The 100% Commission Real Estate Brokerage in Palm Coast.

The Palm Coast market right now (mid-2026)

Palm Coast sits in Flagler County between Daytona Beach and St. Augustine, and it has been one of the fastest-growing metros in the country for most of the last decade. The market has now cooled from its migration-era peak into buyer-leaning territory. The median sale price is about $355,000, up 1.4% year over year (Redfin, June 2026), a figure that cross-checks closely against Houzeo's $362,245 (+1.7% YoY, July 2026) and a $374,900 median list price (Realtor.com, July 2026). Prices are essentially flat — the appreciation story of 2021-2023 is over, and pricing skill matters again.

Homes are taking a median ~71 days to sell (Redfin, June 2026), with some trackers running longer — Houzeo reports 88 days (July 2026). Inventory is the real headline: Palm Coast had roughly 1,500 active listings, up more than 20% year over year (Movoto, 2026), driven by a surge in new construction, homeowners cashing out after years of appreciation, and rising insurance costs pushing some owners to list. Buyers now have negotiating room they did not have at the peak, especially on anything that has sat past 60 days. Translation for agents: deals are absolutely happening — Redfin still logged 791 Palm Coast sales in a single recent month — but they take real pricing and negotiation work.

New construction, ITT lots, and the scattered-lot advantage

Palm Coast's defining feature is its bones. The city was platted decades ago by ITT as a vast grid of individual residential lots, which means much of today's new construction is "scattered-lot" building — a buyer picks a specific lot on an existing street and contracts a builder, rather than buying into a single master-planned tract. That structure keeps a steady, distributed pipeline of new homes flowing across every section of the city.

The numbers are substantial: as of early 2026 there were roughly 722 new-construction homes on the market across 32 builders, at a median of $372,118 (NewHomeSource, Feb 2026). D.R. Horton alone runs five communities here — including the Sawmill Branch developments — alongside Holiday Builders, Richmond American, Dream Finders, and Meritage. For an agent, this is a recurring revenue lane: builder co-op commissions on new-construction sales are real, standard, and abundant in a market with this much active inventory. The flip side is supply — new product is a meaningful reason resale listings are sitting longer, so an agent who can position a resale against a comparable new build wins listings.

Who's buying: retirees, Northeast relocation, and the water

Demand here is structurally fed by relocation. Palm Coast is a value play — buyers priced out of St. Augustine, Jacksonville, or South Florida find they get more house here, and Florida's lack of a state income tax (no tax on pensions, Social Security, or retirement distributions) makes it a magnet for retirees downsizing out of high-tax Northeast and Midwest states. Families relocate for the school district; golfers come for the courses; and a distinct slice of buyers wants the water.

That gives Palm Coast a set of very different submarkets on one MLS. Palm Harbor is the saltwater-canal section — waterfront and boating access that commands a premium over the inland grid. Grand Haven, the gated Intracoastal golf community, runs well above the citywide median, with a median list price around $550,000 and an average sale near $534,853 (Movoto, April 2026), while the oceanfront Hammock Beach area anchors the luxury and resort-condo tier. On the more affordable end, the lettered ITT sections — Cypress Knoll, Indian Trails, and Lehigh Woods — are the bread-and-butter single-family and scattered-lot new-construction neighborhoods where first-time buyers and relocating families actually transact. Fluency across that spread, from a $250K starter to a canal-front or Grand Haven listing, is the differentiator.

MLS, association, and the commission math

Palm Coast agents belong to the Flagler County Association of REALTORS® (FCAR) and list through Stellar MLS — FCAR provides Stellar access, including MLS-only membership options, covering Palm Coast, Flagler Beach, and Bunnell. That is the same Stellar MLS that spans Orlando, Tampa Bay, and most of Central Florida, so one membership lets a Gromadzki agent work the I-4 corridor and the coast on a single license and a single MLS.

Now the math. An agent closing 10 sides a year at Palm Coast's $355,000 median grosses about $106,500 at 3% per side. A 20% split brokerage takes roughly $21,300 of that; a 30% split takes about $32,000 — before any monthly fees. At Gromadzki, ten closings cost $4,990 flat, leaving $16,000-$27,000 more in the agent's pocket every year. And because this is a heavy new-construction market, builder co-op commissions stack on top of resale volume — every one of those checks is yours minus a flat $499, not minus a percentage that grows with the price.