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Aerial view of Las Brisas

Las Brisas
Homes for Sale in Palm Coast, FL

By , Co-Founder, Momentum Realty · Updated October 20, 2026

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All 1,211 homes for sale in Palm Coast, FL · median $390,000 · Flagler County homes for sale

Community in Palm Coast · Flagler County
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True comps, carrying-cost math, and listings before the portals.

Built fromLive realMLS data22 years of closingsUpdated twice daily

As of October 2026, the MLS records 6 closed sales in Las Brisas in Palm Coast, FL since 2004, the most recent in September 2023. Across Palm Coast as a whole, 93 homes closed in the last 12 months at a median of $450,000, 114 median days on market, with 1,692 homes for sale today. At that median and Flagler County's FY2025-26 rate of 14.65 mills, annual property tax runs about $6,590 ($6,010 with the full homestead exemption).

Live · Las Brisas Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Track record · 22 years of records
0
Failed listings · 2013
peaked at 1 in 2007
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Las Brisas sits in Palm Coast, in Flagler County, and the current snapshot gives us a location read more than a pricing formula. What that means in practice: condition and specific lot will do more to set a given home's number than any neighborhood-wide benchmark. Treat each listing here on its own merits rather than assuming a going rate.

For buyers, that argues for scrutiny — walk the home, read the condition, and price it against comparable finishes rather than a headline figure. For sellers, presentation and honest condition disclosure carry the negotiation. Until the data thickens, the smart posture on both sides is disciplined and comp-driven.

Nearby homes for sale

No active listings inside Las Brisas right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.

90 SAN JUAN DRIVE #B202
$270K · 0.0 mi away
2 bd · 2 ba · 1,113 sqft
90 SAN JUAN DRIVE #B202
Listed by RE/MAX SELECT PROFESSIONALS
30 SAN RAFAEL COURT
$400K · 0.1 mi away
3 bd · 2 ba · 1,812 sqft
30 SAN RAFAEL COURT
Listed by 1ST GLOBAL REALTY, LLC
2 SAN PABLO COURT
$430K · 0.2 mi away
3 bd · 2 ba · 1,772 sqft
2 SAN PABLO COURT
Listed by REALTY HUB
41 LOS LAGOS BOULEVARD
$750K · 0.2 mi away
4 bd · 3 ba · 2,527 sqft
41 LOS LAGOS BOULEVARD
Listed by COASTAL GATEWAY REAL ESTATE GR
9 LOS LAGOS BOULEVARD
$674K · 0.2 mi away
4 bd · 2 ba · 2,600 sqft
9 LOS LAGOS BOULEVARD
Listed by WATSON REALTY CORP
104 SURFVIEW DRIVE #2203
$476K · 0.2 mi away
2 bd · 2 ba · 1,158 sqft
104 SURFVIEW DRIVE #2203
Listed by CHRISTIE'S INTERNATIONAL REAL

Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.

The 60-Second Overview

Las Brisas is a Palm Coast community in Flagler County, positioned within Northeast Florida's coastal-adjacent market. What sets one home apart from the next here tends to be condition and lot rather than a uniform pricing tier.

Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.

Quick Match

Who Las Brisas is best for.

Best for

  • Buyers targeting Palm Coast who are comfortable evaluating each home on condition and lot
  • Buyers who plan to lean on comparable sales rather than a single headline number
  • Sellers willing to invest in presentation and clear condition disclosure to drive their outcome

Probably not for

  • Buyers who need a fixed, narrow price band to budget against
  • Buyers wanting a data-heavy trend line before committing
  • Sellers expecting a neighborhood average to carry the price without home-specific comps
The Area Market

The market around Las Brisas

Las Brisas is a small community — 3 recorded sales on file, most recently in 2013 — too few for its own price trend. Here is the market around it.

Across Flagler County, 1,268 homes are active and 370 pending (23% under contract).

The housing mix here is 83% condominium, 17% townhouse.

ZIP and county figures describe the wider market, not Las Brisas specifically. Momentum Research analysis of MLS records.

The Strategy

The Las Brisas buying strategy.

If we were buying in Las Brisas today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Las Brisas.

