Florida’s Homestead Law – What You Need to Know – “Real Estate Matters” January 24, 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.

The March 1st deadline to qualify for homestead and other property tax exemptions is approaching. Don’t miss out on the huge savings. With guest, Jay Gardner, Flagler County Property Appraiser.

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 1-24-2026

Recorded 1-23-2026

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: Jay Gardner – Flagler County Property Appraiser

January MTD stats – apparently, the trend of recent months is continuing with the greatest level of activity on both ends of the price spectrum.

86 SFR homes sold MTD – at a median price of $379,500. DOM was 59. Last January, 163 SFR homes were sold at a median price of $377,500.

5 homes have been sold for $250K or less, 3 for cash, and DOM of 3

3 homes have been sold for $1M+ with DOM = 59. All three were cash sales.

1,177 homes are listed with MLS vs 1,292 a year ago – down 8.9%            

314 homes are pending vs 273 last year – up 15%

Today’s topic:

March 1 is the deadline for applications for homestead and other exemptions.

What are the different exemption categories?

How do I apply?

I know that the savings vary based on the millage rate of the taxing authorities in a particular tax district, but what is a typical real estate tax saving for homesteading?

Please explain Save Our Homes.

Do you expect a constitutional amendment to eliminate real estate property taxes on homesteaded properties will pass?

Take a walk through a sample transaction –

Sold a homesteaded condo in April 2023 and bought a new SFR home that was still listed as a vacant lot.

On what basis was the tax levied?

What changed on January 1, 2024? And each year thereafter?

School taxes would remain, right?

What are the expected consequences?

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