Big news for our community—St. Johns County commissioners have just approved two significant agricultural enclave applications, clearing a path for developers to pursue up to 7,000 new homes across more than 4,400 acres. This shift highlights how recent changes in state law are reshaping the landscape, allowing previously agricultural land—now surrounded by urban growth—to be considered for development. As someone who is deeply invested in the lifestyle and long-term vision of our area, I understand the mixed feelings many residents have shared: concerns about traffic, school capacity, environmental impact, and the pressure on public services. While county leaders expressed similar worries, they noted the constraints of the current legislation. Developers have pledged to incorporate plans for new roads and school sites, but these changes will bring rural spaces closer to major development. As we move forward, I remain committed to providing guidance rooted in expertise and integrity—helping you make informed choices as our community evolves. Your legacy and lifestyle matter, and I’m here to help you navigate these shifts with confidence.
Author: Les James
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Florida Cities Where You Can Buy a Home Under $200,000
Florida continues to offer remarkable opportunities for those seeking an affordable entry into homeownership. Cities like Lauderdale Lakes, Lauderhill, Deltona, and Poinciana still feature homes under $200,000—many of which are conveniently located near vibrant urban centers, beautiful beaches, and scenic parks. For retirees envisioning a relaxed lifestyle or families searching for value and community, these areas can be the gateway to creating a new chapter in the Sunshine State. My passion for real estate is rooted in helping clients find not just a property, but a place that reflects their aspirations and lifestyle. Whether your focus is investment, relocation, or simply finding a home that fits your goals, the Florida market has exciting options waiting to be discovered.
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How July home sales, prices fared in your part of Florida
The Florida market continues its upward momentum—July marked the 11th consecutive month of increased home sales statewide. Single-family properties saw a 5.1% rise in sales, while condo and townhouse sales jumped 11%. Notably, Panama City led the way for single-family growth at 23%, and The Villages experienced an impressive 145.8% surge in condo/townhouse sales. For those considering a move or investment in St. Augustine, Palm Coast, or anywhere along our beautiful coast, these trends reinforce the strength and vitality of Florida real estate. My approach is always tailored to your goals, blending local expertise and concierge-level service so you can make informed decisions—whether you’re dreaming of a new lifestyle, maximizing the value of your sale, or building your legacy here in Florida.
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Florida’s Proposed Property Tax Changes: What Property Owners Should Know About The 2026 Save Our Homes Proposal
When it comes to real estate in Florida, changes in property taxes can have a significant impact on your lifestyle and long-term investment strategy. Florida voters are set to decide on a 2026 amendment that could reshape the landscape for homeowners and investors alike: The proposal would increase the homestead exemption to $250,000 for non-school taxes by 2028 and, starting January 2027, lower the annual assessment cap to 5% for many non-homestead properties. For those considering a move to St. Augustine or Palm Coast, or current owners focused on building a legacy here, these shifts may affect your bottom line—and your future plans. My focus is always on providing a concierge-level experience, ensuring you are informed and prepared for every change in the market. Whether you’re planning your next purchase, exploring investment opportunities, or selling a luxury coastal property, understanding these upcoming tax adjustments is key to making confident decisions. Let’s navigate Florida’s evolving real estate landscape together—always with trust, sophistication, and your goals at the forefront.
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Florida’s Growth Engine: Migration and Tourism
Florida’s dynamic growth is fueled by more than just sunshine—retirees, remote professionals, a favorable tax climate, and vibrant international migration all contribute to a uniquely resilient housing market. This diversity means our real estate landscape isn’t tied to a single industry, which offers investors a welcome layer of stability. At the same time, it calls for a thoughtful, neighborhood-level approach, especially in sought-after regions like St. Augustine and Palm Coast, where I specialize in luxury homes and coastal properties.
