Full List: America's Fastest-Growing Cities 2017

Samantha Sharf ,  FORBES STAFF 

I write about real estate-- amazing homes, market trends and cities.  

Forbes’ annual list of America’s fastest-growing cities provides a holistic picture of places on the upswing. We look at growth of population, employment, wages, economic output and use home price growth as a proxy for wealth. Here are the 25 metropolitan areas across the country experiencing the biggest surges, plus the growth rates and projections that got them on the list. 

1. Cape Coral-Fort Myers, FL


Population Growth 2016: 3.39% (rank: #1)

Projected Pop. Growth 2017: 3.61% (1)

Job Growth 2016: 3.93% (5)

Proj. Job Growth 2017: 3.83% (1)

Real Gross Metro Product Growth 2016: 4.42% (4)

Proj. GMP Growth 2017: 6.82% (1)

Wage Growth 2016: 7.08% (4)

Proj. Wage Growth 2017: 7.75% (4)

Home Price Growth 2016: 10.66% (6)

Proj. Home Price Growth 2017: 7.56% (7)

2. Orlando-Kissimmee-Sanford, FL


Pop. Growth 2016: 2.95% (2)

Proj. Pop. Growth 2017: 3.14% (2)

Job Growth 2016: 4.57% (1)

Proj. Job Growth 2017: 3.54% (2)

GMP Growth 2016: 3.86% (6)

Proj. GMP Growth 2017: 6.31% (2)

Wage Growth 2016: 6.08% (12)

Proj. Wage Growth 2017: 8.22% (2)

Home Price Growth 2016: 9.52% (12)

Proj. Home Price Growth 2017: 8.64% (2)

3. Provo-Orem, UT


Pop. Growth 2016: 1.96% (9)

Proj. Pop. Growth 2017: 1.94% (11)

Job Growth 2016: 4.43% (2)

Proj. Job Growth 2017: 2.86% (6)

GMP Growth 2016: 5.11% (1)

Proj. GMP Growth 2017: 5.84% (3)

Wage Growth 2016: 7.50% (1)

Proj. Wage Growth 2017: 9.45% (1)

Home Price Growth 2016: 7.91% (18)

Proj. Home Price Growth 2017: 7.68% (6)

4. Deltona-Daytona Beach-Ormond Beach, FL


Pop. Growth 2016: 2.41% (6)

Proj. Pop. Growth 2017: 2.57% (6)

Job Growth 2016: 4.11% (4)

Proj. Job Growth 2017: 3.16% (5)

GMP Growth 2016: 3.90% (5)

Proj. GMP Growth 2017: 5.33% (6)

Wage Growth 2016: 5.60% (15)

Proj. Wage Growth 2017: 6.92% (11)

Home Price Growth 2016: 9.57% (11)

Proj. Home Price Growth 2017: 7.49% (9)

5. Jacksonville, FL



Pop. Growth 2016: 1.77% (14)

Proj. Pop. Growth 2017: 1.88% (13)

Job Growth 2016: 3.76% (6)

Proj. Job Growth 2017: 2.59% (9)

GMP Growth 2016: 3.10% (13)

Proj. GMP Growth 2017: 5.11% (7)

Wage Growth 2016: 6.42% (10)

Proj. Wage Growth 2017: 7.77% (3)

Home Price Growth 2016: 9.05% (15)

Proj. Home Price Growth 2017: 7.77% (5)

For the methodology and trends behind this list read: America's Fastest-Growing Cities 2017






The ‘Great News’ About Rising Prices

Recently there has been a lot of talk about home prices and if they are accelerating too quickly. In some areas of the country, seller supply (homes for sale) cannot keep up with the number of buyers out looking for a home, which has caused prices to rise.


The great news about rising prices, however, is that according to CoreLogic’s latest US Economic Outlook, the average American household gained over $11,000 in equity over the course of the last year, largely due to home value increases.


The map below was created from CoreLogic’s report and shows the average equity gain per mortgaged home from June 2015 to June 2016 (the latest data available).

Home prices on the rise in palm coast florida

 For those that are worried that we are doomed to repeat 2006 all over again, it is important to note that homeowners are investing their new found equity in their homes and themselves, not in depreciating assets.


The added equity is helping families put their children through college, and even invest in starting small businesses, allowing them to pay off their mortgage sooner or move up to the home that will better suit their needs now.

Bottom Line

CoreLogic predicts that home prices will appreciate by another 5% by this time next year. If you are a homeowner looking to take advantage of your home equity by moving up to your dream home, contact David Pilvinsky to discuss your options!


holidays in palm coast


the sweet taste of autumn

Kids and kids at heart agree: nothing beats the sweet, gooey taste of homemade Rice Krispies Treats®. Combine this classic snack with the spirit of the season by making your own pumpkin pie-flavored version—it’s sure to be a holiday hit for friends and family alike!

Servings: 8-10


  • ¼ cup pumpkin puree
  • 3 tablespoons butter
  • 4 cups mini marshmallows
  • ½ teaspoon pumpkin pie spice
  • ½ teaspoon cinnamon
  • 6 cups Rice Krispies® cereal


  1. Spread the puree on a cheesecloth or between several paper towels, and let it sit for approximately 45 minutes to remove the excess moisture from the pumpkin.
  2. Melt the butter in a large pan set on medium-low heat, and add the marshmallows, stirring them as they melt.
  3. Scoop out ½ cup of melted marshmallow, and pour into a mixing bowl. Add 2 cups Rice Krispies cereal, and stir to combine. Set aside.
  4. Combine the reserved pumpkin puree and spices with the remaining marshmallow mixture. Add the remaining 4 cups cereal, and mix well.
  5. Cover the pie pan with cooking spray, and press the plain marshmallow-cereal mixture along the outer edges to create the pie crust. Then fill the center with the pumpkin-flavored mixture, and press until smooth to create the pie filling. Set aside to cool before cutting out pie slices.




Palm Coast Florida Hurricane Facts


One of the reasons that I chose to live in Palm Coast, Florida twelve years ago, was the fact that there has not been a direct hit by a Hurricane and over 60 years, if ever. The unique shape of Florida and the proximity of the Gulfstream Current off of Florida's east coast, play a large part in detering Hurricanes from landing in this area of North Florida. 