The Quick Decision
Best Buy
Buyers who want a Palm Coast address and will judge a home on its own condition.
Biggest Risk
Thin data means you cannot lean on a neighborhood benchmark to price.
Sweet Spot
A well-kept home on a lot you like, priced against direct comps.
Avoid If
You need a predictable, tightly-banded price tier to plan around.
The Deep Dive

Reading Las Brisas on its own terms

Palm Coast is a planned, master-laid city, and communities inside it vary meaningfully by street and by the condition of the individual home. Las Brisas should be evaluated home by home: what has been updated, how the lot sits, and what the specific location offers in terms of proximity to Palm Coast's roadways and services.

Because we are working from a thin snapshot, we would rather describe the market qualitatively than manufacture a trend. Expect a spread driven by finish level and upkeep, and lean on direct comparison to recent sales of similar homes rather than a single neighborhood average.

“

The location and the amenities are priced into every listing in Las Brisas. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

We are a Northeast Florida brokerage, and we will pull the current comparable sales for the specific street and home type you care about in Las Brisas rather than hand you a generic Palm Coast average. If the numbers do not support the move, we will say so before you write an offer or list.

The 15-Second Verdict

Las Brisas in 15 seconds.

Best forBuyers who want a Palm Coast address and will judge a home on its own condition.
Biggest advantageA Flagler County location with the flexibility of a home-by-home market.
Biggest riskThin data means you cannot lean on a neighborhood benchmark to price.
Sweet spotA well-kept home on a lot you like, priced against direct comps.
Avoid ifYou need a predictable, tightly-banded price tier to plan around.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the Las Brisas homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in Las Brisas.
In short
  • HOA status not on record. Verify any dues before you offer
  • 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.

Run Your Numbers

Tools for a Las Brisas buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxFlagler County millage and the homestead picture.Rent vs buyThe breakeven on owning in Las Brisas.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Las Brisas sales matched to your home.

Selling in Las Brisas

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Las Brisas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.

What is your Las Brisas home worth?

Get a no-obligation home value based on real comparable sales in Las Brisas, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Las Brisas on the map →

Real comps, not an automated estimate.
The Verdict

Should you buy in Las Brisas?

An honest fit check. We will tell you when it is not your community.

Buyers targeting Palm Coast who are comfortable evaluating each home on condition and lotExcellent fit
Buyers who plan to lean on comparable sales rather than a single headline numberExcellent fit
Sellers willing to invest in presentation and clear condition disclosure to drive their outcomeExcellent fit
Buyers who need a fixed, narrow price band to budget againstProbably not
Buyers wanting a data-heavy trend line before committingProbably not
Sellers expecting a neighborhood average to carry the price without home-specific compsProbably not

Data sources & freshness

Under-contract sharesrealMLS records, as of 2026-07-12
Historical depthClosed-sale records back to 2004 (6 transactions analyzed)

Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.

Momentum Research figures are our own analysis of realMLS 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 realMLS member average and 8 days faster, and we’ll price yours against live your area comps.

Looking to buy here? Search homes for sale →

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More Palm Coast & Palm Coast & Flagler County guides

Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Palm Coast & Flagler County or the full Neighborhood Finder.

Email me new listings in Las BrisasHomes for Sale

One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about Las BrisasHomes for Sale

Have a question about the homes, fees, rules or commute here? A Momentum agent who works Las BrisasHomes for Sale will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

Common questions about Las Brisas

Where is Las Brisas?

Las Brisas is a community in Palm Coast, Flagler County, Florida.

Are there homes for sale in Las Brisas right now?

No active listings inside Las Brisas at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.

Does Las Brisas have an HOA or CDD?

No HOA is on record for Las Brisas in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.

Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.

Nearby Communities

Explore more neighborhoods near Las Brisas with Momentum Realty’s local guides.

Las Brisas At Matanzas Shores0.1 mi awaySolitude At Matanzas Shores0.1 mi awayLakeside At Matanzas Shores0.1 mi awayMatanzas Shores0.1 mi awayLas Casitas At Matanzas Shores0.1 mi awayLakeside At Matanzas Shor0.2 mi awaySurf Club0.3 mi awayLos Lagos At Matanzas Shores0.3 mi away

Browse all neighborhood guides →

Talk to a Local Las Brisas Expert
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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.

$2,201/mo
Flagler County typical true cost to own
$136/mo
Flagler County typical home insurance
Check CDD
Confirm 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.