8 Ivey Ln
Flagler Beach · Sold Sep 2026
Sold for$674,000
Of list price100%
Days to contract41
Downsizing is two transactions and a lot of decisions, and the order you do them in decides how stressful it is. Here's how I run it for clients in Palm Coast and Flagler County, including the Florida rules that keep your taxes from jumping.
Keep your Save Our Homes savings
If you've been homesteaded for years, your assessed value is probably far below what the house would sell for. Florida's portability rule lets you carry up to $500,000 of that difference to your next homestead, and you must establish the new homestead within three years of January 1 of the year you leave the old one. When the new home costs less, the savings are prorated. Before you list, I run both homes through the Flagler County Property Appraiser's portability calculator so you know your new tax bill to the dollar.
Sell first, or buy first?
Most downsizers here sell first. Buyers at full price are harder to find than the next home, and a leaseback after closing or a flexible closing date gives you time to move once. If the right villa or condo comes up before your sale, a home-equity line or a bridge loan can carry you for a few months. I'll put both paths on paper with real numbers, including the net sheet from your sale.
Homes that make downsizing easy
One-story homes in the quieter lettered sections, often with no HOA at all. Villas and townhomes in Grand Haven, Plantation Bay and Hammock Dunes, where the association handles the lawn and the exterior. Condos along the Intracoastal at Canopy Walk and Tidelands, or on the ocean at Hammock Beach, with the beach or the marina downstairs. See today's townhomes and condos in Palm Coast, or tell me what you need and I'll filter for one-story, low-maintenance homes only.
Getting the big house ready
A downsizing sale usually means decades of belongings. I'll walk the house with you and tell you honestly what to fix, what to leave alone and what to clear out, because an uncluttered home photographs better and sells for more. I can connect you with estate-sale companies, junk haulers, movers and handymen I've worked with, and my marketing plan is the same whether the house is $350,000 or $2 million.
The money questions
If the house has been your primary residence for two of the last five years, federal law excludes up to $250,000 of gain for a single filer and $500,000 for a couple, and Florida has no state income tax. Your tax professional should confirm your situation. On the buying side, many downsizers pay cash from the sale, which makes their offer stronger and the closing faster.
Start with a free valuation of the home you're in, then book a consultation and we'll map out the whole move.
Downsizing Questions
Will my property taxes jump if I downsize in Florida?
Not necessarily. Florida's portability rule lets you move up to $500,000 of your Save Our Homes assessment savings to a new homestead, and you must establish the new homestead within three years of January 1 of the year you leave the old one. When you downsize to a less expensive home, the savings are prorated. I run the numbers with the Flagler County Property Appraiser's calculator before you list.
Should I sell first or buy first?
Most downsizers in Palm Coast sell first with a leaseback or a flexible closing, because the next home is usually easier to find than a buyer at full price. If the right home comes up first, a bridge loan or a home-equity line can carry you, and I'll show you both paths with real numbers.
Do I owe capital gains tax when I sell my house?
If it's been your primary residence for two of the last five years, federal law excludes up to $250,000 of gain for a single filer and $500,000 for a married couple. Florida has no state income tax. Confirm your situation with your tax professional.
What kind of homes do downsizers choose here?
One-story homes in the quieter lettered sections, villas and townhomes in Grand Haven, Plantation Bay and the Hammock, and condos along the Intracoastal and the ocean where the association handles the exterior.
Listing results · Stellar MLS
What my listings actually sold for
80 Burbank Dr
Palm Coast · Sold Jul 2024
Sold for$490,000
Of list price98%
Days to contract24
1 Renworth Pl
Palm Coast · Sold Dec 2023
Sold for$425,000
Of list price100%
Days to contract6
15 Arena Lake Dr
Palm Coast · Sold Aug 2026
Sold for$399,000
Of list price100%
Days to contract31
8 Courtney Pl
Palm Coast · Sold Jul 2026
Sold for$342,000
Of list price98%
Days to contract4
45 Poplar Dr
Palm Coast · Sold May 2024
Sold for$341,000
Of list price98%
Days to contract8
Homes David listed and sold, from the Stellar MLS closed-sales record. Days to contract is the time from listing to accepted offer.
Complimentary · 30 minutes
Book a Consultation
Choose a time that works for you. We'll talk through your goals, your timing and the numbers by phone, video, or in person at my Palm Coast office.
- Selling? Pricing strategy, what nearby homes actually sold for, and your estimated net proceeds.
- Buying? Neighborhoods, new construction vs. resale, and how to win the home you want.
- Relocating? Where to live on Florida's East Coast and what it really costs.
Rather talk now? Call or text (386) 627-3612
Instant confirmation and calendar invite by email. Need a different time? Call or text (386) 627-3612.