  If you look at tracks of Hurricanes that have hit the U.S. over the last 60 years, (demonstrated by the graphic below), you will see that most storms that hit Florida, make landfall in South Florida. Take Miami, Ft. Lauderdale and the Palm Beaches for example, the Gulfstream current is very close to land, in Miami its only about 5 miles. Storms that come across from Africa generally pick up steam once they hit the warm tropical waters for the Caribbean. If they do not end up hitting South Florida, they often times, will head North along the east coast of Florida, riding the Gulfstream Current and its warm waters. 

 Being that Palm Coast and the surrounding areas are about 60 miles from the Gulfstream, usually those storms continuing riding that warm water and either head out to sea, or may hit the Carolina's or even farther north. 

  We live in a magical place in Florida and this is only a theory of mine, but so far I have evidenced this theory come to fruition. Palm Coast, Florida is one of the safest cities in Florida not only when it comes to storms, but also crime. 

  For more information on Palm Coast and the surrounding area's, check out my website and contact me directly. www.davesellspalmcoast.com 

,No direct hits by hurricanes in Palm Coast Florida




Snake Season is here!! Watch where you step!

Cottonmouth palm coast florida real estate for sale
Among the mixed blessings of the warmer weather – higher electric bills, the departure of the snowbirds – add the opening of snake bite season.
From April to October, rattlesnakes, water moccasins and other venomous snakes become more active, making this the peak season for snake bites.
But don't blame the snakes.
Human error – or stupidity, foolhardiness or drunkenness – plays a role in the majority of bites, officials say.
"Kids pick them up and bring them home to mom," said Lt. Scott Mullin, of the Miami-Dade Fire Rescue Venom Response Team. "I've had two moms get bit in that scenario. People goofing around and picking it up instead of leaving it alone. Or they know what it is and try to kill it and get bitten. They try to kill it with a shovel or machete. Rarely do we have an accidental bite."
rattlesnake palm coast florida
Eastern diamondback rattlesnake
Lt. Scott Mullin, Miami-Dade Venom Response Team
One 6-year-old boy in Kendall picked up a coral snake and carried it around for three hours without getting bitten, until he finally truly tried the snake's patience. "The only reason it bit him was he got bored and starting playing with it like a toy," Mullin said. "Throwing it back and forth with a friend."
Another case, for which the phrase human "error" may seem too polite, involved an 18-year-old man near Tampa who caught a water moccasin. He kept the four-foot snake in a pillowcase under his bed and expressed his fondness for it with repeated kisses, according to WESH-TV in Tampa. Tired of his attentions, the snake finally "kissed" back, biting him on the face. He was hospitalized, and the state wildlife commission opened an investigation, since he didn't have a permit for the snake.
coral snake
Wendy Blair Stephan, health education coordinator for the Florida Poison Control Center – Miami, said Florida's venomous snakes are not particularly aggressive.
"Many of the snakebite cases we see at the poison control center involve someone bitten when they grabbed, attacked or startled the snake," she said. "One of our poison specialists noted in his experience, 'When the bite is on the hand, alcohol is involved, and when it's on the lower leg, the person stepped on the snake.'"
Just four of Florida's 47 species of snake are venomous, the water moccasin (also known as the cottonmouth), coral snake, pygmy rattlesnake and eastern diamondback rattlesnake. Although the eastern diamondback rattlesnake may have the most deadly venom, the one responsible for the most bites in Florida is the water moccasin, a reddish brown or black snake that typically grows to two to four feet, which can be found in suburban canals and lakes.
Hotspots for water moccasin bites tend to be in neighborhoods along the fringes of the Everglades, such as the Krome Avenue area in Miami-Dade County, Miramar and Pembroke Pines in Broward County and Loxahatchee in Palm Beach County.
Since 2013, there have been 42 bites from Florida's native venomous snakes in Broward, Miami-Dade and Palm Beach counties, according to the poison center. Of these, 21 involved water moccasins, followed by 11 from coral snakes, five unknown, three from pygmy rattlesnakes and two by eastern diamondback rattlesnakes.
best pet friendly beaches in Florida
Best Pet-Friendly Beach Destinations in Florida: Palm Coast and the Flagler Beaches
pet-friendly florid beachTucked between Daytona Beach and St. Augustine, Palm Coast and Flagler Beaches destination is known for pristine beaches, fabulous weather and tasty seafood. But it’s also—and possibly more famously—known for being one of the most pet-friendly beach destinations in the state and even the country. USA Today ranked Flagler Beach as one of the best places to take your pets when planning a beach vacation. But where can you take your pets? And what are the best things to do during your “dog-cation”? Here’s a guide to some of the best things to do with your pets in Palm Coast and Flagler Beaches.
 1. Hit the beach. The town of Flagler Beach has a very family-friendly beach policy, allowing furry friends to roam most of the beach in the area north of Gamble Rogers State Recreational Area. Leashed dogs can play in the sand and hit the waves along with their owners. Dog owners are advised to keep their dogs on a leash no more than five feet long. Pet-friendly beaches are located north of N. 10th Street and south of S. 10th Street.
 2. Roam freely at Wadsworth Park. Located just off Highway 100 near the Matanzas River, Wadsworth Park is Flagler Beach’s most popular dog park. The fenced-in park is more than 60,000 square feet for your dogs to roam freely and unleashed. The park overlooks a pond and has several wooden benches for owners to relax and sit in the shade. There are two separate off-leash destinations for smaller and larger dogs. There’s no need to bring your own water for your furry friend; the park provides many water bowls.
 3. Take your pup out on the water. Due to calm waters in the Palm Coast and Flagler Beach area, kayaking and paddleboarding are ideal watersports to do with your dogs (really!). When visiting the area, dog owners will be delighted to find many kayak and paddleboard rental venues allow your pets to accompany you on the trip. Both you and your pets will catch glimpses of Florida’s wildlife like egrets, manatees, and turtles along the route.
 4. Dine with an oceanview. Palm Coast and the Flagler Beach area prides itself for having countless of dog-friendly restaurants and cafes. Flagler Beach Winery remains a popular joint for dog owners to bring their pets to enjoy the scenic beachside landscape and sip on local wine with the company of their canines. Other dog-friendly oceanfront restaurants include Fuego Del Mar, Johnny D’s, and High Tides at Snack Jack. However, for a laid back day of sipping coffee, enjoying breakfast, and reading, head over to Java Joint or The Beach House Beanery with your pet.
 5. Spoil your dog at one of the many pet boutiques. Looking for a stylish collar or doggie uniforms? Flagler Beach and the Palm Coast area have several top-of-the-line pet boutique shops like The Bark Spot. There, pet owners will find high quality gourmet pet foods, snacks, and baked “doggie goods.” Additionally, shoppers can send in prints of their pets to have customized mugs, shirts, and magnets and shop for holiday-themed costumes. Pet Smarts and Pet Supermarket are two other venues to swing by and shop for your favorite “child.”
 6. Bed and board with your pets. The area has a variety of accommodations that welcome you and your pets. Several beachside properties and vacation rental homes that are dog-friendly include Si Como No Inn, Flagler Beach Motel and Vacation Rentals, Tropical Bird and Bee, and Vacation Rental Pros. Dog owners can opt to camp beachside with their canines at Flagler by the Sea Campground, Beverly Beach RV Camptown Resort, or Gamble Rogers State Recreational Area. There, both man and his best friend can camp out under the stars.
pet friendly beaches
Flagler County Fair and Youth Show starts today through Sunday! Today only their is Zero entry fee! Here is the full schedule for the festivities this week. 
 Flagler County Fair and Youth Show
Published: Wednesday, April 6, 2016 at 5:30 a.m.
Last Modified: Tuesday, April 5, 2016 at 10:03 a.m.
BUNNELL — The Flagler County Fair & Youth Show kicks off today and runs through Sunday at the Flagler County Fairgrounds, 150 Sawgrass Road, Bunnell.
The annual event features midway rides, food and music. In addition, livestock shows and sales take place during the fair. In the Cattleman's Hall at the Fairgrounds, 4H and FFA exhibits will be on display featuring canning, backing, quilting, sewing, and arts and crafts vendors. The hall is open until 10 every night of the fair.
The fair schedule is:
Wednesday April 6: FREE GATE ADMISSION
5 p.m.: gates open
6 and 8 p.m.:  Disc-Connected K-9’s
7 p.m.:  4H and FFA goat, lamb and steer show
Thursday April 7 GATE ADMISSION $5 PER PERSON (children 10 and under free)
5 p.m.: gates open
6 p.m.:  Flag pole dedication
6 and 8 p.m.:  Disc-Conntected K-9’s
7 p.m.: 4H and FFA Swine Show
Friday April 8 GATE ADMISSION $5 PER PERSON (children 10 and under free)
4 p.m.: gates open
4 p.m.: Rock N' Rib Fest begins
5 pm.:  Patrick Gibson performs
6 p.m.: Southern Chaos performs
6 and 8 p.m.: Disc-Connected K-9s
6:30 p..m.: Opening ceremony for livestock auction
7 p.m.: 4H and FFA livestock auction
8 p.m.: Restless Heart in concert
Saturday April 9 GATE ADMISSION $5 PER PERSON (children 10 and under free)
Noon: gates open
Smokin On The Farms BBQ begins early morning
Noon: Rock N’ Rib Fest
Noon-3 p.m.: Kids Rock the Nation
4 p.m.: Nova Rex NOVA REX
6 p.m.: Stevie Ray Vaughn Tribute Band
8 p.m.: The Ultimate Foreigner Tribute Band
9:30 p.m.: Santore and Sons fireworks
Noon: gates open
Noon-4 p.m.: Narrow Magazine New Talent Showcase
April 22nd is the 20th annual Spring Classic inshore fishing tournament! Over $8,000 in prize money will be paid out! Come out and fish your tail off and win some money! Whats better than getting paid to fish?! Flagler County and Palm Coast Florida have some of the best inshore fishing for redfish, trout and flounder in the state! See if you can bag the most weight of total fish to win the Flagler Bucket challenge and win $400.00 cash!
Flagler Fishing tournament


