I am thankful to work with repeat customers again. This is the best part of the business: working with customers and earning their forever trust in you for themselves, their family, and their friends❤. "Thank you for helping us make our dreams come true! You are a fabulous realtor with amazing communication skills! We appreciate your honesty, integrity, and commitment to our family!"

Working with these buyers who found their perfect retirement spot was a pleasure. The search began looking at condos almost 1-1/2 years ago. Because of the hurricane damage, the condos began to increase their monthly assessments due to their massive increase in insurance premiums and out-of-pocket damages. With the financial uncertainty condos carry today, this was not a safe retirement plan. We found a lovely townhome in a great location, close to the beach. I will work with my buyers as long as it takes to find exactly what they want. If you are interested in finding your perfect place, let me know.

We provide Ormond Beach trends; however, we also work in these areas: Daytona Beach~Palm Coast~Port Orange~Holly Hill~Flagler Beach~Ponce Inlet If you plan on selling anywhere in the United States, I can provide these stats and connect you with a qualified, experienced agent in your area. Here's more about the stats: 🌴 Ormond Beach Real Estate Market Update – September 2025 Whether you’re thinking of selling, buying, or simply keeping an eye on the market, here’s what’s happening around Ormond Beach this month 👇 🏡 Ormond Beach Mainland (32174 – Single Family Homes) Inventory dipped slightly to 4.43 months, keeping this area in a seller’s market. Homes are selling for 96.2% of the list price and taking about 68 days to go under contract. Median sold price sits at $400,000, down just a bit month-over-month — signaling solid value for buyers and steady conditions for sellers. 🌊 Ormond Beach Beachside (32176 – Single Family Homes) Beachside homes remain balanced, with 5.57 months of inventory and a 94.8% list-to-sold ratio. Homes are averaging 71 days on market and a median sold price of $393,500. Sellers are still in a favorable position, but realistic pricing and presentation are key in this shifting market. 🏢 Ormond Beach Condominiums (32176 – Beachside Condos) Condo inventory remains high at 11.1 months, placing this segment in a buyer’s market. However, median sold price jumped to $417,499 — a strong rebound showing continued demand for well-located, updated units. Buyers have more options, but quality properties are still commanding attention. 📊 Whether you’re curious about your home’s current value or want to explore buying opportunities, real-time data matters.  📞 Michelle Cecchini, Shell Realty LLC  Market Smart. Client-focused. Always.  386.717.8005 | ShellRealtyHomes.com

🏡Daytona Beach New Construction | 4 Bedrooms | 2 Bathrooms | Flex | 2 Car Garage | 2115 Sq Ft 🍍Welcome to your tour of the Oakland Model. This stunning new home features an open concept with 4 bedrooms, 2 bathrooms, a flex room, a 2-car garage, and 2115 square feet. Located in Mosaic, a fantastic community in Daytona Beach built by ICI Homes, just minutes from restaurants, entertainment, and the beach, with easy access to I-95. ✨ Property Highlights: Community Pool and Fitness Community gardens Playground Kaleidoscope Amphitheater 📍 Location Perks: Close to restaurants and the beach, with easy access to I-95 Perfect for those seeking a relaxed coastal lifestyle 🔑 Want More Info or a Private Tour? Michelle Cecchini, Real Estate Advisor Shell Realty LLC Ormond Beach, Daytona Beach, and Palm Coast 📞386.717.8005 ShellRealtyBroker@gmail.com www.ShellRealtyHomes.com 🏡Residential Listing Specialist, Buyers Representative, New Home Construction Guide, and Land Sales Why hire Michelle Cecchini (Cha Ke Ne)? 1️⃣No Extra Cost to You Usually, the builder pays the buyer’s agent’s commission, not you. That means you get professional guidance and advocacy at no additional expense. 2️⃣Protecting Your Best Interests The builder’s sales team works for the builder—not for you. Michelle ensures your priorities come first by helping you choose the right lot, pointing out resale considerations, guiding you on smart upgrades, and keeping the build process on track so nothing important is overlooked. 3️⃣Guidance on Pricing & Upgrades Michelle knows which upgrades add value and which are profit-makers for the builder. They can help you avoid overspending on items that won’t benefit your resale value. 4️⃣Market Knowledge As a local agent, Michelle understands the surrounding neighborhoods, schools, traffic patterns, and resale trends to help you choose the right community and lot—not just the nicest model home. 5️⃣Negotiation Power Even though new construction pricing is less flexible than resale, Michelle knows where to negotiate—builder incentives, closing costs, or upgrades. 6️⃣Construction & Inspection Oversight Michelle can recommend independent inspectors to check the home at key stages of construction. This ensures issues are caught early rather than becoming problems after move-in. 7️⃣Timeline & Process Management New builds come with long timelines, change orders, and builder deadlines. Michelle keeps track of these and ensures you don’t miss critical windows for decisions or inspections. 8️⃣Resale Perspective Michelle looks beyond the excitement of “new” and considers how the home will perform on resale, location within the community, lot positioning, and layout choices. 9️⃣Peace of Mind Buying new construction can be overwhelming. Having an advocate means you don’t have to navigate the building process alone. 💥 Explore more home tours: https://www.youtube.com/@withMichelleCecchini/playlists 👩‍💼 About Michelle Since 2005, Michelle has been helping customers in Daytona Beach, Ormond Beach, and Palm Coast to find their perfect home. Whether you’re relocating, investing, or upgrading, she has the experience and knowledge to help you be successful! 👇 Don’t forget to like, share, and subscribe for more home tours! Some advantages of new home construction: ❇️Save approximately 75% on homeowners' insurance ❇️Builder warranty ❇️Better building requirements ❇️Builder incentives You Won't Believe This Oakland Home in Daytona Beach #DaytonaBeachHomes #DaytonaBeachRealEstate #MovingToDaytonaBeach #DaytonaBeachNewConstruction #DaytonaBeachRealEstate #RelocateToDaytonaBeach #NewConstructionDaytonaBeach #HomesForSaleDaytonaBeach #ShellRealtyOrmondBeach #MichelleCecchini #CloseToBeach #MosaicDaytona #mosaic #splitplan #ICIhomes #4bedrooms

