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A Florida-licensed REALTOR® with Landmark Group at Compass, Toby has been known for years as the Real Estate Guru of Palm Coast and Flagler County through his website, GoToby.com, and his weekly radio show, "Real Estate Matters."

07/18/2025

Age-Restricted Living: What are Housing for Older Persons Act (HOPA) Communities?

As Florida’s senior population continues to grow, so does interest in age-restricted communities. In Flagler County,32% of residents are 65 or older, compared to 22% in Florida. On this week’s Real Estate Matters, hosts Toby Tobin and Annamaria Long explored the rules governing Housing for Older Persons Act (HOPA) communities, a designation under federal law that Florida enforces through additional local compliance measures. These communities are exempt from certain Fair Housing protections that typically prohibit age-based restrictions and are designed to accommodate aging residents through specific occupancy rules.

Florida HOPA communities can be categorized into two main groups. The 55-plus communities require at least 80% of the units to be occupied by at least one person aged 55 years or older and prohibit residents under the age of 18 from occupying these units. In contrast, 62-plus communities require that all units have at least one occupant who is at least 62 years old.

Before making decisions, potential buyers should consider the impact of their family lifestyle, caregiving arrangements, and social dynamics. It is essential to be aware of the restrictions related to visitors, including age limits, visiting hours, occupancy limits, and all applicable community regulations. These factors should be taken into account before making a purchase.

📻 Understand the Florida real estate market with industry experts — Real Estate Matters, Saturdays at 11 on WNZF.

07/15/2025

🏠📊 Toby Tobin's Real Estate Market Mid-Year Report

Total single-family home sales in Flagler County declined by 5.9 percent to 2,663 units for the last 12 months, compared to 2,830 units in June 2024. The decline was primarily driven by a 7.3 percent decrease in homes priced under $1 million.

In contrast, the $1 million-plus segment recorded a 32.7 percent increase in sales, rising from 98 to 130 units, reflecting continued strength in the high-end market despite overall softness.

The average days on market increased from 43 to 55 across all segments. Homes priced under $1 million followed this trend, while million-dollar-plus homes saw a more minor increase from 33 to 53 days.

Price per square foot decreased marginally, down 2 percent for homes over $1 million and 1 percent for those under $1 million.

Cash sales in the market for homes priced below $1 million declined by 5.3 percent. In contrast, the luxury segment saw a 13.8 percent increase in cash sales, suggesting a rising demand for cash-funded purchases among professional investors and high-income individuals.

As of June 30, 2024, there were a total of 1,427 active listings, which included 1,302 homes priced below $1 million and 123 homes listed at or above $1 million. The average time on the market for active listings was 90 days for homes under $1 million and 104 days for those above that price point, with an overall market average of 82 days.

📻 For data-driven discussion from industry leaders shaping Flagler’s housing landscape, listen to Real Estate Matters every Saturday at 11 AM on WNZF.

Welcome to “The Quiet Side of Florida,” where luxury living is still affordable. The Flageler County housing market is i...
07/12/2025

Welcome to “The Quiet Side of Florida,” where luxury living is still affordable. The Flageler County housing market is in slow-down mode, but the $1,000,000 plus market is defying the trend. This sector saw 32.7% more home sales in the past 12 months. See their location and sales data here.

https://www.gotoby.com/how-much-house-does-1m-buy-in-flagler-county-fla/

07/11/2025

How Far $1 Million Can Go in Flagler County

In Palm Coast, $1 million continues to provide substantial value in terms of square footage, privacy, and coastal access—an increasingly rare combination in Florida’s evolving real estate landscape. According to year-to-date data from July 2024 to June 2025, as presented in the Million Dollar Plus Market Analysis by host Toby Tobin on Real Estate Matters, Flagler County’s high-end residential market has shown significant expansion. In the past 12 months, 130 homes sold for $1 million or more, compared to 96 homes sold in the previous year, marking a 32.7% increase.

The current highest active listing is a 9,676-square-foot estate at Hammock Beach, priced at $12.9 million. Although this listing is an exception, the twelve-month median price of million-dollar transactions was $1,302,500. By comparison, Palm Beach operates at a dramatically higher scale. According to Toby Tobin, the top five current listings in Palm Beach range from $65 million to nearly $85 million.

This comparison underscores a clear market differentiation. While Palm Beach attracts buyers to a dense luxury corridor, Flagler County offers a quiet luxury experience with the same views of the Atlantic Ocean, all at a significantly lower price point. In Flagler County, the growth of million-dollar homes has just begun, as Palm Coast is a comparatively new city in northeast Florida.