Florida Outpaces Other States in Percentage Reduction of Foreclosure Inventory

Fla. foreclosure inventory through October drops 40.5% from one year ago. Idaho ranked second with a 27.6% drop. Flagler County mirrors the state trend.

By Toby Tobin

PALM COAST, FL – December 9, 2015 – Florida continues to outpace rival states in the reduction of foreclosure inventory. Florida’s foreclosure inventory through October dropped 40.5% from one year ago. Idaho ranked second with a 27.6% drop. This, according to CoreLogic’s October National Foreclosure Report. Flagler County mirrors the state trend (see below).

Report Highlights

Florida and Hawaii are tied for third place when measuring foreclosure inventory. In both states, the percentage of homes in foreclosure as a percentage of mortgaged homes is 2.5%. New Jersey leads all states with 4.5% and New York is in second with 3.6%. Washington DC ranks fifth at 2.3%. DC is the only non-judicial foreclosure jurisdiction to make the top five list.

Florida led the list of states in the number of completed foreclosures. A completed foreclosure is the final step in the foreclosure process where the home is auctioned. At that point, either the bank takes the property into its Real Estate Owned (REO) inventory or a successful third party bidder takes title.

Florida had 86,000 completed foreclosures during the past 12 months. Michigan was second with 59,000, followed by Texas (30,000), Georgia (25,000) and California (24,000). Together, the top five states account for nearly half of all completed foreclosures.

Flagler County

Flagler County had 511 foreclosure completions during the same 12-months (through October). Flagler’s lowest level was 15 completions in October.

November is likewise encouraging here at home:

  • Only 13 foreclosure completions
  • 30 new foreclosure filings. The average monthly new foreclosures was 30.75 over the past 12 months.
  • 554 Open foreclosure cases (down from 568 last month and from 990 one year ago).



Very Interesting Real Estate Facts about Palm Coast and Flagler County

One of the most affordable places in Florida and in the U.S.; with so few listings and so many Realtors® we could staff an Open House at every listing six days a week.

By Toby Tobin
Comments (5)   |    Add a Comment

PALM COAST, FL – November 11, 2015 – There are currently 855 single-family residential Flagler County homes listed for sale via the Flagler County Real Estate Association’s Multiple Listing Service (MLS). That’s the lowest inventory level in two years. But the number of agents has grown during that period. It’s now hovering around 1,100.

Flagler BeachLook at it this way. We have more than enough agents to staff an Open House at every listing six days per week. Of course that would take a lot of scheduling and it’s not likely to happen, but it highlights an obvious imbalance. I know agents or agent teams that are carrying more than 20 home listings, implying that many agents have none.

Home Affordability

A recently released Coldwell Banker Home Listing Report compares the average listing price of 81,000 similar-sized four-bedroom, two-bathroom homes in 2,722 different markets across all 50 states.

