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.

If you're house hunting in Florida, you've probably seen listings mention concrete block  or wood frame  construction — but what does that really mean for YOU as a buyer? Here’s a quick breakdown: ✅ Concrete Block (CBS): Stronger in hurricanes More resistant to moisture and termites Lower insurance in many areas Longer-lasting with less maintenance 🔨 Wood Frame: Often more affordable to build Great for custom or detailed designs Can be easier to insulate (but needs more maintenance) May be more vulnerable to pests and weather if not maintained 💡 Pro tip:  In Florida’s heat and hurricane zones, many buyers prefer CBS for peace of mind and lower long-term costs—but a well-maintained wood frame home can still be a great option too! Thinking about buying in Florida and not sure which construction type is right for you? Let’s chat! I can help you find the perfect home that fits your needs, your budget, and our unique climate. 🌞🏠 📲 Send me a message or comment below to get started! #FloridaRealEstate #NewConstructionHomes #ConcreteBlockHomes #WoodFrameConstruction #HomeConstructionFlorida #RealEstateTips #BuildingMaterials #HomeBuyingTips #ConstructionComparison #HurricaneResistantHomes #PalmCoastHomes #OrmondBeachRealEstate #DaytonaBeachHomes #ShellRealtyLLC #MichelleCecchiniRealtor #RealEstateAdvice #HomeBuyersGuide #FloridaLiving #SmartHomeBuying #BuildSmart

🌴 New Price Alert: Affordable Florida Living at 944 Essex Road, Daytona Beach 🏡 If you’ve been dreaming of an affordable slice of the Florida lifestyle, this new listing might just be the opportunity you’ve been waiting for. Nestled in the heart of Daytona Beach, 944 Essex Road  offers the perfect blend of comfort, convenience, and low-maintenance living—all at a price that makes sense. Whether you're a first-time homebuyer, savvy investor, or someone looking to downsize without compromise, this charming 3-bedroom, 2-bathroom home deserves a spot at the top of your list. 🛏️ Property Overview: Smart Living, Coastal Style This move-in-ready residence features: 3 spacious bedrooms 2 full bathrooms 1000 square feet  of comfortable interior living space Screened-in porch  perfect for breezy evenings and casual entertaining One-car garage  offering storage and protection from the elements Located in a quiet neighborhood, 944 Essex Road offers the ideal balance of privacy and proximity—placing you just minutes from all the action that makes Daytona Beach a premier destination. 🏖️ Location, Lifestyle, and Local Highlights Location matters—and this one checks all the boxes. Just a short drive from: Daytona International Speedway  – Experience the thrill of world-famous NASCAR events and year-round excitement Tanger Outlets Daytona Beach  – Shop top brands and enjoy exceptional dining options just minutes from home Daytona Lagoon Water Park  – A local favorite for family fun and entertainment The Beach!  – Miles of sun-soaked Atlantic shoreline just a quick ride away 944 Essex Road is also surrounded by local dining, grocery stores, medical facilities, and entertainment hubs, making it easy to enjoy the best of what Daytona Beach has to offer without the hassle. 🌟 Key Features That Make This Home Special It’s not just about square footage—it’s about smart space, value, and a lifestyle that supports your goals. Here’s why buyers are excited about this home: ✅  Low-maintenance brick and block construction ✅  Functional floor plan  offering flexibility for families, remote workers, or retirees ✅  No HOA  – Enjoy freedom from monthly dues and restrictive covenants ✅  Move-in ready  or upgrade at your own pace ✅  Screened-in back porch  – ideal for morning coffee or evening relaxation ✅  Affordable insurance and taxes  relative to the area Whether you're looking to settle down or invest in a long-term rental property, this listing delivers serious value in a market that continues to attract new residents and investors alike. 💼 A Smart Buy in a High-Growth Market Daytona Beach remains one of the most sought-after markets in Central Florida—offering strong appreciation potential and lifestyle perks that appeal to a wide range of buyers. With rising rents and limited inventory in the affordable segment, homes like this are becoming increasingly rare. This home is not only an excellent place to live—it’s also a strategic asset  in a vibrant real estate market. Whether you hold it as a primary residence, seasonal escape, or long-term rental, it’s a solid investment in your future. 📸 Take a Tour—In Person or Virtually Pictures are great, but this is a home that needs to be experienced in person. Step inside and imagine your life here—fresh ocean air, sunny days, and everything Daytona Beach has to offer right at your fingertips. 📞 Schedule Your Private Showing Today Don’t wait—homes in this price point and location are moving quickly. 📲  To schedule a private tour or request additional photos and information, contact Michelle Cecchini today. Let’s get you inside 944 Essex Road and help you make it yours before someone else does. 🔗 Call/Text:386.717.8005 📧 Email: ShellRealtyBroker@gmail.com 🌐  www.ShellRealtyBroker@gmail.com 🚀 Let’s Get Social If you know someone who’s been looking for an affordable home in Daytona Beach, share this post! Let’s help more buyers find their perfect fit in Florida’s most exciting coastal city. Offered at $190,000. #DaytonaBeachRealEstate #FloridaHomesForSale #NewListing #FirstTimeBuyer #RealEstateInvestment #DaytonaBeachLiving #MichelleCecchiniRealtor #AffordableLiving #CoastalLifestyle #JustListed #RealtorLife #MichelleSellsFlorida

Teamwork makes the dream work...from the owners' willingness to properly prepare the condo to professional photos, virtual staging, floor plans, and high-end marketing, to SOLD.

So thankful to get this monkey off my seller's back. Hurricane Milton unfortunately flooded the home, and the traditional sale was not acceptable to the market. Three contracts later, we were able to close! Thank you to the seller for his patience and attention to the details required to make this happen.

MONTHLY MARKET TRENDS ~ Ormond Beach, FL Our data, just released for May, shows that the months of inventory decreased, the list-to-sold price increased, and the median sales price is variable. Ormond Beach can be characterized as both a buyer's market and a balanced market, depending on the location and type of property. If you want to win in this market as a buyer or seller, partner with me and let the game begin.