Flagler Beach today
What this means
Home values here climbed 2% in a year.
Builders are pulling back: 33 homes permitted so far in 2026, down 23%.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Flagler Beach | vs Flagler County | vs Florida | |
|---|---|---|---|
| Population | 5,595 (2025 estimate) | ||
| Growth since 2020 | 8.5% | -13.2 pts | -0.4 pts |
| Median home value | $557,600 | 53% higher | 55% higher |
| Median gross rent | $1,462 | 15% lower | 12% lower |
| Median household income | $84,632 | 9% higher | 13% higher |
| Owner occupied homes | 83.4% | +0.4 pts | +15.8 pts |
| Residents 65 and older | 34.2% | +2.9 pts | +12.9 pts |
| Average commute (minutes) | 26 | 5% lower | 7% lower |
| Homes built 2010 or later | 10.6% | -9.0 pts | -3.6 pts |
| Median property tax paid | $4,118 | 48% higher | 51% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Flagler Beach
Small beach city on a narrow strip between the Atlantic and the Intracoastal Waterway, incorporated in 1925 and quieter than its neighbors.
Flagler Beach is a city with its own government, located in Flagler County, Volusia County.
The Census place spans 2 counties: Flagler County, Volusia County. Taxes, rules and insurance averages depend on which side of the line a home sits.
Known for: Flagler Beach Pier; State Road A1A coastal drive
Getting around and growth: A1A has suffered storm erosion damage, most notably from Hurricane Matthew.
Next to the rest of Flagler County, the median value of $557,600 is above the county's $364,900; it grew slower than the county since 2020 (8.5% vs 21.7%); more homes are seasonal or vacation homes (17% vs 8.3%) and households are smaller (2.04 vs 2.39 people).
If you like the numbers here, also look at Belle Isle ($526,600, $1,452), Edgewood ($501,800, $1,487), Fernandina Beach ($555,400, $1,259).
Growth and housing
Flagler Beach changed 8.5% in population from 2020 to 2025 (county 21.7%, Florida 8.9%).
| 2025 building permits | Flagler Beach |
|---|---|
| Single family | 60 |
| 5 or more units | 0 |
| Total units | 60 |
| Per 1,000 residents | 10.7 |
Half the homes are older than 1985. The housing mix is 63.7% detached houses and 15.2% larger buildings. Households average 2.04 people.
Each year about 6.9% of residents arrive from other states.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,488 a year |
| Coastal county | check flood zone and elevation per address |
With 33.5% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Large buildings hold 11.8% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
Flood insurance here follows Flagler County, which holds CRS class 6 (20% discount). The Flagler County guide covers storms, flood claims and employers; 5% of county homes are in high risk flood zones.
Buying a home in Flagler Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $557,600 |
Price to income: 6.6x, compared with 4.7x for the county.
- Conventional: the most common loan in Flagler County.
- VA: veterans are 9.2% of adults.
Investing in Flagler Beach
Long term rentals
| Flagler Beach | vs Flagler County | |
|---|---|---|
| Renter occupied homes | 16.6% | -0.4 pts |
| Rental vacancy | 20% | +11.9 pts |
| Rent as share of renter income | 42.8% | +6.1 pts |
Short term rentals
With 17% of homes kept for seasonal use, Flagler Beach is a true vacation market.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 63.7% |
| Buildings with 5+ units | 15.2% |
| Manufactured homes | 0.7% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.