Local May Housing Market Looking Good – “Real Estate Matters” 5-30-26

For nearly 12 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.

Based on a report to taxing authorities, all jurisdictions except Marineland projected an increase in taxable value, with gains ranging from 2.13% in Bunnell to 5.35% in Flagler Beach.

But these numbers include the taxable value of new construction. Without new construction, taxable values in all jurisdictions except Beverly Beach declined, from 2.06% in Flagler Beach to 0.03% in Palm Coast.

Flagler County saw an additional taxable value from new construction of $753.9M

Palm Coast’s increase was $531.1M

Watch the Poscast and read the Show Notes for more details.

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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 5-30-2026

Recorded 5-28-2026

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: None

May MTD stats

As of 5-28

• 219 SFR homes sold at a median price of $ 384,990. DOM is 54. Last May, 245 SFR homes were sold at a median price of $365,000. DOM = 64 last year
• Less than $250K – 10 sold, 3 for cash, DOM-63
• $1M+, 14 sold, 11 for cash, DOM-100
• GINNdex – 2.8 down from 4.03 one year ago
• 1,171 listed homes
• 418 pending homes with a median list price of $371,455.

Both the number of pending listings and the list price of pending listings are good indicators of metrics for the next two months.

First Four Months YOY Comparison – A large sample is always statistically better

• Home sales were up 13.3%
• The median price was up 1.1%
• Price per square foot relatively unchanged
• DOM down 16.7%
• Total sales volume was up by 11.9%
• Building permits – 762 vs 628, down by 17.6% (builder confidence is waning).

This week’s topics

Social media claim – Duplex homes lower PC property values

Facts – There are 5,054 Palm Coast Lots zoned to allow duplex units. Of these,

• 1,000 remain vacant
• 1,596 have duplex units constructed
• 2,458 single-family homes have been constructed

There is no evidence that SFR homes have suffered a decline in value.

Are home values rising or falling?

Based on a report to taxing authorities, all jurisdictions except Marineland saw a projected increase in taxable value with gains ranging from 2.13% in Bunnell to 5.35% in Flagler Beach.

But these numbers include the taxable value of new construction. Without new construction, taxable values in all jurisdictions except Beverly Beach, taxable values declined, from 2.06% in Flagler Beach to 0.03% in Palm Coast.

Flagler County saw an additional taxable value from new construction of $753.9M

Palm Coast’s increase was $531.1M

You can check out your own home’s rise or decline at Flaglerpa.com. Be sure to check both the Just Value and the Taxable Value/

Palm Coast regulates hauling trash. If something is not worth doing, it’s not worth doing well.

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, and I’ll remain 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