Flagler’s Geography Drives How We Develop – “Real Estate Matters” April 11, 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.

Transportation corridors of Flagler County align with our coastline. The Intracoastal Waterway, Interstate 95, and the East Coast Railroad are physical barriers to East-to-West development, dividing the county into four distinct zones of real estate values and commercial development. 

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 4-11-2026

Recorded 4-10-2026

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 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 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

Annamaria – Parade of Homes reminder

April early stats –

64 SFR homes sold – at a median price of $383,499. DOM is 48. Last April, 255 SFR homes were sold at a median price of $370,000. DOM = 64 last year

1 home sold for $250K or less

3 homes have been sold for $1M+ .

1,201 homes are listed with MLS vs 1,347 a year ago.         

385 homes are pending vs 335 last year. DOM=52. Median list price is $374K. We have been the $180Ks for 14 oof the past 15 months.

Takeaways

Be sure to check GoToby.com for the March and 1^st quarter report. The accompanying map has a new feature, layered by selling price. You can visualize how proximity to the ocean or canal system influences prices.

Today’s topic:

Location, location, location.

Flagler County is unique in so many ways.

How many transportation routes run south to north through the county?

Answer; 5

Most get A1A, Interstate 95 and US1. Others name Old Kings Rd, but it stops at US1 north. Most miss the other two – the Intracoastal Waterway and the East Coast Railway

Same question from east to west?

Answer: 0

SR100 stops at US1 so it does not go through the entire county.

Barriers to transportation translate into market segmentation

• Only two bridges over the ICW
• Only five (or six, if you count Old Dixie Hwy, which is on the county border) bridges to cross I95
• Only one bridge over the East Coast Railroad

Fifteen years ago, million-dollar homes were pretty much restricted to the Hammock Dunes  Community Development District. Then they began to spread up and down the barrier island. Now they can be found in zone 2 on Lambert Ave, in Veranda Bay, Palm Coast Plantation, Grand Haven, Sanctuary, Conservatory, and Sugar Mill Plantation. Four of 15 $1M+ homes sold in March were west of the ICW. None were west of Interstate 95.

Be sure to check GoToby.com for the March and 1^st quarter report. The accompanying map has a new feature, layered by selling price. You can visualize how proximity to the ocean or canal system influences prices.

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

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