1. Price Strategically from Day One The first two weeks are prime exposure time—overpricing can stall momentum. Consider your real estate agent's opinion of price. Use a competitive pricing strategy based on recent local sales, not just asking prices. 2. Boost Curb Appeal Fresh mulch, trimmed hedges, a pressure-washed driveway, and a bright front door can make a lasting first impression. In coastal markets like ours, clean salt residue from windows and siding. 3. Declutter & Depersonalize Make rooms feel larger by removing excess furniture and personal items. Aim for a “model home” feel so buyers can imagine themselves there. 4. Make Minor Repairs Now Fix leaky faucets, touch up paint, and replace dated light fixtures. These minor updates signal that the home is well-maintained. 5. Stage for Lifestyle Appeal Arrange furniture to maximize flow and highlight focal points like the ocean, fireplace, and golf course views. Use light, airy décor for coastal homes; warm tones for golf communities. 6. Go All-In on Photography & Video Professional photos, aerial drone shots, floor plans, and a walk-through video are non-negotiable. Consider twilight photography for extra drama and online appeal. 7. Maximize Online Exposure Ensure the listing appears on both Daytona MLS and Stellar MLS for full agent coverage. We use both, which is very important in today's market. Market on social media, YouTube, and targeted Google ads. 8. Be Flexible for Showings The easier it is for buyers to view your home, the faster it sells. Aim for same-day or short-notice availability. 9. Highlight Key Buyer Benefits Insurance savings on newer roofs/windows, HOA amenities, walkability to beaches or golf courses—spell it out in the listing. 10. Work with a Pro Who’s Available A quick sale requires fast responses to inquiries, strong negotiation skills, and proactive marketing—choose your listing agent wisely. #QuickHomeSale #SellYourHomeFast #HomeSellingTips #RealEstateAdvice #RealEstateTips #ListingAgentLife #HomeSellingStrategy #RealEstateExpert #SellForTopDollar #FloridaRealEstate #OrmondBeachRealEstate #DaytonaBeachRealEstate #PalmCoastRealEstate #VolusiaCountyHomes #FlaglerCountyHomes #CoastalFloridaHomes #FloridaHomeSelling #FloridaHomesForSale

Beachside Condos – 32176 Condo inventory remains high at 12.83 months, keeping this firmly in a buyer-leaning market. Sellers are still getting 96.6% of the asking price, but buyers have plenty of choices. The median sold price climbed to $343,000. Mainland Single-Family – 32174 With just 5.07 months of inventory, this segment favors sellers. Homes are selling at 96.3% of list price in a median of 56 days, with a median sold price of $397,500. Beachside Single-Family – 32176 A balanced market at 6.1 months of inventory, though the list-to-sold ratio dipped to 92.3%. Prices jumped to a median of $458,500, with homes taking about 66 days to close. What This Means for You: Sellers: Mainland homes are moving quickly and holding value well, a strong time to list. Buyers: Beachside condos offer room to negotiate, while single-family homes are steady. Investors: Rising prices in both single-family markets may signal building momentum. Thinking of buying or selling in Ormond Beach? Let’s talk strategy. Call or text me at 386.717.8005. #OrmondBeachRealEstate #OrmondBeachHomes #OrmondBeachCondos #FloridaRealEstateMarket #BeachsideLiving #MainlandHomesForSale #VolusiaCountyRealEstate #CoastalFloridaHomes #FloridaHomeMarket #MichelleCecchiniRealtor

