Is Your Assessed Value Headed Up or Down This Year? – “Real Estate Matters” May 2, 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 assessed value of a home can still rise even as its market value declines. Check out your property record at Flaglerpa.com to see which direction your home’s value is headed this tax year.

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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 5-2-2026

Recorded 4-29-2026

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 real estate news website, 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 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

April late-month stats

As of 4-29

231 SFR homes sold – at a median price of $360,990. DOM is 51. Last April, 255 SFR homes were sold at a median price of $370,000. DOM = 64 last year

Ten homes sold for less than $250K – DOM=33, five for cash

13 homes have been sold for $1M+, 8 for cash – DOM=52.

1,150 homes are listed on the MLS vs. 1,347 a year ago.         

435 homes are pending vs 335 last year. DOM=54. Median list price is $379K. Highest number of pending sales in two years.

GINNdex=2.64, lowest since August 2024.

Takeaways

Geopolitical uncertainty is the largest factor holding back a market fueled by robust underlying demand. To a lesser extent, interest rates remain a hurdle.

Today’s topics:

Working Numbers are showing up on the PA website. Check your own record to see if your values are headed up or down.

What is the general trend this year?

Does this vary by location and property type?

How are condos doing relative to SFR?

What about rental properties?

In my own case, True Value is down, but Taxable Value is up and Protected Value is down. How does this happen?

Sunshine laws aside, Florida has a relatively unknown statute that protects certain classes of public servants data from public view. This data includes addresses, phone numbers, etc. and extends to their families.

• Law enforcement and correctional officers
• Judges
• Prosecutors
• Public defenders
• Firefighters and certain IMTs
• Code enforcement officers
• Department of Children and Families or Department of Revenue is involved in child support or abuse investigations
• Victims of violence

How does an eligible person register?

What about multiple jurisdictions?

Is this a lifelong exemption?

I checked one record that did not include homestead status. Does this make sense?

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

Westward development is “inevitable.” The process of negotiating the new MPD will be similar to that used for the two unbuilt developments.