Purchasing a home is both a milestone and one of the largest financial commitments most people make. It requires preparation, thoughtful decision-making, and a clear understanding of the process. From evaluating your finances to finally turning the key in the door, each stage matters. 1. Review Your Finances The journey begins with knowing where you stand financially. That means checking your credit score, setting a budget, and saving for a down payment. While many believe you must put 20% down, the truth is there are loan programs available with far lower requirements. What matters most is proving you can handle the monthly payment, which often includes not only principal and interest but also taxes, insurance, and upkeep. A good rule of thumb is to keep your housing costs under 28% of your income. Using a mortgage calculator can help you visualize what different rates, terms, and down payment amounts mean for your budget. 2. Get Pre-Approved Before you start shopping, talk with lenders and secure a pre-approval letter. This shows sellers you are a serious buyer and gives you a realistic sense of your price range. Unlike a simple prequalification, pre-approval involves verification of your income, debts, and credit, so it carries more weight. Be sure to compare lenders, since rates and loan programs can vary widely. Even small differences in interest rates can have a major effect over the life of the loan. 3. Work With a Real Estate Agent A trusted real estate professional can make the process smoother. Agents bring local expertise, negotiation skills, and access to listings that may not even be on the market yet. When interviewing agents, look for someone familiar with the neighborhoods you’re considering, and ask about their recent sales. Referrals from family, friends, or online groups can also point you in the right direction. 4. Begin House Hunting With your budget set and an agent by your side, you can start exploring homes. Make a list of your “must-haves” versus “nice-to-haves.” For example, how many bedrooms do you need? Is a short commute essential? Do you prefer a condo with amenities, or a house with a backyard? Visiting neighborhoods at different times of day can give you a better feel for the area. If schools matter, check district ratings. And don’t forget to factor in proximity to everyday conveniences like grocery stores and pharmacies. 5. Make an Offer Once you’ve found the right property, the next step is to put together an offer. This includes the price you’re willing to pay, earnest money (a deposit to show good faith), and any contingencies—such as financing, inspection, or appraisal. Your agent will help you structure the offer so it appeals to the seller while still protecting your interests. Market conditions often influence strategy. In a competitive seller’s market, you may need to bid above list price, while in a buyer’s market you might have room to negotiate. 6. Schedule an Inspection After acceptance, hire a professional inspector to evaluate the property. This step can uncover hidden issues—like an aging roof or outdated electrical system—that might affect your decision or provide leverage in renegotiating the terms. 7. Appraisal Lenders require an appraisal to ensure the property’s value supports the loan amount. If the appraisal comes in lower than the purchase price, you and the seller must work out how to cover the difference. 8. Finalize Financing This stage involves submitting updated financial documents and working through the underwriting process with your lender. Avoid taking on new debt or making large purchases during this time, as it could impact your approval. Once underwriting is complete, you’ll receive the “clear to close” and lock in your interest rate. 9. Closing Day Closing is the final step. You’ll meet at a title company, attorney’s office, or sometimes online to sign the necessary paperwork. At this point, funds are transferred, the deed is recorded, and the keys officially change hands. 10. Move In With the sale complete, it’s time to move! Plan ahead by arranging movers, switching over utilities, and tackling any projects like painting or flooring before unpacking. Once settled, introduce yourself to neighbors and start exploring your new community. Final Thoughts Buying a home is complex, but breaking it down into manageable steps makes it far less overwhelming. By preparing financially, choosing the right team, and staying organized, you can move through the process with confidence—and enjoy the reward of homeownership.

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