🏡 Now Selling: The Emilia by Meritage Homes  📍 Legends Preserve | LPGA International, Daytona Beach, FL 🛏️ 4 Bedrooms | 🛁 3 Bathrooms | 🚗 3-Car Garage | 📐 2,190 Sq. Ft. Living Discover the Emilia—a thoughtfully designed, one-story home by Meritage Homes, built with modern families in mind. This open-concept layout connects the gourmet kitchen, spacious great room, dining area, and covered lanai—ideal for everyday living or entertaining under the Florida sunshine. 🔨 Why Meritage Homes? Meritage is a leader in energy-efficient construction. Expect intelligently designed floorplans, enhanced insulation, and smart features that support comfort, sustainability, and lower energy costs. Builder incentives and warranties offer peace of mind from the start. 🏌️‍♂️ LPGA International: Where Golf Meets Lifestyle Live in a community centered around championship golf, resort-style amenities, and peaceful surroundings. LPGA International features: Two 18-hole courses: Jones and Hills Full driving range & golf academy Fitness center & pool complex Malcolm’s Bar & Grill at the clubhouse The Legends Preserve neighborhood is a quiet enclave with lush landscaping, walkable streets, and modern curb appeal. Close to everything Daytona Beach has to offer. 🌴 Enjoy Life Beyond the Course Just minutes from: Daytona Beach: Miles of coastline for sunrise walks or weekend play Daytona Lagoon: Water park, arcade, mini-golf, go-karts & more Local arts, festivals, and events that bring culture and community together. 💡 Why Buy New Construction? ✅ Save up to 75% on homeowners insurance ✅ Peace of mind with builder warranty ✅ Modern codes and construction standards ✅ Ask about builder incentives available now 🎯 Ready to Tour the Emilia at Legends Preserve? Whether you're downsizing, relocating, or purchasing your first home, Michelle Cecchini offers the expert guidance to make smart, confident decisions in Volusia and Flagler Counties. 📞 Call or Text Michelle directly at 386‑717‑8005 to schedule a private showing. 👩‍💼 Michelle Cecchini (Cha Ke Ne) Top-Producing Broker | Shell Realty LLC Serving Ormond Beach, Daytona Beach, Port Orange, Palm Coast & Coastal Florida Since 2005  🏡 Specializing in Golf Course Homes, Gated Communities, Waterfront Living & New Construction #DaytonaBeachRealEstate #NewConstructionHomes  #FloridaHomesForSale #GolfCourseLiving  #MeritageHomes #LPGAInternational #EmiliaFloorPlan  #EnergyEfficientHomes #SmartHomeLiving #ShellRealty #LiveCoastal #GolfCommunityLife #OrmondBeachLifestyle #VolusiaCountyHomes #MoveToFlorida #RetireInFlorida  #DaytonaLiving #BeachLifeFlorida #FloridaDreamHome #HomeBuyingMadeEasy #RelocateWithMichelle #BuyWithConfidence  #FirstTimeHomeBuyer #NewHomeFlorida #DownsizeInStyle #MichelleCecchiniRealtor

Daytona Beach, FL 1. Increased Inventory, Shifting Power Toward Buyers In June 2025, Daytona Beach saw a rising supply of 2,382 homes on the market, up 4.2% monthly, with 79% sold below the asking price. What it means for buyers is more choices and negotiating room. Sellers need to price strategically and stage for impact, not expectation. 2. Prices Are Cooling, But Not Crashing Daytona Beach prices are inching down: Rocket Homes cites a –1.7% year-over-year median price drop to about $306,800. Zillow reports an 8.2% drop in average home values, now around $259,400. More broadly, Florida is seeing a ~3.5% statewide decline and inventory up 24%, while interest rates edge slightly lower to an estimated 6.3% by year-end. Buyers may be grinning that they’re seeing realistic pricing. Sellers, meanwhile, should recalibrate. It’s about setting realistic expectations and emphasizing emotional and lifestyle appeal. 3. Affordability Pressures: Insurance, HOA, and Taxes Florida homeowners face hikes in insurance premiums (some reports echo a 45–54% jump over recent years) and HOA fees, especially for coastal condos. This pushes some buyers and owners to reconsider a reality, particularly noticeable in condo-heavy areas like Daytona Beach. Emphasizing HOA transparency, flood resilience, and the long-term savings of properties with newer construction or better-rated insurance profiles. 4. Expected Stability, Not a Sudden Turnaround After the current correction, analysts forecast a modest 2% price growth through the year. Florida’s housing market is expected to stabilize despite affordability strains and rising inventory. Ready to find your Florida home 386.717.8005 Market Smart. Client Focused. Always. Michelle Cecchini www.ShellRealtyHomes.com #HousingMarket2025 #RealEstateTrends #FloridaRealEstateMarket #MarketUpdate #HomePrices2025 #RealEstateForecast #InventoryUpdate #HomeBuyingTips #SellingInFlorida #SmartRealEstateMoves #RealEstateNews #FloridaLiving #HomeGoals2025 #MichelleCecchiniRealtor

