Here's a quick update on Volusia County's real estate market. Homes are taking a bit longer to sell, and fewer are changing hands. The number of available homes remains similar to last year.

Curious about Port Orange’s luxury market this September? Here’s a look at the most expensive homes currently listed, with prices ranging from $1,299,999 up to an impressive $3,650,000. These properties highlight the exceptional range of high-end real estate available in our area:

1. MFRNS1089325 — $3,650,000
2. MFRTB8547344 — $2,950,000
3. MIMA11854187 — $2,950,000
4. MFRV4948607 — $2,600,000
5. MFRV4948411 — $1,999,900
6. MFRV4951262 — $1,690,000
7. MFRV4945857 — $1,675,000
8. MFRO6394798 — $1,425,000
9. MFRV4948097 — $1,399,000
10. MFRV4948966 — $1,399,000
11. MFRV4950668 — $1,395,000
12. MFRV4949630 — $1,390,000
13. MFRNS1088491 — $1,340,000
14. MFRV4950643 — $1,300,000
15. MFRO6445041 — $1,299,999

After more than 24 years in Volusia and Flagler Counties, I’ve seen how the luxury segment continues to shape our communities. Whether you’re dreaming of a waterfront estate or looking for an investment opportunity, the Port Orange market offers outstanding options for discerning buyers. If you’d like insight on any of these listings or want to understand what sets these top-tier homes apart, I’m always here as your local resource.

Lately, the housing market is shifting in ways that give buyers a bit more breathing room. As we wrapped up Q3, about 21% of active listings had price reductions, with inventory building to over 1.16 million homes—just 9% shy of typical pre-pandemic levels. That means more choices for buyers, but also a more measured pace: homes under contract dipped around 4% year-over-year for the second month in a row, reflecting how higher mortgage costs are still impacting affordability.

Nationally, the median list price sits at roughly $419,000—down about 1% from last month and last year, continuing an 11-month streak of yearly price declines. The price per square foot is down about 2% year-over-year as well. Sellers are staying active, with only about 6% of listings delisted (steady with last year), but more are adjusting prices and opening the door to negotiations.

For buyers and sellers in the Daytona Beach area, these trends mean opportunities—and important decisions. Whether this new wave of price cuts will spark more contracts, or if the market will keep adjusting as supply builds and demand softens, remains to be seen. With over two decades of experience navigating our local market, I’m always watching these shifts closely to help you make the most informed move—whether you’re searching for your first home, a waterfront retreat, or looking to maximize your sale.

Mortgage rates are holding steady near 7%, and it looks like we’ll be seeing these levels stick around as we head toward the end of the year. For anyone considering a move in Volusia or Flagler Counties—whether you’re buying for the first time, looking to upgrade, or exploring investment options—this means affordability is still under pressure, unless inflation finally eases enough to shift the Fed’s approach.

With inflation proving stubborn and another possible Fed hike on the table, we could even see rates edge higher. Plus, wider spreads in the mortgage-backed securities market are adding more weight to borrowing costs. A real drop in rates will likely take a combination of steady progress on inflation, calmer long-term yields, positive signals from the Fed, and stronger mortgage-backed securities performance.

Right now, buyers, investors, and refinancers should plan based on today’s rates—and treat any improvement down the line as a nice bonus. Having worked through many market cycles here, I know how important it is to stay informed and flexible, so you’re ready to make the most of any opportunity that comes your way.