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Posted by on in Flagler County
Palm Coast BAC
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Posted by on in Flagler County
Flagler County's economic turn-around is still in a very fragile position. We are too depended on the residential housing industry for employment and property taxes. Although home sales have been steady they have been our only source of economic revenue, outside of retail. With every home sold approximately $6,000 in spent in the local economy as reported by the National Association of REALTORS.

Home sales are a good problem to have, however our local unemployment in May 2012 was 11.7%, still the highest in the state.  Getting the unemployed back to work in an industry other than the housing industry should be the goal of every elected official in the county.

To get them to work in an industry outside the housing industry will accomplish several goals but two that that will show immediate results.

1.Getting people back to work

2.Expanding our tax base

Our current property tax base relies heavily on our residential sector.   Over 80% of our tax base is depended on residential property and only 1.3% is industrial. This imbalance needs to be correct.

As a county we need to look at relieving impact fees or tax breaks on industrial companies that would bring manufacturing jobs into our area. Waiting for the company to come to our county and then letting them know about our incentives isn't good enough. We need to be advertising the fact we are open for business and these incentives are available.

The city council for Palm Beach Gardens is adverting they are open for business by letting everyone know they are considering incentives. To read more go to the article below. To read more click on the link News Article.

As a 12 year resident of Flagler County and a small business owner I have seen a lot of changes here, some good, some questionable. While we have multiple identities working to improve our community and bring in those jobs, our county needs to pull together, act as one body to bring those companies that will diversify our job market. To secure our county's economic future and to relive the pressure of property taxes off the residential sector. To make Flagler County a place where I can afford to retire and continue to take pride in our community.
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Posted by on in Flagler County
Georgia Turner Vice President of the Flagler County Tourism Development Council (TDC) spoke this morning in front of the Leads to the Future Group.  Georgia had a lot of great information about the direction of the TDC and where our visitors are coming from. Georgia also had a fun update on a TDC contests going on.  The first one Hidden Flagler photo contest is wrapping tonight at 6:00 pm at the Palm Coast Community Center, located at 305 Palm Cost Pkwy.

YOUR Flagler Favorites starts today! Enter our two contests for your chance to win prizes. Contest #1 is the Hidden Flagler photo contest. How well do you know the Flagler County area? Just type your answer in the comment section and for every correct guess your name will be entered in the drawing that will take place July 10 at 6:00 p.m. at the Palm Coast Community Center. And the best part is you get to pick your prize based on "Your Flagler Favorite." Some of the choices are a Touch and Feed at Marineland, horseback riding tour, kayaking tour, rounds of golf, paddleboard or surfboard rental and restaurant certificates. The choice will be YOURS!!! So here's the first Hidden Flagler photo. Good luck because some photos might be easier than other!!!

Check out the TDC’s home page and enjoy the, partner spotlights, list of events, get trip ideas, find out where Fido can play at the beach or join you for a cool one, and local specials.  The TDC web site also has a calendar of events that will keep you busy all summer long!

Leads to the Future is an open leads group the meets Tuesday at 9:00 am at Hancock Bank, located at the Palm Harbor Shopping Center, next to Publix.

Vist RE/MAX Flagstaff for all your real estate needs
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Posted by on in Flagler County

Opportunities are where you find them.  If you  are in the real estate business you can find them at RE/MAX Flagstaff.

What are the components that make up today's opportunities?

  • Customer Satisfaction

  • Consumer Confidence

  • Low Interest Rates

  • Affordable Prices

  • Population Growth

  • Immigration

  • RE/MAX Brand

  • Renter Demand

  • Investors

  • Property Management

If you are looking for a Real Estate office for your real estate needs, look no further, RE/MAX Flagstaff can help you.
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Posted by on in RE/MAX Flagstaff

Enjoy some photos of our new office located at One Hargrove Grade.

Stop for your personal tour.

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Posted by on in Flagler County

Median Price for non-distressed Single Family Residential (SFR) had a 13% decrease from May 2012 to June 2012, which was a similar trend for the same period last year. However it was only a 6% drop from June 2011.  Price point for SFR sales is $200,000 and below with 155 of the 179 sales making up this market.  This in part makes up the large number of cash sales, nearly 50% of all single family residential sales are cash.  However, not all cash sales are under the $200,000 price, an Island Estate home sold for $1.195 million was a cash transaction.  See image below.

Distressed property sales are still a big part of our market making up 53% of single family residential sales.  Bank owned properties had 34% of the 179 SFR with 60 units sold, sales and short sales had 34 units or 17% of sales.  Most banked owned properties saw multiple contracts with the final sales price at or above the list price. The Sold to List Price ratio was 100% as an average and 155% for the high.  Short sales are still a slow process and some banks are holding firm to their pricing and fewer sales are going through with the first or second buyer.

Distressed property will be with for the foreseeable future. Read more from CoreLogic;  Foreclosures Remain High but Improving Yearly: CoreLogic

One big factor for the foreclosure decline is due in part to; First Mortgage Delinquencies on Decline.  Our county clerk recorded 114 Lis Pendes (LP) filed for June.  The Lis Pendes (LP) is the first step in the foreclosure process in Florida, which is a judicial foreclosure state.  This year we had an average monthly filing of 127 LP’s, which on par with 2007 (127) and below 2008 (232), 2009 (223), 2010 (147) in 2011 (81) there was the moratorium which saw fewer filings.

Residential inventory continues to decline, we have just over 6 month’s supply on the market.  May 2012 inventory was 1227 and June 2012 inventory was 1206 whereas June 2011 we had 1700.  Even with the drop in inventory we are not seeing the median prices increase as some national reports indicate.  Low Inventory Boosting Prices, Says HousingPulse.  Our local pricing is still being held down by distressed properties and by the rapid raise we experienced in our prices during 2005 through 2007 when we were seeing increases of over 25% a month in some quarters.  Looking at my 2005 sales records – only 1 single family residential sold for under $100,000, excluding manufacture homes which had an average sales price of $95,200. In 2006 there were 4 SFR, 2007 there were 5SFR.  Now our median price for all SFR is averaging around $118,000 for the year.

Condo inventory continues to decline as well, however it still has over a 15 month supply on the market.  Cash accounted for 81% of condo sales. Slow sales can be attributed to lack of financing options and financial instability in some of the associations.  If you are thinking about buying a condo ensure you vet the associations financials closely.

Snap shot for June Year over Year

Listings 2012 2011 %   Difference
Residential 1206 1700 -30%
Condos 422 607 -31%
Sales 2012 2011 %   Difference
Residential 179 183 -3%
Condos 27 32 -16%
Medium   Price 2012 2011 %   Difference
Residential $112,500 $119,000 -6%
Days on Market 104 188 -45%
Condos $90,000 $150,000 -40%
Days on Market 130 173 -35%

For answers to your real estate questions contact me at 386-246-8585 or via email This email address is being protected from spambots. You need JavaScript enabled to view it.

Visit our office web site at for all your real estate needs.

The below Table shows a month-to-month and year-over-year comparison of single family home sales for years 2010, 2011 and 2012.

Median prices are with distressed properties removed. 

  2012   2011 2010  
  Total   Sales/ Non-Distressed Median   Price Total   Sales/ Non-Distressed Median   Price Total   Sales/ Non-Distressed Median   Price  








































































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