A practical update for homeowners, buyers and sellers across Volusia and Flagler counties.
September may feel like fall elsewhere, but here in Florida we are still watching the tropics, managing summer heat and preparing our homes for heavy rain. It is also an important month for anyone considering a move, reviewing property-tax costs or getting a home ready to sell.
Florida voters are expected to consider a proposed property-tax amendment in November 2026. If approved by at least 60% of voters, Amendment 3 would increase the homestead exemption for many qualifying homeowners to $150,000 in 2027 and as much as $250,000 in 2028. The additional exemption would apply to non-school property taxes—not school-district taxes.
The proposal would also lower the annual assessment cap on certain non-homesteaded residential and commercial properties, which could affect investors, landlords, business owners and second-home owners.
Separate from Amendment 3, someone seeking a 2027 Volusia County homestead exemption generally must own and occupy the property as a permanent residence by January 1, 2027, and apply by March 1, 2027. Homestead does not automatically transfer when a homeowner moves.
Qualified Florida homeowners may also be able to transfer a Save Our Homes benefit through portability.
Always verify eligibility with the county property appraiser and seek qualified tax or legal advice for your individual circumstances.
Countywide statistics provide useful perspective, but a beachfront condo, golf-course home, acreage property and mainland residence can perform very differently.
The latest complete sales information available as September begins covers July 2026. The numbers show activity, but they do not mean every neighborhood or property type is moving at the same pace.
Volusia County recorded 680 closed sales, and single-family homes had a median time to sell of approximately 39 days. In Flagler County, homes took about 79 days to sell during the three months ending in July.
More choices may create negotiating opportunities, but attractive, well-priced homes can still move quickly. Have financing and representation in place before serious showings.
Pricing, condition, insurance-related features and presentation matter. Listing at the price you hope to receive—without support from comparable closed sales—is not a strategy.
Small maintenance problems can become expensive water, mold, pest or insurance issues. Address these items while there is still time.
Look for damaged shingles or tiles, loose flashing, stains, damp insulation and signs of previous leakage.
Clear gutters, downspouts and exterior drains. Confirm water moves away from the home and foundation.
Repair deteriorated caulk and weatherstripping. Locate storm shutters and make sure the hardware is complete.
Replace the filter and check the condensate drain. A clogged line can cause interior water damage and mold.
Check fascia, trim, siding and doorframes for soft wood, bubbling paint, moisture or termite activity.
Test detectors and GFCIs. Keep roof, electrical, plumbing, HVAC, permit and insurance documentation together.
A beachfront condo, golf-course home, 55+ community, acreage property and mainland home can perform very differently.
If you are buying or selling in New Smyrna Beach, Port Orange, Daytona Beach, Ormond Beach, Edgewater, DeLand, Deltona or Palm Coast, let's look at the numbers that actually apply to you.
Contact Stefani