Is Density Good Or Bad? – “Real Estate Matters” February 14, 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.

Refuting the argument against density. If you truly value the environment, you should promote density. Also, an update on the Flagler Homebuilders Association’s lawsuit against the City of Palm Coast over disputed impact fee increases.

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.

Guest: None

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

Show Notes 2-14-2026

Recorded 2-12-2026

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

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

Month to Date

62 SFR homes sold – at a median price of $357,450. DOM is 62. Last February, 186 SFR homes were sold at a median price of $364,990.

6 homes have been sold for $250K or less, 4 for cash, and a DOM of 29

2 homes have been sold for $1M+ with DOM = 20. One was a cash sale.

1,209 homes are listed with MLS vs 1,292 a year ago          

345 homes are pending vs 273 last year

Today’s topics:

Social Media Misunderstandings

Density is bad – Small lots and smaller homes are bad and reduce other homes’ 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 well below the permitted limit under the underlying zoning. This approach leaves more space for local wildlife to relocate into.

From a 2020 article in GoToby.com about 1000 Friends of Florida’s study – “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:

“Support Infill and redevelopment in a manner that is sensitive to existing communities.”

“When new areas are developed, give priority to those areas near existing communities and infrastructure.” US-1, SR100, Town Center, Old Kings Road

“Promote a mixture of homes, shops, schools, and offices within close proximity.”  Dense, mixed-use developments reduce the impact of growth on the transportation system by reducing the number of trips generated. 

“Include a range of housing choices to ensure affordability.” Most quotations from the comprehensive plan omit any mention of its advocacy for affordable housing.

“Design communities for multiple transportation options, including walking, biking, and public transportation.”

You cannot have density without shared water and sewer services.

Annamaria updates us on the Homebuilders Association’s lawsuit against the city over disputed impact fee increases. Learn more about the lawsuit

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