The 100% Commission Real Estate Brokerage in DeBary.

The DeBary market right now (mid-2026)

DeBary is an incorporated city in southwest Volusia County, on the St. Johns River inside the greater Orlando/Deltona metro, and the reliable read on its market comes from the West Volusia single-family series that Florida Realtors compiles from Stellar MLS. As of June 2026 that median sale price was $348,500, down 2.0% year over year, with homes going to contract in a median 39 days and supply at 3.7 months, down 24.5% from a year earlier (Florida Realtors/Stellar MLS via WVAR, June 2026). Sellers received a median 95.8% of original list price, and closed single-family sales were up a striking 20.9% year over year — 283 closings on 309 new listings — even as the median price softened (WVAR/Stellar MLS, June 2026). That combination, more sales at a slightly lower median with inventory tightening, is a market clearing at realistic prices rather than a market in retreat.

One honest data note agents should know: DeBary city-level medians diverge from the regional figure because the town's mix — DeBary Plantation and Glen Abbey resales, older US-17/92 corridor homes, and brand-new Rivington product — swings the number on a thin count of monthly sales. Redfin put the DeBary city median near $364,000 in 2026, with homes drawing about two offers and going to contract in roughly 24 days at around 3% below list (Redfin, 2026); an earlier month showed the city median as high as $398,745 (Redfin, March 2026). Cash made up 28.6% of West Volusia single-family closings in June, a reminder that even in a commuter market a meaningful share of buyers are not rate-sensitive (WVAR/Stellar MLS, June 2026).

SunRail, the St. Johns River, and new construction at Rivington

DeBary's defining asset is the DeBary SunRail station, which put a one-seat commuter-rail ride to downtown Orlando and the Central Florida employment core inside city limits. DeBary was SunRail's original northern terminus until the Phase 2 North extension carried the line up to the DeLand Amtrak station in August 2024 (SunRail/FDOT, August 2024), and that rail access is the single biggest reason young families and Orlando commuters keep choosing DeBary over pricier Seminole County. The other draw is nature: the St. Johns River frontage, Gemini Springs Park, and the Spring-to-Spring Trail give the town a green, outdoor identity that Deltona and Orange City next door can't fully match.

That combination is fueling the town's biggest story — new construction. Rivington, a master-planned community less than half a mile from the SunRail station, brought Ryan Homes (202 townhomes) and Lennar (221 single-family homes) into a project slated for roughly 980 homes at buildout (GrowthSpotter, October 2024). For a DeBary agent, that means two live channels of business at once: builder resales and second-owner sales inside Rivington and DeBary Plantation, and buyers who want a broker to represent them on a new-construction contract the builder's on-site agent will not. Both close through the same Stellar MLS, and both cost the same $499 at Gromadzki.

The I-4 / SR-472 commute, affordability, and DeBary Golf & Country Club

Geography is what makes DeBary work as a value play. The city sits between Interstate 4 and the St. Johns River, with US-17/92 running through as its main street and SR-472 tying the west side of the county into I-4 toward Orlando and DeLand. That puts DeBary buyers within reach of Orlando and Seminole County jobs while paying West Volusia prices — the $348,500 median here sits well below the $432,000 statewide Florida single-family median reported for the same month (Florida Realtors, June 2026). For a family priced out of Lake Mary or Sanford across the county line, that gap is the whole pitch, and it keeps DeBary's absorption strong even when the median ticks down.

On the resale side, established neighborhoods anchor demand: the golf-course homes around DeBary Golf & Country Club, Glen Abbey, and the mature DeBary Plantation streets draw both move-up families and retirees who want a quieter alternative to the coast. The headwind here is the same one facing every Florida market — property insurance and rising HOA/CDD carrying costs — which is exactly why sellers received a disciplined 95.8% of list rather than over-ask, and why days-to-contract stretched to 39 (WVAR/Stellar MLS, June 2026). Agents who can walk a buyer through insurance quotes, CDD assessments in the newer communities, and flood proximity to the St. Johns are the ones getting these homes to the closing table.

What the $499 flat fee means for a DeBary agent

Here is the math at the real DeBary number. A single side at the $348,500 West Volusia median (Florida Realtors/Stellar MLS via WVAR, June 2026) grosses about $10,455 at 3%. Under a traditional 25% split, the brokerage keeps roughly $2,614 of that one commission — before monthly fees, desk fees, or technology charges. At Gromadzki, that same closing costs a flat $499, so about $2,100 more stays with the agent on a single average deal.

Scale it to a working year. A DeBary agent closing 10 single-family sides at the $348,500 median grosses about $104,550. A 25% split brokerage keeps roughly $26,100 of that; a 20% split, about $20,900 — every year, before fees. At Gromadzki those ten closings cost $4,990 flat, so roughly $21,000 more per year stays in the agent's pocket. In a market where the winning deals require genuine new-construction, CDD, and insurance expertise, that's income earned by skill that a percentage split quietly taxes away. Gromadzki is a Florida brokerage founded by Matthew Gromadzki (FL broker license #3270934); agents keep their full commission and pay the flat $499 per closing.