One essential consideration for anyone investing or relocating here is Florida’s exposure to flood and windstorm risks—and the insurance costs that follow. These factors influence everything from home pricing to permitting and construction timelines, making disciplined due diligence critical. As someone who’s guided clients through complex transactions for over two decades and built a reputation for concierge-level service, I know how to navigate these challenges while keeping your lifestyle and legacy at the forefront. Florida’s inventory remains as varied as its communities, with growth now spreading into mid-sized counties as urban hubs expand outward. For buyers, sellers, and investors alike, local expertise and a tailored approach are key to making the most of all that Florida has to offer.
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Florida Housing Shows Signs of Recovery
We're seeing encouraging signs in Florida’s housing market—a welcome shift for those of us focused on creating not just transactions, but lasting lifestyles and legacies. Inventory levels have started to decline, indicating buyers are absorbing available homes and the market is gaining stability. Homebuilders are reporting growing backlogs here in Florida, a clear signal that demand is strengthening compared to the earlier slowdown. Labor trends are also moving in a positive direction, with job growth picking up and goods-producing employment expected to turn positive after 2025. These improvements are shaping a more confident outlook, and some experts believe central bank officials may soon recognize Florida’s unique recovery momentum. For those considering buying, selling, or investing in our coastal communities, understanding these trends is key to making informed decisions. My approach combines deep local knowledge with a concierge-level commitment—so whether you’re seeking a luxury home, planning a relocation, or looking to maximize your investment, I’m here to guide you with integrity, sophistication, and results that last.
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Florida Housing Shows Recovery Signs
Florida’s housing market is showing renewed signs of strength, which is especially encouraging for those of us who live and work along the coast. Recently, we’ve seen inventory levels trending lower—a positive indicator that buyer activity is picking up and the market is finding its footing again. Homebuilders are also experiencing growing backlogs, which signals stronger demand and greater confidence in the months ahead. On the economic front, job growth is beginning to move upward, and goods-producing employment is projected to turn positive after 2025. These trends matter not just for home values, but for the lifestyle and long-term legacy that owning property in Florida can provide. As someone who’s passionate about helping clients build their futures here in St. Augustine and Palm Coast, I’m always watching these shifts closely to ensure you have the insight you need to make informed decisions—whether you’re buying, selling, or investing in our vibrant coastal market.
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Happy Labor Day!
Labor Day in the United States celebrates the contributions of workers everywhere, while also unofficially marking the final big summer weekend before fall takes over.
It’s known for backyard barbecues, road trips, and that classic tradition of buying things you didn’t know you needed because “it’s on sale.”
Beaches, parks, and grills reach peak activity as everyone tries to squeeze every last drop of summer fun out of the long weekend.
Happy Labor Day! Wishing you a fun, easygoing weekend filled with good vibes, great food, and absolutely no thoughts about Monday. -
Fla.’s Housing Market: Closed Sales and New Pending Sales Rise in July
Florida's housing market showed growth in July 2026 with closed sales of single-family homes up 5.1% and condo-townhome sales up 11% year-over-year. New pending sales also increased, marking over a year of consecutive gains. The median price for single-family homes rose 3.7% to $425,000, while condo-townhome prices remained steady at $295,000. Inventory levels were 4.5 months for single-family homes and 7.8 months for condos. Buyers are returning despite mortgage rates remaining high.
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Two mega neighborhoods would bring up to 41,000 homes to St. Johns County.
The landscape of St. Johns County may be on the brink of a major transformation, with two proposed mega neighborhoods that could bring up to 41,000 new homes to our region. These large-scale projects are moving forward under Florida’s Agricultural Enclave law, which offers a unique path for development when land is surrounded by at least 75% existing growth. While this opens the door for expansive residential options, it also raises important conversations about infrastructure, community character, and the future fabric of our neighborhoods. As someone deeply committed to helping clients find not just a house, but a true lifestyle fit—whether that means a luxury home, a coastal retreat, or a smart investment—my focus remains on guiding you through these evolving market dynamics with clarity and care. In a time of significant change, it’s more important than ever to have a trusted advocate who understands how growth shapes both opportunity and legacy in St. Augustine and Palm Coast.
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