Newport Beach led the list as most the expensive U.S. market with an average listing price of $2,291,764. (Only one Flagler County home sold for more than $2,000,000 in the past 12 months.) Cleveland, Ohio, brought up the bottom, ranking 2,722th with an average listing price of only $74,502 (not including a snow-blower). Palm Coast ranked 2,092nd with an average listing price of $196,653.

Doral led Florida with an average list price of $552,399. Hastings was at the bottom with an average list price of $95,267. Palm Coast ranked 90th of 127 markets analyzed within Florida.

SERIOUSLY, it costs more to buy the subject home in 76.8% of the markets studied across the country than it does to buy the same home in Palm Coast. And 70.1% of the Florida markets included in the study are more expensive than Palm Coast.

Perhaps Palm Coast’s general beauty, access to uncrowded beachs, sunshine, trail system, championship golf courses, sports venues, excellent schools, Interstate access, job growth and population growth are a turnoff to prospective buyers.

Or maybe we just need more real estate agents. 



Palm Coast One of America’s 50 Best Cities to Live Says Study

Wall St. 24/7 study was based on a range of variables, including crime rates, employment growth, access to restaurants and attractions, educational attainment, and housing affordability.

By Toby Tobin

Palm Coast City HallPALM COAST, FL – November 9, 2015 – As reported in the Orlando Business Journal, a 24/7 Wall St. study ranked Palm Coast among the 50 Best Cities to Live.Palm Coast ranked #39.

The study acknowledged that Florida was hit by the housing crisis more than most other states and that Palm Coast suffered as well with an unemployment rate at 7.4%. On the other hand, strong job growth continues to draw people to Palm Coast. Palm Coast’s job growth from 2012 through 2014 was 5%, according to the study, compared to the 1.8% national rate. The city’s population has grown 14.8% over the past five years, more than double the national growth rate.

Four other Florida cities made the list:

  • Cape Coral #27
  • Pembroke Pines #29
  • Boca Raton #37
  • Palm Coast #39
  • Port St. Lucie #40

Palm Coast statistics cited by the study include:

Population: 82,388
Median home value: $159,300
Poverty rate: 10.6%
Pct. with at least a bachelor’s degree: 18.4%
Amenities per 100,000 residents: 160.2





Sheriff’s office, Publix, Palm Coast City Hall, Island Walk, Player’s Racquet Club, RaceTrac, Tuscan Gardens senior living.

By Toby Tobin

Palm Coast City Hall at ribbon cuttingPALM COAST, FL – November 5, 2015 – We have entered the slow season for local real estate sales, but that doesn’t mean things are at a standstill. There is plenty of news. Here are some tidbits:

Double Header Ribbon Cuttings

November 2nd marked the ribbon cutting for two major public venues, the new Palm Coast City Hall and a New Flagler County Sheriff’s Operations Center.

Flagler County Sheriff’s Operations Center

Tuesday A.M., Governor Rick Scott was in town for the official opening of the new sheriff’s operations center. The large crowd had to contend with near record heat and bright sunshine, but the event went on in spite of the beautiful weather.

The new office is located at 901 Moody E. Blvd in Bunnell. The building was once Florida Memorial Hospital-Flagler. The building had remained vacant since the new Florida Hospital Flagler was opened in Town Center. The county purchased the old building for $1.23M in 2013 and undertook a $4.2M renovation.

Palm Coast City Hall

At 5:15, on Tuesday, Palm Coast city officials participated in a ribbon cutting officially opening the brand new Palm Coast City Hall in Town Center. This 43,000+ square foot building came in “on time and under budget” according to City Manager Jim Landon. The public was invited to participate in guided tours, beginning at 4:00 P.M. and continuing after the ribbon cutting until 8:00 P.M.

Palm Coast City Hall ribbon cutting 11-3-2015

I was in the first tour group. I was impressed with the quality of construction and the efficient use of space. The building is warm and inviting without the opulence often attributed to the county government complex. The design will accommodate the future expansion that will surely be needed as Palm Coast continues to grow. Remember, there are still over 10,000 vacant in-fill lots within the city’s master plan.

Island Walk

Publix: Get used to calling the old Palm Harbor Shopping Center “Island Walk.” The first major opening in the redeveloped project was the new Publix, which opened on October 29th. About 50 shoppers were lined up when the doors swung open at 7 A.M. I was one of them.

The new store is 10,000 square feet larger than the old one. The additional space is apparent throughout the store with its huge produce department, expanded seafood, meat and dairy offerings, plus a pharmacy. Pizza lovers will appreciate the expanded freezer section.

Publix in Island Walk, Palm Coast

New permits: A site development permit was issued that will allow work to begin on future stages of Island Walk’s redevelopment. The former Publix store will be gutted and re-faced for a Hobby Lobby. Upon completion, Island Walk will be comprised of 207,229 square feet.

The company’s website lists the following Island Walk tenants:

  • The Brass Tap
  • Metro Diner
  • Moe’s Southwest Grill
  • Starbucks
  • Thai-by-Thai
  • Salsa Mexican Restaurant
  • Great Clips
  • NY Pizzeria
  • Wild Rice
  • Leslie’s Pool Supply
  • Petco
  • Tuesday Morning
  • Eyeglass Express
  • Coast Dental
  • The UPS Store
  • Palm Nails
  • Florida Audiology
  • Aimee’s Hallmark
  • Publix
  • Hobby Lobby
  • Nora’s Golden Scissors
  • Mattress One
  • JP Morgan Chase Bank

Player’s Racquet Club

For weeks, the site of the former Palm Coast Player’s Racquet Club has sported a “Sale Pending” sign. The property was under contract to local real estate developer Jim Cullis, but Jim has informed GoToby.com that he decided not to proceed with any project at that site and has terminated the purchase contract.

Tuscan Gardens of Palm Coast

But on another front, Cullis has revived his plan for a senior living campus on 17 acres of property he owns on the Southeast corner of Colbert Lane and Blare Drive. Previous plans for a senior living project on the site with Discovery Village died when Cullis and Discovery could not garner support for the proposed site plan from Palm Coast’s planning staff.

Tuscan Gardens Site Plan

This time around, Cullis is advancing a similar project with an Orlando-based developer. Tuscan Gardens Senior Living’s proposed site plan includes three building and reportedly avoids the minor wetlands issues that bogged down the Discovery proposal.

