June 2026 and 1st-Half-Year Housing Report w/ Interactive Price Layered Map

PALM COAST, FL – July 12, 2026 – The June 2026 and 1st-half-year housing report for Flagler County shows record sales volume, while a deeper look reveals weakness in many segments. Month-to-month analysis is less conclusive, but a longer view of the larger sample size of the first six months reveals a pattern of growing strength concentrated in only one pricing segment, represented with blue symbols in the following interactive map of June sales.

June 2026 Highlights:

• Total sales hit a monthly record, rising 14.9% to $ 152.9 M from May.
• 328 homes were sold as reported through the Flagler MLS, 27.1% more than June 2025.
• The median selling price was $364,425, in line with the past 30 months.
• Days on Market (DOM) down 17.3% from one month ago.

June 2026 Lowlights:

• Price decreases outnumber price increases; 117 to 6 in the last week.
• The percent of home sales for all cash reached a recent low of 29.0%, the second-lowest level in the past 2 ½ years, a period in which cash sales had averaged 33.9%. This change indicates a decline in investor buying.
• Reported sales prices typically do not reflect most builder concessions such as mortgage rate buydowns, no-charge add-ons such as screen enclosures, or credits towards closing costs. Concessions can carry values in the tens of thousands of dollars. To match builder incentives, existing home buyers are increasingly offering their own concessions, such as closing credits and home warranties.

Interactive map of June 2026 home sales in Flagler County

The map is layered by selling price. This highlights the effect location has on home values.

• Click the drop-down address list (the upper-left corner icon) or the map pin to view the selling price, address, living square footage, price per square foot, and subdivision name.
• Zoom in and out. The full-screen view is best.

Patterns emerge with a six-month analysis – What do the numbers tell us?.

Table of Flagler County housing sales stats for the first half of 2026 vs 2025

Aside from reaffirming the comments above about June, the 6-month chart provides a more granular view of the underlying trends. Focus on the higher end of the market, particularly the $500K-$999K segment. This segment leads the chart in all categories:

• Largest percentage increase in the number of homes sold
• Largest percentage increase in selling price per square foot
• Greatest percentage decrease in DOM
• Largest percentage increase in total sales

The second-largest percentage increase in total sales was in the $1M+ segment. The shift in sales towards more expensive homes alone would increase the overall median selling price, but it remains stuck in neutral.

Cash is King. In the most recent six months, the $500K+ market saw 50.6% of all homes close for cash. In the under $500K market, only 33.1% of the reported transactions were for cash.

The two lower-priced segments of the local housing market account for 76% of homes sold but only 56.2% of total sales volume. The top two segments represent only 23.9% of homes sold but 43.8% of total sales volume. While the upper end of the market thrives, the lower end is fading.

The New Construction Smoke Screen – more gymnastics with numbers

As noted above, the growing prevalence of builder concessions masks reductions in the true selling price of new homes. New Construction accounts for 459 (38.5%) of homes sold for less than $500K during the January to June 2026 period (per the Flagler MLS). By comparison, only 47 homes, or 16%, sold for $500K or more and were classified as New Construction.

The imbalance in new construction toward the high-volume/low-price market segment magnifies the disparity between reported home sale prices and true market conditions. Clearly, the low-tier market is weaker than previously thought.

Record numbers of home sales indicate a strong underlying demand for additional housing in Flagler County, but production builders face a mismatch between their production product and the trend toward upscale buyers. Upscale buyers are attracted to custom builders who are typically not participants in the MLS system (i.e., their purchases are underreported).

High-end homes are often built upon buyer-owned lots. Building a new home on a buyer-owned lot updates the status of the underlying real estate (the lot) from vacant to single-family but does not trigger a new deed. The new home is simply an improvement. Roughly half of countywide new single-family building permits do not translate to an MLS-reported sale.

Though we face a market rife with imperfect statistics, we can still find gems of knowledge if we dig deeper.

Let me be your consultant, at no additional cost to you. Owners’ associations and Florida’s property tax system are largely misunderstood by buyers and sellers, leading to undesired outcomes. I have served on homeowner and condo association boards and a CDD commission. I served for more than ten years on the Flagler County Value Adjustment Board. I understand the world of deed-restricted communities.

If you are thinking about buying or selling property in Flagler County, call me first. Based on your goals, I’ll connect you with an appropriately qualified Realtor or builder and serve as your consultant throughout the transaction, at no additional cost to you. Call me at 386-931-7124 or email me at Toby@GoToby.com.