There’s something special about helping someone take that next step in life especially when it’s about moving closer to sunshine, simplicity, and serenity. Recently, I had the pleasure of working with a wonderful couple from North Carolina  who decided it was time to downsize and prepare for retirement. After years of planning, they made the exciting leap to settle in beautiful Palm Coast, Florida choosing none other than the brand-new Reverie 55+ gated community  as their new home base. Why Reverie in Palm Coast? Reverie offers more than just a new address it delivers a lifestyle. Nestled within a peaceful and secure setting, this thoughtfully planned community caters to active adults looking to live with less maintenance and more enjoyment. Some of the features that drew my buyers to Reverie included: Gated entry and privacy Modern, energy-efficient homes with smart layouts Amenities designed for connection and leisure , including walking trails, a clubhouse, pool, and community events Close proximity to beaches, parks, golf courses, and local shops For those looking to enjoy life at a slower pace without sacrificing convenience or modern touches Reverie hits the mark. The Emotional Side of Downsizing My clients shared that moving from a long-time family home in North Carolina wasn't an easy decision, but the idea of less upkeep and more freedom was powerful. They weren’t just buying a house they were embracing a new way of life . That’s why working with the right real estate professional who listens, responds promptly, and understands the emotional side of relocating is so important. As their buyer's agent, I helped them navigate everything from virtual tours and new construction walkthroughs to contract negotiations and final inspections—all with clear communication and guidance tailored to their pace. Thinking About Your Own Move? Whether you're planning a move from another state or simply want to explore your options for retirement in Palm Coast, I’d be honored to assist. Choosing the right home in the right community can shape the next chapter of your life. Let’s make sure it’s one filled with ease, sunshine, and the lifestyle you deserve. 📍 Reverie is just one of many 55+ communities in our area worth exploring. Let’s talk about what you're looking for and map out a plan to get you there. Michelle Cecchini Market Smart. Client Focused. Always. Shell Realty LLC 📞 Call/Text: 386-717-8005 📧 ShellRealtyBroker@gmail.com 🌐 www.ShellRealtyHomes.com

If you’re searching for a new construction home in Ormond Beach, you’ll want to take a closer look at Wexford Cove —a privately gated community where smart home features, modern finishes, and a prime location come together in one beautiful neighborhood. Nestled just minutes from I-95 , Tomoka State Park , and some of the most scenic stretches of the Atlantic coastline, Wexford Cove offers a rare combination of privacy and accessibility. Whether you're commuting, heading to the beach, or exploring local dining and shopping options, everything is right around the corner. 🏠 What Makes These Homes Stand Out? Homes in Wexford Cove are thoughtfully designed with 3 to 5 bedrooms , 2 to 3 bathrooms , and 3-car garages —perfect for families, retirees, or anyone looking for more space and flexibility. Inside, you’ll find: Open floor plans  with excellent natural lighting Luxury vinyl plank flooring —stylish, durable, and easy to maintain Gourmet kitchens  with quartz countertops, stainless steel appliances, and large center islands for casual dining or entertaining Spacious walk-in closets  in every bedroom Smart home technology  built right in, offering added convenience and peace of mind Each detail has been carefully chosen to support comfort, style, and functionality. Whether you're hosting weekend guests or working from home, these homes offer the flexibility and design features today’s buyers want. 🌴 Love Where You Live Wexford Cove is more than just a new home community—it's a lifestyle upgrade. The neighborhood is tucked away for added privacy but close enough to everything that matters. From hiking trails in Tomoka State Park to fresh seafood restaurants along the coast, living here means you’re never far from Florida’s natural beauty or modern conveniences. 🔑 Is Wexford Cove Right for You? If you're: Ready to leave behind the constant repairs of an older home Interested in new construction with smart technology and energy efficiency Looking for a low-maintenance lifestyle in a gated setting Wanting more space without sacrificing location …then Wexford Cove  could be the perfect fit. As a local Ormond Beach real estate expert, I’d love to help you explore this community in person. Let’s schedule a private tour and find the right home and floor plan for your needs. 📩 Contact me today  to learn more about available homes in Wexford Cove or to schedule a showing. 386.717.8005 Michelle Cecchini Broker | Shell Realty LLC📍 Ormond Beach, FL📧 ShellRealtyBroker@gmail.com #OrmondBeachRealEstate #WexfordCove #NewHomesOrmondBeach #FloridaSmartHomes #GatedCommunityFlorida #OrmondLiving #MoveToFlorida #ShellRealty #MichelleCecchiniRealtor

Guided Friends who haven't moved in 25 years. They moved off Daytona Beach's beachside to the mainland to a brand new home. What an exciting time for them. They are taking on the benefits of new home construction in a concrete block home, saving thousands in homeowners' insurance, warranties, and no remodeling or repair projects. Now the moving begins...😎 #JustSold   #DaytonaBeachRealEstate   #RealEstateSuccess   #ShellRealty   #NewHomeConstruction   #ConcreteBlockHome   #NoMoreRepairs   #BigMove #NextChapter   #MainlandLiving   #GoodbyeBeachside   #GuidedByMichelle #FromBeachToBlock   #RealEstateWithHeart   #HelpingFriendsMove