Tuscan Gardens, as proposed, will have 210 residential units offering three levels of senior care; independent living, assisted living and memory care. Laurence Pino, Tuscan’s CEO, told an audience of Grand Haven residents that he plans to begin work as soon as permits are obtained and hopes to be open by early 2017.


The parcels have been acquired and site development work has begun on a new RaceTrac gas station and convenience store at the Southwest corner of SR 100 and Seminole Woods Blvd. 


Palm Coast, Florida Real Estate Blog


Florida Real Estate Rebound Strongest in Nation

In a city-by-city comparison, Orlando leads the nation in both a month-to-month and year-to-year comparison, and only one non-Florida city makes the top five list for either time frame.

By Toby Tobin
Add a CommentMCLEAN, Va. – September 28, 2015 – Freddie Mac's latest Multi-Indicator Market Index (MiMi) finds that the Florida real estate market's rebound leads the nation. In a city-by-city comparison, Orlando leads the nation in both a month-to-month and year-to-year comparison, and only one non-Florida city makes the top five list for either timeframe.

                                         Florida comparisons

Month-over-month, Florida's index score rose 2.0 percent. It was followed by Colorado (+1.99%), New Jersey (+1.83%), Connecticut (+1.80%) and Nevada (+1.48%).

Year-over-year, Florida's index grew by 14.35 percent. It was followed by Oregon (+13.45%), Nevada (12.18%), Colorado (+11.65%), and Washington (+10.18%).

Florida metro comparisons

Orlando topped all city lists from Freddie Mac. Month-to-month, Orlando improved 2.6 percent, followed by Greenville, S.C. (+2.55%), Cape Coral (+2.51%), Tampa (+2.19%) and Jacksonville (+2.12%).

Year-to-year, Orlando improved 18.27 percent, followed by Cape Coral (+17.75%), Tampa (+15.99%), Palm Bay (+14.98%) and North Port (+14.77%).

"Florida has some of the most improving housing markets in the country, largely a reflection of more borrowers becoming current on their mortgage payments as the local employment picture improves and house prices rebound," says Freddie Mac Deputy Chief Economist Len Kiefer. "Nationally, all MiMi indicators are heading in the right direction for the second consecutive month and improving more than 6 percent from the same time last year."

U.S. numbers

Nationally, Freddie Mac added one more name to its list of slowly stabilizing markets: Rhode Island. It also added four cities: Philadelphia and Harrisburg, Pennsylvania; Phoenix, Arizona; and Albany, New York.

The national MiMi value stands at 81, indicating a housing market that is on its outer range of stable housing activity. The number improved 0.93 percent month-to-month and 6.17 percent year-to-year. Since it's all-time low in October 2010, the MiMi has improved 37%.

© 2015 Florida Realtors® All rights reserved. Reprinted with permission.

Feb. 16, 2017

Lattitude Margaritaville, Daytona Beach


Margaritaville Holdings and Minto Communities today announced a partnership that will develop new active adult communities in some of the nation’s most popular destinations. The first location of the all-new residential concept will open in Daytona Beach, Florida (see renderings below). The Sales Center at LATITUDE MARGARITAVILLE, Daytona Beach has already broken ground and is slated to open in Fall 2017.

“We are excited to partner with Minto and believe this relationship will redefine lifestyle destination living in Daytona Beach,” said John Cohlan, chief executive officer of Margaritaville. “With Minto’s expertise in creating master planned developments and Margaritaville’s inherent ability to deliver fun and escapism, Latitude Margaritaville has the exact coordinates for those looking to live the Margaritaville lifestyle as they grow older, but not up.”



Featuring world-class amenities and design, LATITUDE MARGARITAVILLE, Daytona Beach will reflect Margaritaville’s authentic, “no worries,” tropical vibe, offering an immersive brand experience. Current plans call for walkable neighborhoods and a Town Center featuring a fitness center with an aerobics studio, indoor lap pool, spa, and group fitness classes; indoor and outdoor dining with signature Margaritaville food and beverage concepts, as well as others; arts and learning programs for residents and guests; and a resort pool area with beach entry. In true Margaritaville fashion, music will also play an important part in the community, with a band shell for live entertainment in the Town Center. A private beachfront club with breathtaking views and beachfront amenities will be set on the Atlantic Ocean, which residents can access via a continuous loop shuttle service.


“For over 60 years Minto has focused on providing incredible lifestyle in the communities we create,” said Bill Bullock, senior vice president of Minto Communities. “We are thrilled to be partnering with Margaritaville to put the exclamation point on fun living for active adults!”

With an ideal location in Daytona Beach at LPGA Blvd. and I-95, the destination offers access to the area’s world-famous beaches; championship golf at LPGA International; Daytona International Speedway; Daytona Beach International Airport; the new Daytona One entertainment, dining and shopping destination; and much more.

Additional details on plans are expected later this year.

Posted in GoToby
Feb. 16, 2017

Oceanfront "Bay Drive Park"

Flagler County to Present Oceanfront,  Bay Drive Park Conceptual Plan

Hosting a public meeting on February 15 to present the conceptual plan for a public park on Bay Drive in the Hammock (north of Sea Colony) that is decades in the making.

By: TobyTobin

PALM COAST, FL –  February 14, 2017 – Flagler County is hosting a public meeting on February 15 to present the conceptual plan for a public park on Bay Drive in the Hammock that is decades in the making.

The park will be built with a $2.342 million grant on the combined acreage purchased by Flagler County in 2009 and adjacent to the nearly 3 acres of dedicated public park property it has owned since 1985.

“This was a rare opportunity for Flagler County to create a more than 15-acre park with ocean access,” said Environmental Planner Tim Telfer. “Absent the housing recession, there would be a development of some sort there.”


bay drive park

Historically, beach access in this area was known as Deauville Beach or Main Street Beach. The road itself, Main Street, was referred to by locals as the “Double Brick Road” because it had been stabilized with brick to provide residents and visitors public beach access with some assurance they would not get stuck en route.

The County Commission required the developer in 1985 to relocate the previously used beach access road to Bay Drive, and to provide a park on the beach to mitigate for the loss of Deauville Beach. Several boards of the Flagler County Board of County Commissioners vote repeatedly since the park property was first dedicated to the residents of Flagler County to maintain public beach access in this location. 

