September 13, 2025 “Real Estate Matters” Video Podcast

Real Estate Matters, for more than 11 years, the voice of real estate for Palm Coast and Flagler County. Sponsored by Veranda Bay, the new luxury Intracoastal Community in Flagler Beach.

Introducing the comprehensive Flagler County development map.

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Raw Show Notes

Our behind-the-scenes guide to the show’s flow, covering many 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 9-13-2025

Recorded 9-11-2025

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

I’m Toby Tobin, the publisher of GoToby.com, contributor to the Palm Coast Observer, and a Florida-licensed Realtor with The Landmark Group at Compass. Co-host, Annamaria Long 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.

September MTD

• 71 Homes sold via the Flagler MLS at $385,000 vs 221 homes at $32,425K last September DOM=57
• $250K and lower = 4, 1 cash, DOM 10
• $1M+ = 4, 3 cash, DOM 119
• Homes listed – 1,355
• Homes Pending – 327
• Median Price of homes pending – $385K
• Total SFR permits– 98 vs 293 permits last August
• GINNdex is down from 4.9 in July to 4.14

Main Topic: Flagler County Residential Development Map – Sept 8^th

Flagler County is experiencing significant residential development, and understanding where growth is occurring is essential for residents and potential homebuyers. Questions often arise, such as the location of new communities like Veranda Bay, the number of homes in established neighborhoods such as Grand Haven, and where apartments or other housing options can be found. The Flagler County Residential Development Map is the answer.

Introducing the Interactive Development Map

GoToby.com offers a new interactive Flagler County residential development map designed to clarify this dynamic landscape. The map covers more than 100 separate development communities throughout Flagler County, providing a comprehensive guide for those interested in single-family homes, apartment complexes, condominiums, townhomes, and age-restricted housing. Users can narrow their search by selecting one or more categories that best fit their interests.

Features and Functionality

The map presents layers for each stage of development, including established developments, under active development, planned and/or entitled areas, and proposed sites that are not yet entitled.

Search by subdivision name

Users can toggle layers on and off to refine their search and focus on specific types of housing or communities.

Selecting a subdivision name in the left sidebar or clicking a location pin on the map reveals an information box, which may include graphics (expandable for detail) or links to additional resources.

The map interface allows for zooming in and out, as well as a full-screen view for enhanced navigation.

Staying Up to Date

Because the map is dynamic, it continually reflects the latest updates and newly available information. Bookmark the page to ensure access to the most current details about Flagler’s residential developments.

Perspective

Despite what may be portrayed on social media or by some politicians, Flagler County is not undergoing unchecked growth. The peak year for single-family residential permits was 2004, with 4,374 single-family home permits issued when the county’s population stood at 69,387. By 2024, the population had grown by 97% to 136,744, yet only 2,190 permits were issued.

Development projects often stall and later resume, typically under different developers. This process can repeat multiple times.

Grand Landings serves as a prime example. Initially envisioned by LandMar Group in 2004 as a fly-in community with an 11-court tennis facility and stadium court, it has since evolved into a thriving residential neighborhood. Some parcels were spun off to become separate developments. Some are still in the early stages of development. Plans for the tennis complex and airport access remain distant dreams.

Palm Coast’s original ITT lots were approved in 1977; of the 48,000 platted lots, approximately 7,000 remain undeveloped.

Town Center received development entitlements in 2004, but progress stalled with the real estate market crash. Today, 1,820 residential units entitled for development remain unbuilt after two decades.

Similarly, Palm Coast Park—located on both sides of US1 north of Palm Coast Parkway—was approved in 2004. Residential growth on the west side of US1 only began within the last five years.

Across all Palm Coast residential projects approved since 1999, 7,080 parcels are still unimproved.

Filler News:

• 30 fixed mortgage rate fell from 6.5% to 6.35, the largest weekly drop in a year. One year ago, the rate was 6.2%.
• Per WalletHub – Ranked four Florida cities among the best cities to retire. Orlando #1, Miami #4, Tampa #5, and Fort Lauderdale #7
• Homeownership Costs Have Jumped 26% Over 5 Years as Hidden Expenses Rise. Typical monthly expenses for homeowners surged by more than a quarter in the five years through 2024, a comprehensive new report from the U.S. Census Bureau has revealed.
• The median monthly ownership costs for U.S. homeowners with a mortgage jumped to $2,035 last year, according to new American Community Survey data released by the bureau on Thursday.
• That was up nearly 7% from a year earlier in nominal dollars, and a 26% increase from 2019, when the typical monthly cost for mortgage holders was just $1,609.
• A quarter of all owned households in the United States paid either a condominium or a homeowners association fee in 2024, with 3 million facing hefty monthly charges of more than $500, according to a new U.S. Census Bureau survey.

Wrap up:

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

I’m Toby Tobin, and I approve this show.

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