By Michelle Cecchini, Shell Realty If you’ve been watching the Ormond Beach housing market, June brought a subtle yet meaningful shift—especially for single-family homes on both the mainland and the beachside. Let’s break it down by zip code: 🏖️ Beachside 32176: Cooling with Caution Median Sold Price:  $359,000 ⬇ 10.25% MoM Months of Inventory:  6.06 ⬇ 10.62% MoM List to Sold Price:  94.7% ⬇ 2.14% MoM Days on Market:  59 ⬆ 22.92% MoM Buyers are gaining traction here. Inventory just tipped into “balanced market” territory, giving buyers a bit more breathing room. While prices have softened, this isn’t a crash—it’s a normalization. Sellers who price accurately and prepare their home thoughtfully are still getting solid offers. That said, unrealistic pricing is starting to sit. 🏡 Mainland 32174: Price Strength Despite Slower Pace Median Sold Price:  $415,000 ⬆ 10.67% MoM Months of Inventory:  5.22 ⬇ 5.43% MoM List to Sold Price:  96% ⬇ 1.33% MoM Days on Market:  60 ⬇ 27.71% MoM Mainland Ormond is showing resilience. Prices are climbing even as homes take longer to sell. We’re still on the edge of a seller’s market, but the pace is slowing—buyers are being more selective, and negotiations are back on the table. 💡 Michelle’s Take This market isn’t “crashing”—it’s recalibrating. Sellers need to meet the market where it is, not where it was. If you’re buying, especially on the beachside, there’s opportunity here—but don’t expect huge discounts without some competition. Real estate doesn’t move in one direction forever. It pivots. And we’re in a pivot season. Whether you’re buying, selling, or just curious about what your home’s worth today, I’ll give you the facts—no fluff. 📞 Let's talk: 386.717.8005📍 Shell Realty | Ormond Beach, FL

By Michelle Cecchini – Shell Realty LLC | Ormond Beach & Volusia County Real Estate Florida homeowners may soon have one more reason to love the Sunshine State. Governor Ron DeSantis has publicly floated a bold idea: eliminating property taxes across Florida. While it’s far from official policy, the thought of living in a state with no property tax has sparked major buzz among buyers, sellers, and real estate professionals. As a local expert in Volusia County real estate , I want to break down what this proposal could mean for homeowners in Ormond Beach, Daytona Beach, and beyond—and why it matters even if it never becomes law. 🔍 What Did Governor DeSantis Say About Property Taxes? During a recent interview, Governor DeSantis mentioned that he’d be open to exploring a future where Florida eliminates property taxes . His goal? Keep Florida competitive, affordable, and attractive to residents and businesses, especially as other states raise their tax burdens. While DeSantis hasn’t released a formal property tax plan, this comment has turned heads in the Florida real estate market  and raised important questions about what would come next. 💰 How Would No Property Tax Impact Florida Homeowners? 1. Lower Monthly Costs for Homeowners In places like Ormond Beach  and Palm Coast , annual property taxes can range from $2,000 to $6,000 or more. Removing those payments would dramatically reduce the cost of owning a home. However, if Florida shifts to higher sales taxes or new fees to compensate, those savings could disappear quickly. 2. Changes to Local Services Property taxes fund critical services—schools, fire departments, road maintenance, etc. Without this funding source, counties like Volusia  and Flagler  would need to get creative or risk cutting services. 3. Big News for Real Estate Investors A property tax-free Florida could supercharge rental investment returns. From short-term vacation homes in Daytona Beach  to long-term rentals in Port Orange , the cash flow potential would increase, at least on paper. That said, market adjustments or new regulations could complicate things. 🏡 What Would It Mean for the Florida Real Estate Market? This proposal, even if theoretical, speaks volumes about the evolving priorities in the Florida housing market . It underscores a shift toward affordability, migration trends, and long-term sustainability. If passed, it could attract even more out-of-state buyers, retirees, and investors, fueling demand in already-hot areas like Ormond Beach new home communities  and Palm Coast developments . But the flip side? We may see impacts on school quality, emergency response times, and property values if the funding gap isn’t addressed clearly and sustainably. 🗝️ Key Takeaways for Buyers and Sellers There is no legislation yet.  This is still just an idea. Don’t delay your real estate plans  waiting for what-ifs. Today’s market still holds real opportunities. Stay informed  about Florida tax law changes and how they could affect your home value. ✅ Should You Buy or Sell a Home Now? If you’re considering buying or selling in Volusia or Flagler County, acting based on  today’s real estate market is best , not speculation. The idea of no property taxes is fascinating—but it won’t happen overnight (if at all). Let’s talk about your goals, timing, and how to position your property for success—no matter what changes come down the road. 📍 Michelle Cecchini – Shell Realty LLC Serving Ormond Beach, Daytona Beach, Palm Coast & surrounding areas📧 ShellRealtyBroker@gmail.com  | 📞 (386) 386.717.8005 🔑 Expert guidance in residential real estate, new construction & lifestyle-focused buying

