Real Estate Fraud and AI – What You Need to Know – “Real Estate Matters” March 28, 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.

An underlying problem for the real estate industry has always been, and will remain, the fragmentation of oversight. The several steps of a transaction are the responsibility of professionals who are regulated by different regulatory bodies. No single agency takes responsibility for the transaction from beginning to end. It’s happening here, and AI is making it worse.

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 3-28-2026

Recorded 3-16-2026

Welcome to the quiet side of Florida. This is Real Estate Matters, the voice of real estate in Flagler County and Palm Coast for over 11 years.

I’m Toby Tobin, publisher of GoToby.com, and a Florida-licensed Realtor with Grand Living Realty. I’m joined by Co-host Annamaria Long from the Flagler Homebuilders Association.

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 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.

Guests:

Sandra McDermott – Coast Title

Tom Bexley – Flagler County Clerk of Court

Nichole Buckles – Chief of Staff, Clerk’s Office

Scott Chappuis – Grand Living Realty

March MTD stats –

183 SFR homes sold – at a median price of $400,000. DOM is 64. Last March, 247 SFR homes were sold at a median price of $356,900. DOM=62 last year

5 homes have been sold for $250K or less, 1 for cash and DOM of 22

12 homes have been sold for $1M+ with DOM =39. Seven were cash sales.

1,184 homes are listed on the MLS vs. 1,326 a year ago. DOM=71    

404 homes are pending vs 293 last year. DOM=52. Median list price is $374.9K. We have been the $180Ks for 14 oof the past 15 months.

Takeaways

Last month, we noticed a decided drop in the $1M+ market while the $250K and under market surged. March seems to be headed in the opposite direction. It’s still early in the month, but if that trend holds, expect the median price to increase. If so, it doesn’t necessarily mean that prices have risen. More likely, it will signal a shift in the market, favoring luxury homes over lower-priced investment properties and first-time homeowners.

Today’s Topic – Real Estate Fraud

Protect yourself from home theft – register free at the Clerk of Court website.

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An underlying problem for the real estate industry has always been, and will remain, the fragmentation of oversight. The several steps of a transaction are the responsibility of professionals who are regulated by different regulatory bodies. No single agency takes responsibility for the transaction from beginning to end. It’s happening here, and AI is making it worse.

The past 20 years have witnessed the evolution of:

• Remote closings
• Electronic signatures
• Remote notarization
• AI, with:
• Deep fakes
• Voice spoofing
• Hyper-realistic documents
• Virtual closings
• Undisclosed real estate debt
• Occupancy misrepresentation

Nichole: What is the official role of the clerk of court related to the public recordation of legal documents? Have you seen any recent fraud attempts?

Susan: What are the responsibilities of a title company? Relate instances of fraud that have occurred from a title agency perspective.

Scott: You were brought in on an attempted real estate fraud case in which the criminal was acting as the owner of a beachside lot.

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

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