Bay Drive Park in the early 2000s was made part of the A1A Scenic Byway Corridor Management Plan, the Florida Scenic Highway Designation Application and the Guide to A1A Old Florida Coastal Byway.

The additional 13-acre property purchased in 2009 been zoned within the “Mixed Use: Low Intensity, Low/Medium Density” designation for future land use within the Comprehensive Plan.

“At up to 7 units per acre, this land use could have allowed for up to 91 residential units in addition to retail and office space,” County Administrator Craig Coffey. “This park will be a very nice amenity for all of Flagler County.”

Flagler County applied for a grant in February 2011 to develop the park, which was still called Bay Drive Park. The state awarded a $2.342 million grant to the county, because of the property’s unique character and to preserve public beach access.

As a condition of receiving this grant, the county is required to construct a number of amenities, including: reasonable access for the observation and appreciation of the natural resources; a functional nature trail; a dune crossover; outdoor recreation, or open space; interpretive kiosks; parking; bathroom; safe pedestrian sidewalk between the park and State Road A1A; and, stormwater facilities that both treat the stormwater and provide wildlife habitat.

The meeting will be held at 6 p.m. February 15 at the Hammock Community Center, 79 MalaCompra Road. It is an open-house format, with a briefing from the County’s park engineer followed by a short question and answer session. This is not a public hearing.



Posted in GoToby
June 3, 2016

Why Flagler’s Home Prices Were Slow To Recover And Why That’s About To Change

Why Flagler’s Home Prices Were Slow To Recover And Why That’s About To Change


New home construction has not been enough to absorb Flagler’s growing population, but unoccupied distressed homes covered the construction deficit. Now that secondary source is quickly disappearing.


PALM COAST, FL – June 2, 2016 – I was quoted in a June 2011 article <story> in the Washington Post saying, “Flagler County is the poster child for what went right and what wrong in the economy.” Flagler was the housing bubble on steroids. For two years running, Flagler County and Palm Coast respectively were the fastest growing county and city in the U.S.

Flagler’s housing bubble led the rest of the nation with prices rising sooner, rising higher (in percentage terms), peaking sooner, falling more precipitously, and bottoming at a lower level. The median selling price for a single-family home fell more than 60%.

But Flagler’s housing market did not lead the nation’s recovery. Recovery has been slow. Home sales began to rise again in 2008, but prices continued a downward slide until 2012 before turning upward again. While other regions have rebounded to pre-recession highs, Flagler County median home prices remain roughly 20% below the 2005 peak of $259,950.

The Housing Bubble and Recovery in Flagler County

Flagler County Housing Bubble and Recovery

Flagler’s housing bubble was driven primarily by investors and speculators, not by an underlying demand for housing. The investors/speculators did not plan to occupy the home. They simply planned to turn around and sell the property at a profit to the next person in line. When the bubble burst, Flagler was terribly overbuilt. Spec homes dotted the landscape. This bloated inventory of unoccupied homes and condos became the source for the short sales and foreclosures of the next several years. From 2009 through 2011, distressed home sales accounted for more than 50% of all home sales in the county.

Flagler’s population has continued to grow, expanding by 10% between 2010 and July 2015. And the population growth rate is accelerating. A recently released U.S. Census Bureau report estimates the county added 2,831 new residents between July 2014 and July 2015, a 2.76% gain. That was enough to place Flagler 64th on a national list of fastest growing counties with populations over 100,000.

When planning for growth, the Flagler County School District estimates 2.33 residents per household. (The national average is 2.54, but Flagler has more retirees, thus fewer children). Therefore, adding 2,831 new residents creates a need for an estimated 1,215 new residential units (condominiums, homes, apartments). Yet, new home construction has not kept up the pace. Only 545 residential building permits were issued during 2014 and 583 in 2015. Building permits are on track to total more than 600 and perhaps even 700 units in 2016, but Flagler will have created a need for another 1,248 residential units with the July 2015 to July 2016 estimated population gain (based on the same 2.76% rate as July 2014 to July 2015.)

The Drop in Distressed Home Sales Drives UP the Housing Deficit

Flagler County New Home Construction Deficit

Two questions come to mind:

  1. Where are all these new arrivals living, since not enough new homes have been built?
  2. Assuming continued growth, where will future arrivals settle?

Move Out – Move In

When one family moves out and another moves in, there is no increase in population, therefore no additional residential units are required. New additions to the population have to find an unoccupied home; and at a rate of one home for each 2.33 net additional residents. The inventory of unoccupied homes consists of new construction, foreclosures and vacant short sale units. The following graph illustrates a new construction deficit over the most recent six years. Data for the year ending July 2016 is estimated.

Now Home Construction Is Increasing, But So Too Is Flagler's Population

Flagler County New Housing Construction Deficit

The deficit shown in the chart did not translate into rapid price increases because there was a continuing supply of unoccupied distressed properties to take up the slack. Home sales were brisk, but median prices in the Flagler market rose more gradually than in many other regions.

Short sales have been in decline for many months, becoming an irrelevant sector several months ago, but Florida’s judicial foreclosure system continued to feed additional properties into the unoccupied foreclosure inventory; until recently. The graph shows the dramatic change in product mix since January 2015, when distressed sales accounted for 31.2% of all home sales.

Foreclosure Sales No Longer Cover The New Home Construction Deficit

Flagler County New Home Construction Deficit

The well is nearly dry. There will be an insignificant level of distressed inventory going forward, leaving new construction as the only option for Flagler’s growing population. If new construction can keep up the pace, price increases will be more moderate. To the extent that an inventory deficit remains, the excess of population-driven demand over supply will accelerate price increases.

Local builders complain about the shortage of skilled and unskilled construction workers, even at the current rate of construction. There is no short-term fix to the labor problem. Labor shortages will continue to exacerbate the construction deficit in the near future, accelerating the pace of rising prices. As home prices rise, so too will rentals.

The dramatic drop in distressed home sales and the concomitant increase in traditional sales is sustainable. In May, distressed sales accounted for only 5.5% of all home sales and only 4.0% of total sales value. But what about the pipeline. 769 single-family Flagler County homes are currently listed for sale through Flagler MLS. Only six are short sales and ten are foreclosures, totaling only 2% of total listings.

There has been some concern that home sales have dropped off somewhat from one year ago. The concern is not surprising. We have gotten used to monthly year-over-year gains in home sales, but in five of the past seven months, home sales have dropped year over year.