📻 Understand the market with trusted voices in Flagler real estate. Tune in to Real Estate Matters, Saturdays at 11 on WNZF.

07/09/2025

🛡️🏦 Sustainable Growth: Flagler’s Real Estate Optimism Anchored by Regulation and Discretion

While national headlines suggest a cooling real estate market, Flagler County's housing market remains optimistic. Toby Tobin, host of Real Estate Matters and long-time analyst of Flagler County’s market, predicts that any future housing slump will be shallow, at most a 10% decline.

“I’m very bullish,” Ken Belshe echoed Toby's optimism in the latest episode, citing long-term demographic momentum and structurally sound fundamentals. Ken Belshe of SunBelt Land Management added, emphasizing that today's market stability isn’t driven by speculation. “Foreclosures happen because people borrow money,” Belshe said. “And for the last 15 years, you haven’t been able to borrow money if you needed to.”

That shift is primarily due to the Dodd-Frank Act, following the 2008 financial crisis, which requires lenders to implement the Ability-to-Repay (ATR) rule before approving a mortgage. The subprime loans and unchecked investor flips that once flooded the market are restricted. Today, access to credit is deliberately conservative.

As a result, both homeowners and investors typically carry significant equity, limiting the risk of foreclosure or systemic default. Investor activity is more disciplined in Flagler County, with cash dominating the sub-$250,000 market, where seven of the 13 homes sold in June were cash purchases. Unlike in 2006, investors aren’t taking on risk—they’re bringing capital.

Another indicator of builder confidence is the sharp rise in permit applications, particularly among production builders targeting mid-range homes. Companies like Taylor Morrison, Dream Finders, and Holiday Builders are accelerating applications ahead of a fee increase. “They’re stocking up on permits at the lower impact fee,” he said. "This reveals an underlying confidence in demand."

While the pace of activity has moderated, Tobin and his guests view this as a return to normalcy. And with tighter regulations, healthier financing, and long-term demographic drivers, Flagler’s housing market—while no longer “super crazy”—remains firmly in what Annamaria Long calls “a busy normal.”.

📻 For data-driven discussion from industry leaders shaping Flagler’s housing landscape, listen to Real Estate Matters every Saturday at 11 AM on WNZF. You can reach Toby at (386) 931-7124.

07/06/2025

⛴️🏡🎾Veranda Bay: A Final Frontier for Coastal Development in Northeast Florida

Veranda Bay, a new waterfront development near Flagler Beach, may represent one of the last remaining opportunities for large-scale residential construction on Florida's northeast coast with direct Intracoastal Waterway frontage, according to Ken Belshe of SunBelt Land Management, who spoke with Real Estate Matters last week. "I hope someone can prove me wrong," he said, "because I'd like to buy it." But his company's acquisition division, which actively searches for similar parcels, has found no comparable sites.

The Veranda Bay project follows earlier success with Palm Coast Plantation, another significant development by SunBelt, which features two miles of waterfront and was acquired under similar circumstances during the recession. Today, all the lots near the waterfront in Veranda Bay have sold, with over 30 homes either under construction or completed. The development includes both custom homes, limited to four approved builders, and a production-home section developed by Toll Brothers and Dream Finders.

The appeal of waterfront and high-end living is also changing the map of Flagler County's real estate market. "Five years ago, million-dollar homes west of the Intracoastal were nearly unheard of," said host Toby Tobin. Now, communities such as Grand Haven, the Conservatory, and Palm Coast Plantation are seeing multiple million-dollar sales, including new construction well away from the coastline.

As access to coastal land becomes scarce, the shift toward inland luxury development signals continued demand for high-end housing in the region.

📻 Hear the latest housing trends straight from experts—Real Estate Matters airs Saturdays at 11 on WNZF 94.9FM.

07/05/2025

🏡June 2025 Housing Market Trends in Flagler County

As of July 3rd, 2025, a total of 258 single-family homes were sold through the Flagler MLS, with a median sale price of $367,250—just under the $370,000 recorded in June 2024.

Volume-wise, home sales were down slightly from the 286 closings seen in June of last year. The increase of closings at the end of the month brought totals to 258, closer to 2023 levels than expected. Homes spent an average of 52 days on the market, indicating a moderately paced environment.

Activity was most significant at the lower end of the price spectrum. Thirteen homes sold for $250,000 or less, with a median of just 15 days on the market. Seven of those were cash purchases, likely by investors seeking rental income or fixer-upper opportunities.

At the high end, six homes sold for $1 million or more, with four purchased in cash. The luxury properties averaged 108 days on the market before being sold.