If you're looking for an affordable way to own property and generate income at the same time, there's a real estate strategy you need to know about: house hacking. House hacking has become one of the most popular paths for first-time homebuyers, young professionals, and aspiring investors to enter the real estate market without the overwhelming burden of a full mortgage. It’s not just smart—it’s strategic. 🏠 What Exactly Is House Hacking? House hacking is when you buy a property and rent out part of it to cover some (or all) of your housing expenses. This can look like: Living in one half of a duplex and renting out the other Leasing out extra bedrooms in a single-family home Converting a basement or garage apartment into a rental unit In short, you’re turning your home into a hybrid of personal space and income generator. 💰 How Does House Hacking Save You Money? The main benefit? Rental income. That extra cash can help you cover: Your monthly mortgage payment Property taxes Utilities or maintenance Or even allow you to live for free By reducing your out-of-pocket costs, you’re able to build equity faster and potentially save or reinvest what you would have spent on housing. 🔑 Why It’s a Game-Changer for First-Time Buyers Buying a home today, especially in markets like Ormond Beach or Daytona Beach, can feel out of reach for many. But with house hacking: You lower your monthly costs You ease into the world of landlording and property management You gain exposure to real estate investing, often with lower risk It’s the perfect way to build wealth, even on a starter budget. 👀 Is House Hacking Right for You? If you: Want to own a home but need help affording it Are interested in passive income Are thinking long-term about real estate investing Then house hacking may be the perfect fit. Not every home is suitable for house hacking, so working with a real estate agent who understands investment potential is key. 📍 Let’s Explore Your Options If you’re in the Daytona Beach, Ormond Beach, or Palm Coast area and curious about how house hacking could work for you, I’d love to help. From spotting ideal properties to connecting you with trusted lenders and contractors, I can guide you through every step. 📞 Ready to talk strategy? Reach out today and let’s turn your home into your first investment. Michelle Cecchini 386.717.8005 Shell Realty LLC 💬 Let's connect and build your real estate future. #HouseHacking #RealEstateInvesting #PassiveIncome #FirstTimeHomeBuyer #DaytonaBeachRealEstate #OrmondBeachHomes #RentalIncomeTips #RealEstateStrategy #MichelleCecchini #ShellRealty #FloridaInvestmentProperty #SmartHomeBuying #BuyAndHoldRealEstate

For the first time since 2012, the appreciation value of real estate in Ormond and Daytona Beach has declined. Here is why: 📉 1. Interest Rate Pressure The Federal Reserve maintained higher interest rates through late 2024 into early 2025 to fight inflation. This led to higher mortgage rates, reducing affordability for buyers and slowing down demand. Fewer qualified buyers = slower price growth or even slight declines in appreciation. 🏘️ 2. Post-Pandemic Correction The market experienced aggressive appreciation from 2020 to 2022, driven by low interest rates and pandemic-era migration. 2023 and 2024 began a moderation trend, and Q1 2025 is a continuation of that correction, especially as more listings come on the market and buyers become more cautious. 📆 3. Seasonal Effects Q1 is typically a slower quarter for real estate in Florida despite mild winters. Many buyers wait for spring and summer to make moves, so appreciation trends often lag in Q1 and pick up later in the year. 🏗️ 4. Increased Inventory Builders in areas such as Palm Coast, Ormond, and Daytona Beach have ramped up construction, creating a greater supply. When inventory outpaces buyer activity, price growth flattens or slows. 🌴 5. Shifting Buyer Priorities Some pandemic-era transplants are re-evaluating moves, especially retirees concerned about insurance costs and climate-related risks (hurricanes, flood zones). Rising property insurance premiums in Florida are deterring some buyers, which in turn affects demand and price growth. 📊 6. National Economic Uncertainty Continued economic uncertainty (layoffs in tech and finance sectors, cost of living pressures) has made some buyers pause major purchases. Florida’s coastal markets, while still desirable, are not immune to broader trends in buyer hesitation.