/SF	259.66	271.86		309.7	255.79
ADOM	61	76		75	67
%List Price	0.96	0.95		0.95	0.96
Cash	174	150		43	47
% Cash	76	71.4		75.4	0.77
Total Sales (000)	109159	109868		30111	36851
$1M+	18	21		7	8
ADOM	39	39		137	20
%List Price	0.95	0.96		0.91	0.97
Cash	17	17		6	7
% Cash	94.4	81		85.7	87.5

• Homes listed – 1,152
• Homes Pending – 271
• 3.7 months of inventory based on December sales
• Median Price of homes pending – $384K
• 868 MF permits and an estimated 1,720 single-family units, totaling 2,588 or 5.176 new residents which is in line with our average growth over the past 5 years.

Highlights:

The market turned back up, and nobody noticed.

NAR article in December predicted a downturn in the Florida market, but driven by a decline in the condominium market.

Did you know:

Since 2003, the Flagler County population has increased 128.0%. During that same period, the total Just Value of the county’s real estate increased by 153.7% (adjusted for inflation). The total county taxable value increased by 124.1% (adjusted).

Observations:

December is often an odd month in housing. Year-end financial positioning decisions prevail. Both median and average sales prices are elevated. Cash is king. 

December 2025 defied history. The total value of single-family home sales in Flagler County was the second-highest of any month on record. Combined with the sector’s strength from September through November, one has to wonder why nobody has noticed except for this show and its companion blog, GoToby.com.

Highlights to date:

Based on December numbers, we have only 3.7 months of listed inventory.

The high end of the market is very strong, with 20 $1M+ sales.

The last four months of the year are substantially better for the Flagler housing market compared to both the first 8 months of the year and to the same period last year.

Next year’s drivers:

Third quarter GDP growth was a surprising 4.3%. 2026 will be fueled by increased tax refunds and reduced withholding.

Demand is strong among a reduced pool of buyers, but that pool should become increasingly larger as mortgage interest rates drop.

Belying the stampede for a building moratorium, building permit growth is well below the levels seen in the early 2000s. In 2004, 73.9 residential units were permitted per 1,000 county residents. In 2025, only 18.3 units were permitted per 1,000 residents, the lowest number in the past six years.

Prediction – There will be a shortage of inventory for sale in the Spring of 2026.

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

An article with  an interactive map of homes sold in December 2025 can be found here: December 2025 Housing Market Wrap- up for Flagler/Palm Coast