Through May, total home sales in 2016 are off 7.0% (66 homes) from the same period one year ago. But distressed sales during the same periods dropped from 227 to 95 (58.1%). Disregarding distressed sales, traditional sales have increased over the first five months of 2016 by 9.3%. The dollar value of traditional sales increased a very healthy 15.7% over the same period.


Posted in GoToby
April 15, 2016

Palm Coast movie in the park!

Palm Coasts movie in the park tonight sponsored by Flagler County Schools and the city of Palm Coast. 

Paddington Palm Coast real estate sales

Friday April 15th at 8:00 pm at the Towncenter Park! Free admission for all. Bring the kiddoes down and get them out for a night of Paddington! Remember to bring bug spray, chairs, snack, maybe a blanket for your comfort during the movie. 

Posted in Example Category
April 14, 2016

This is what happens to your body when you eat avocodos everyday

This is What Happens To Your Body When You Eat Avocado Every day


what your body looks like avocodos


The avocado is believed to have originated in Puebla, Mexico. The oldest evidence of the avocado was found in a cave in Puebla, Mexico and dates back to around 10,000 BC.

Native to Mexico and Central America, the avocado is classified in the same family as camphor and cinnamon. An avocado is botanically, a large berry that grows on a tree that can reach 6 feet tall. Just like a banana, the avocado ripens 1-2 weeks after being picked.

Essential vitamins found in Avocodos

Avocados are often referred to as the healthiest food due to its impressive nutritional value.

An avocado contains these vitamins and minerals:

Vitamin B1

Vitamin B2

Vitamin B3

Vitamin B5

Vitamin B6

Vitamin B9

Vitamin C

Vitamin E

Vitamin K








More benefits from Avocodos:

•An avocado contains more potassium than a banana. Avocados have 14% and a banana contains 10% potassium.

•Folate for your heart’s health. Avocados have 23% folate which lowers incidences of heart disease. Vitamin E, monounsaturated fats and glutathione are also good for the heart. Folate can lower the risks of having a stroke.

•Folate is also essential in the prevention of birth defects such as spina bifida and neural tube defect.

•Eating avocados help our body’s absorb 5 times the amount of carotenoids (lycopene and beta carotene).

•Eye Heath- Avocados contain more carotenoid lutein than any other fruit, protecting against macular degeneration and cataracts.

•High in beta-sitosterol, avocados lower bad cholesterol by 22%, raises good cholesterol by 11% and also lowers blood triglycerides by 20%.

•Studies show high oleic acid prevents breast cancer, inhibits tumor growth in prostate cancer and seeks out precancerous and oral cancer cells and destroys them.

•Avocados are high in fiber and will help you feel fuller longer, potentially helping with weight loss. High fiber helps metabolic health and steadies blood sugar.

•Avocado extract paired with a carrier oil can reduce the symptoms of arthritis.

•Pholyphenols and flavonoids within avocados have anti inflammatory properties.

•Avocados cleanse the intestines, relieving bad breath.

•Avocado oil greatly nourishes the skin and is a beneficial treatment for psoriasis and other skin irritations.

•Avocados contain an antioxidant called glutathione that prevents heart disease, cancer and slows the signs of aging.

•Glutathione also fights free radicals.

Our blood and cells carry oxygen all throughout our bodies. When we are exposed to environmental pollutants, these toxins change the oxygen in our mitochondria into free radicals, destroying our cells and DNA. This damage creates chronic illnesses. Researchers from the Federation of American Society for Experimental Biology have found glutathione in avocados can be absorbed into our mitochondria and then neutralize the free radicals.

Feb. 9, 2016

Huge groundbreaking in Palm Coast Florida!

PALM COAST — Palm Coast Arts Foundation officials aren't modest about how they see a groundbreaking Thursday.

“Come to the biggest groundbreaking event in Flagler County history!” urges the Foundation's flier, a call-out for residents to attend a ceremony to mark the beginning of a project that will level, grade, landscape and irrigate five acres in Town Center, then plant a roofed outdoor stage on them.

Nancy Crouch, the foundation's executive director, said the $400,000 project has been years in the making and will kick off a much larger, multi-phased project that eventually could total more than $67 million.

A rendering of the project shows a large, lush lolling area in Town Center, full of green grass and defined by borders of trees. The wedge-shaped space is helmed by the stage.

"We hope to have the first phase completed by our signature event — (May's) Picnic and Pops with the Jacksonville Symphony," Crouch said. "It's a big, huge deal. We sell out every single chair and table we have and now we have a much bigger space to fill."

That means crews have until April to finish the job.

"It will be freshly sodded and it has to sit for a few weeks," Crouch said. "We're kind of on pins and needles, but we have a backup plan."

She said the Picnic and Pops, for which 40 tables for 10 have already been claimed, will inaugurate the stage.

Beau Falgout, administrative coordinator for the City of Palm Coast, said officials "are excited about the groundbreaking of the phased Palm Coast Arts Foundation project."

He said the public-private partnership — the city leases 14 acres in Town Center to the foundation — is making the project a reality and could help Palm Coast grow.

"This project, along with our existing art groups and cultural facilities, will not only provide art and cultural opportunities for our existing residents, but will help in attracting visitors and future residents to Palm Coast," he wrote in an email.

Preparing a 5-acre outdoor venue site is phase one of a project to construct an arts foundation park, with progressively bigger construction projects. Installing and roofing the outdoor stage is phase two. 

Phase three is when things begin to get more ambitious. It's to feature a 19,000-square-foot events center with a full-sized catering kitchen, "hopefully for someone who wants to take up residency there," she said.

The cost? About $7 million. Crouch has lots of confidence in the project.

"We already have people in the area who want to rent space and it hasn't even been built yet," she said.

Meanwhile, foundation members are seeking grants and planning private fundraisers.

"We've got another grant pending with the state," she said. "We should hear about it soon."

It depends on fundraising, but Crouch hopes to begin phase three in four years.

Phase four could take up to 10 years, but the payoff is a $60-million performing arts center.

Crouch said the master plan calls for 2,200 seats for the center, three stages and an area for art galleries.

“By then we will have lots of practice (fundraising and getting grants)," she said. "And there's all kind of naming opportunities out there. If people want to put their name on something, it's available. We have had some corporate proposals.”