There are currently 1,438 homes listed in the MLS, representing about 5.6 months of inventory. That figure approaches what is commonly considered a balanced market. Annamaria Long of Flagler Home Builders Association and Ken Belshe of SunBelt Land Management described the current pace as a "busy normal," far from the extremes seen during the housing downturn of the late 2000s.

📻 Hear the latest housing trends straight from experts—Real Estate Matters airs Saturdays at 11 on WNZF 94.9FM.

82 views  Jun 27, 2025This week on Real Estate Matters, Toby Tobin sits down with Donald O’Brien and Hayword Brown Insur...
07/02/2025

82 views Jun 27, 2025
This week on Real Estate Matters, Toby Tobin sits down with Donald O’Brien and Hayword Brown Insurance to unpack the mid-June Flagler housing numbers, why builders are rushing to file permits, and the latest news on Florida’s evolving insurance market — including what’s changing with roof coverage and Citizens Insurance’s policy reduction.

🏡 Mid-June Market Recap:
• 175 homes sold | Median price: $370K
• ADOM: 50
• Only 4 sales over $1M | 10 under $250K

🔨 Builder Watch:
Palm Coast builders are stacking permits ahead of expected impact fee increases from big names like Taylor Morrison, Maronda, Dream Finders & more.

🛡️ Insurance Spotlight:
What’s changing in the property insurance world? Why are 12 new companies entering Florida’s market, and how are roof claims being handled now?

📍 Publix buys a $2.2M lot in Flagler Beach — what could be coming next?

🎧 Listen on Apple Podcasts
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🌐 Visit: LandmarkGroupFLA.com

📞 Questions? Contact Toby at (386) 931-7124 or 📧 [email protected]

https://www.youtube.com/watch?v=nF5GZJiGbs0&list=PLRzX2N-1GmFxGV8kZAKjMX57nmBsDW6Nn&index=1&pp=iAQB

This week on Real Estate Matters, Toby Tobin sits down with Donald O’Brien and Hayword Brown Insurance to unpack the mid-June Flagler housing numbers, why bu...

07/01/2025
06/30/2025

🛒🍏Publix Acquires Lot Near VyStar in Flagler Beach

Publix has purchased a commercial outparcel within Beach Village, the shopping plaza located at the corner of State Road 100 and Roberts Road in Flagler Beach. The newly acquired site is located near VyStar Credit Union and lies within the city limits of Flagler Beach.

Toby Tobin, host of Real Estate Matters, reported the acquisition in his latest episode, noting that the transaction is publicly recorded. Publix already operates as the primary grocery anchor in the plaza.

At this time, the company has not announced any plans for development on the newly purchased parcel, and no building permits have been filed. The purpose of the acquisition remains unknown. Keep posted for u[dates here.

📻Tune in to Real Estate Matters every Saturday at 11 AM for the latest commercial and residential real estate updates. WNZF News Radio

06/29/2025

🏠🏘️Florida’s Insurance Market Shows Signs of Stability as Citizens Shrinks

From 6-28-25 show. Citizens Property Insurance, Florida’s state-backed insurer of last resort, has reduced its number of active policies to under 800,000—the lowest figure in three years. This change represents a significant step toward achieving market stability. The company was initially designed to serve homeowners unable to secure coverage elsewhere. In recent years, several private insurers have left Florida due to litigation and storm-related losses, and the number of Citizens' policies surged past 1.3 million in 2023.

Recent reforms, including legal changes and new reinsurance options, have helped reverse that trend. More private insurers are now returning to the Florida market or expanding their presence. As a result, some homeowners have been transitioned from Citizens back into private coverage through what are known as “takeouts.”

Donald O'Brien of Hayward Brown-Flagler Insurance noted that stabilization is underway, with many renewals coming in flat after years of sharp increases.

Citizens’ reduced footprint is seen as a positive indicator, but the roof age requirements, reinsurance volatility, and storm exposure continue to pressure both insurers and homeowners.

📻 Tune in to Real Estate Matters every Saturday at 11 AM for expert insights on Florida’s evolving insurance market and what it means for homeowners. 94.9FM, 1550AM, or download the Flagler Radio App.

Video podcast of the March 6th Real Estate Matters radio show. February wrap-up. Recent trends. Palm Coast Utility rate ...
03/11/2025

Video podcast of the March 6th Real Estate Matters radio show. February wrap-up. Recent trends. Palm Coast Utility rate increase.


📢 Welcome to Episode 3 of Real Estate Matters – your trusted source for real estate insights in Flagler County and Palm Coast, Florida!Hosted by Toby Tobin,...

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