George Moody
Homes for Sale in Flagler Beach, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by condition and proximity to the coast, not by any single product type. With a median of $450,000 and a median around $354 per square foot on a median of roughly 1,530 living square feet, you are paying for location and, in many cases, for renovation work already done. The housing stock spans more than a century — from 1910 through 2024 — so two homes at similar prices can be worlds apart in age, systems, and finish. The median year built of 1985 tells you the middle of this market is older, and that puts the burden on inspection.
The posture is fast. A median of 10 days on market says well-priced, well-presented homes move quickly, and buyers should come pre-approved and ready to act. That same speed cuts against sellers who overprice or list before the home shows well — the market rewards realism, not optimism. Note the small closings window here; recent-sale signal is thin, so lean on the broader snapshot rather than treating any one number as gospel.
Who George Moody is best for.
Best for
- Coastal buyers targeting the mid-$450,000 range who are pre-approved and ready to act inside a 10-day market
- Renovation-minded buyers comfortable taking on an older home from the pre-1985 side of the range
- Second-home or investment buyers who understand this is a mixed homestead and non-homestead market
Probably not for
- Buyers who need a large footprint — the median living area is modest at roughly 1,530 square feet
- Buyers who want turnkey-only and no exposure to older systems or deferred maintenance
- Buyers who need weeks to decide, since well-priced homes here tend to move in about 10 days
The market around George Moody
George Moody is too small for its own price trend, so here is the market around it.
In ZIP 32136, 157 homes are on the market and 20% are under contract — a steady corner of Flagler Beach.
Across Flagler County, 1,268 homes are active and 370 pending (23% under contract).
ZIP and county figures describe the wider market, not George Moody specifically. Momentum Research analysis of MLS records.
The George Moody buying strategy.
If we were buying in George Moody today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in George Moody.
An older core in a coastal market
The through-line is age and variety. A median year built of 1985 sitting inside a range that opens in 1910 means you will see original cottages, mid-era rebuilds, and new construction competing in the same search. The per-square-foot figure of about $354 reflects coastal Flagler County pricing more than square footage alone — smaller footprints near the water hold value differently than larger inland homes. On a median of roughly 1,530 living square feet, buyers should expect efficient floor plans rather than sprawl.
Homestead share sits just above half at 53.2%, which tells you this is a mix of primary residences and non-homesteaded property — second homes, rentals, or investment holds. That matters for how the market behaves: a meaningful portion of these homes are held by owners who may not live here full time, which can shape both supply and how quickly listings turn over.
The location and the amenities are priced into every listing in George Moody. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this fast and this varied in age, our job is to tell you what a home actually is beneath the price. We read the condition against the median, flag the older systems that inspections will surface, and price sellers to the realism this 10-day market demands. With a thin recent-closings window, we lean on the full snapshot and on-the-ground knowledge rather than any single data point.
George Moody in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a George Moody buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed George Moody sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in George Moody, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your George Moody home worth?
Get a no-obligation home value based on real comparable sales in George Moody, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in George Moody?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the DBAMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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The real cost & risk here
Before the list price, the Florida math the portals skip. These are Flagler County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Flagler County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.