More information, including a virtual tour of the project, is available online at palmcoastartsfoundation.com

Watch the video here! https://vimeo.com/126547285

Posted in Example Category
Jan. 28, 2016

The Florida Real Estate Market


74 Percent of Florida Home Sellers Hire First Agent They Meet


Just-released 2015 Profile of Home Buyers and Sellers Florida Report


By Toby TobinAdd a Comment

ORLANDO, Fla. – January 28, 2016 – According to the just-released 2015 Profile of Home Buyers and Sellers Florida Report, three out of four home sellers (74 percent) contacted only one real estate agent before agreeing to list their home for sale.


In addition, 74 percent of Florida sellers said they recommended that agent at least once to family or friends after the deal closed.


On the buyer side, two out of three (66 percent) interviewed only one real estate agent before agreeing to work with him or her.


Survey highlights


Florida sellers and real estate pros


88% of sellers listed their homes on a Florida Multiple Listing Service (MLS)

83% of Florida agents receive their compensation predominantly from sellers

74% of sellers referred another potential seller to their agent three or more times after the sale

76% said that they would definitely recommend their agent for future services; 11% said they would "probably" recommend

Florida buyers and real estate pros


83% percent of recent Florida buyers purchased their home through a real estate agent or broker

59% worked with an agent to help them "find the right home" – the top reason for working with an agent

36% of buyers used an agent referred to them by a friend, neighbor or relative

89% would use their agent again or recommend their agent to others

Florida homebuyer characteristics


25% in Florida were first-time buyers

The typical buyer was 41 years old with a median income of $80,100

65% of recent Florida buyers were married, 16 percent single females, 9% single males and 7% unmarried couples

15% of buyers purchased a multi-generational home to take care of aging parents or because children over age 18 moved back in

89% percent of recent buyers identified as heterosexual and 5% as gay or lesbian

25% of recent buyers were veterans – 2% are active-duty service members

The primary reason for purchasing: A desire to own a home of their own (23%)

Characteristics of Florida homes purchased


22% bought a new home; 78% bought a previously owned home

Top reason to buy new: Avoid renovations and problems with plumbing or electricity (36% of new home buyers)

Top reason to buy an existing home: A better overall value (34%)

81% of Florida buyers chose a detached single-family home

20% bought senior-related housing

Median distance between a buyer's old and new home in Florida: 25 miles

The median home selling price was $202,000 – 97 percent of the asking price

The typical home was 1,860 square feet and built in 1998

Florida buyers expect to live in their homes a median of 15 years

Buyers' home search process


In Florida, 37 percent of buyers first searched online for for-sale properties; 15 percent started the process by contacting a real estate agent

79% of recent Florida buyers considered their real estate agent to be a very useful information source; 77 percent found websites very useful

Florida buyers searched for 10 weeks and looked at 10 homes

Florida buyers who did not search the Internet looked at four homes over six weeks

Internet searchers cited photos (86%) as useful in their home search process

58% were satisfied with the process

Florida home sellers


The typical Florida home seller was 62 years with a median income of $89,200

Top reasons Florida sellers sell: retirement (17%), the desire to move closer to friends and family (14%) and job relocation (12%)

Florida sellers typically lived in their home 11 years

87% of Florida home sellers worked with a real estate agent

The final sales price was a median 97 percent of the final listing price

Recently sold homes were on the market a median of six weeks

32% of Florida sellers offered incentives to attract buyers

Florida sellers said they sold for a median $48,000 above the price they originally paid for the home

61% were very satisfied with the selling process

For-Sale-by-Owner (FSBO) sellers


10% of Florida home sales were FSBO. Nationwide, NAR found FSBO sales at their lowest point since recordkeeping began in 1981

In Florida, the typical FSBO seller is 65 years old; 77 percent are married with an income of $82,500

In Florida, the median FSBO selling price was $200,000

Florida FSBO homes sold in five weeks, though weeks-on-market may be lower because some FSBOs sell to a buyer that the seller already knows

The complete 2015 Profile of Home Buyers and Sellers Florida Report can be downloaded through Florida Realtors website. Visit the "Other Research Reports" page under the "Research and Statistics" link.


© 2016 Florida Realtors®. All Rights Reserved. Reprinted with permission.

Posted in GoToby
Sept. 29, 2015

July Best Month for Flagler County Home Sales in 9 Years

July Best Month for Flagler County Home Sales in 9 Years

The total value of single-family Flagler MLS home sales exceeded $50M, the highest level since June 2006 and 502% above the January 2009 low.

PALM COAST, FL – August 18, 2015 – The total value of single-family Flagler MLS home sales in July exceeded $50M, the highest level since June 2006 and 502% above the January 2008 low. Still, the July total remains 41% below the June 2005 peak. How so?

It has been said, “Numbers lie and liars figure.” Assuming the numbers are true, how do I paint such a dramatic picture? Up 502% from the low yet 41% below the peak??

The single most important statistic to the average homeowner is the value of their home. They want to know if home prices are rising or falling. How fast? And by how much? That is why we tend to measure the health of the housing market by tracking selling prices. But that’s not the only way to look at the market.

For instance, we don’t read about the average price or the median price of a new car. Instead, the car market is typically measured in the number of cars sold while individual auto manufacturers are measured in gross sales (and profits).

Real estate agents and brokers are compensated through commissions. Their income is directly related to total sales; a combination of price and the number of homes sold. In their case, the gross sales numbers mentioned above truly represent the fluctuations they have experienced through both the rising and falling market. Real estate practitioners’ incomes fluctuate more wildly than do home prices.

The total sales value of SFR (single-family residential) Flagler County homes dropped a whopping 88.3% in only two and one half years. That’s true, but the high was in June 2005 and the low was in January 2008. Not a valid comparison. January is typically the slowest month for home sale closings in our market. June is typically among the best months.

In 12 of the most recent 13 years, more home sales have closed in June than in January, averaging 59.7% more. So agents and brokers expect a seasonal swing in monthly sales volume. Still, comparing January and July sales statistics without noting the seasonality is misleading.

On an annual revenue basis, local realtors had their best year in 2005 when SFR sales totaled $792.7M. Their worst year was 2010, when SFR sales totaled $235.1M, a 70.3% drop. Still big, but not as bad as the true but misleading 88.3% above. (Of course, by 2010, there were fewer agents and brokers to share the commission pie.)

By comparison, total SFR sales revenue over the past 12 months was $482.7M. Total sales have exceeded $500M in only on year (2005), so the past 12 month period is on a par with 2004 and 2006



Posted in GoToby