September brings cooler mornings, kids back to school, and a real estate market that's finally giving buyers some breathing room. After 19 years calling North Florida home and watching this market through every twist and turn, I'm seeing some interesting shifts that both buyers and sellers need to understand.
The Numbers Tell the Story
Our local MLS data paints a clear picture of where we stand. With over 99,000 listings analyzed across Flagler County from January 2020 through August 2025, we've got solid data to work with—not just assumptions or wishful thinking.
Here's what's happening right now:
The median home price in Palm Coast is sitting around $349,000, which represents a 5% decline compared to last year. Now, before anyone panics, this isn't a crash—it's a healthy adjustment that was frankly overdue.
Our local MLS shows homes are typically selling between 98-100% of list price, which tells me sellers are still getting fair value, but the days of multiple offers over asking are largely behind us. Properties are spending 84 days on the market overall, but here's the key difference: homes priced right from day one are still selling in 20-40 days. The extended timeline comes from properties that start overpriced and go through multiple price drops.
Inventory is Your Friend (If You're Buying)
Remember 2021 when we had maybe 50 townhomes available in the entire county? Those days are long gone. We're now sitting at nearly 500 townhomes in inventory and close to 1,500 single-family homes—that's a 13-year high.
What does this mean for you? Choice. Buyers finally have options again, and that's powerful.
We're looking at over 6 months of supply countywide, which firmly puts us in buyer's market territory. For context, a balanced market typically has 4-6 months of supply, so we've tipped the scales in favor of buyers.
Mortgage Rates: The Reality Check
Let's talk about the elephant in the room—mortgage rates. As of September 4th, 2025, we're looking at 6.50% for a 30-year fixed and 5.77% for a 15-year fixed here in Florida. Yes, they're higher than the pandemic lows, but they're not the 8% we saw back in late 2023.
The experts are predicting rates might settle around 5.9% to 6% by the end of 2025, which would help with affordability. But here's my advice: don't wait for the "perfect" rate. If you find the right home at the right price, today's rates are still historically reasonable.
New Construction: Opportunities Abound
The new construction scene in Palm Coast is robust, with over 1,000 new homes currently available or under construction. Builders like KB Home, Meritage, Richmond American, and others are offering homes starting from the high $200s to over $600K.
What I'm seeing is builders getting more aggressive with incentives—rate buydowns, closing cost credits, and upgraded features. If you're considering new construction, now's the time to negotiate. Just remember, build times are running 9-12 months instead of the typical 7-9, so patience is required.
Price Ranges: Where the Action Is
Our MLS data shows the sweet spot continues to be $200K-$350K range, where we see the most activity. This aligns perfectly with our median price point and represents solid value for families looking to make Palm Coast home.
The luxury market ($500K+) is moving slower, but it's still moving. Waterfront and golf course properties maintain their appeal, especially for retirees choosing Palm Coast for its lifestyle and tax advantages.
What This Means for Sellers
If you're thinking about selling, here's some straight talk: price it right from day one. The days of testing the market with an inflated price are over. Homes priced competitively are still selling within 30-45 days. Those that aren't? They're sitting, and sitting homes get stale fast.
Consider these strategies:
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Professional staging matters more than ever
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High-quality photos aren't optional—they're essential
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Be flexible on negotiations—buyers have leverage now
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Consider seller concessions for closing costs or repairs
Buyer Opportunities
For buyers, this might be the best market we've seen in years. You've got:
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Inventory to choose from
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Negotiating power on price and terms
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Time to be selective—no more rushed decisions
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Builder incentives on new construction
Don't get paralyzed by all the options. When you find the right home, act decisively. Even in a buyer's market, good properties still move quickly.
The Community Perspective
What hasn't changed is why people love Palm Coast. We're still that sweet spot between St. Augustine and Daytona Beach, with miles of beaches, golf courses, and nature preserves. The schools remain solid, the cost of living is reasonable, and there's no state income tax.
Property values increased 9.29% in 2025 from a tax perspective, showing the underlying strength of our market despite the sales price adjustments we're seeing.
Looking Ahead
As we head into fall and winter—traditionally our busy season in Florida—I'm cautiously optimistic. The market feels more sustainable than it has in years. Prices are reasonable, inventory is healthy, and the panic buying (and panic selling) has settled down.
The fundamentals remain strong: Florida's population continues to grow, Palm Coast is still one of the most affordable coastal communities in the state, and quality of life here is tough to beat.
My Take
After helping clients navigate over $45 million in real estate transactions since going full-time in 2022, I can tell you this market rewards preparation and patience. Whether you're buying or selling, having a solid plan and realistic expectations will serve you well.
The frenzy is over, but opportunity isn't. Sometimes the best time to make a move is when everyone else is sitting on the sidelines.
If you're considering a move in Palm Coast or Flagler County, let's grab coffee and talk through your specific situation. Every family's needs are different, and cookie-cutter advice doesn't work in real estate.
Ready to explore your options? The market's waiting, and so am I.
David Stanley is a Broker Associate with 19 years in North Florida and a lifetime immersed in real estate. When he's not helping clients navigate the market, you can find him at a local coffee shop, at the beach with his family, or practicing jiu-jitsu. Contact David at davidstanleyrealtor.com for personalized guidance on your real estate journey.
