About Sam Avanessov
Sam Avanessov is the publisher of First Coast Observer and a licensed Florida real estate professional. He oversees the publication’s operations and coverage of Jacksonville and Northeast Florida. Because his professional work intersects with housing and development, that affiliation is disclosed to readers. First Coast Observer’s articles are based on public records and identified sources and are produced independently of Sam’s real estate clients and business interests.
Stories by Sam Avanessov
Development
Village of New Augustine to Add 92 Affordable Rentals in St. Augustine
St. Johns County's September newsletter highlights a new affordable housing project coming to the city, part of the county's broader effort to address rental supply in one of Florida's fastest-growing markets.
September 1, 2026
Community
115 St. Johns County Businesses Offer Library-Card Discounts in September
The county library system's "Community Connections" campaign returns for Library Card Sign-up Month, linking cardholders with deals at local shops, restaurants, and service providers.
September 1, 2026
Education
St. Johns County Schools Offers Test Drives to Recruit Bus Drivers Sept. 26
The district will let prospective drivers operate a full-size school bus on a test track at the First Coast Technical College Public Safety Campus in St. Augustine, part of an effort to fill persistent vacancies.
September 1, 2026
Real Estate
Florida Realtors push investment strategy at Wealth Building Summit
At Florida Realtors' Wealth Building Summit, industry veterans outlined how agents can use market knowledge to build rental portfolios that generate income beyond commissions.
September 1, 2026
Real Estate
Northeast Florida household budgets squeezed as state sentiment falls sixth month
Consumer confidence across Florida dropped to 67. 4 in August, with residents increasingly hesitant to buy homes, appliances, and furniture as borrowing costs and economic uncertainty strain budgets.
September 1, 2026
Real Estate
Northeast Florida homebuyers face hidden costs beyond list price
Rising HOA fees, insurance and special assessments mean a lower-priced home can cost more each month than a pricier property, a shift that matters across Jacksonville's fast-growing subdivisions.
September 1, 2026
Infrastructure
Palm Coast installs solar panels at four city facilities, eyes $75K in annual savings
The city has equipped two fire stations and two recreation centers with solar arrays expected to generate more than 500,000 kWh per year, with the two fire stations alone projected to cut power costs by $25,000 annually.
September 1, 2026
Education
Julington Creek Elementary Adds VPK Class in St. Johns County
The school's new voluntary pre-kindergarten class expands early-childhood capacity in one of Florida's fastest-growing school districts.
September 1, 2026
Education
St. Johns schools spotlight attendance as fall semester opens
The St. Johns County School District has designated September as Attendance Awareness Month, emphasizing the link between daily attendance and student achievement as families settle into the new academic year.
September 1, 2026
Education
St. Johns school board to vote on support-staff contract Sept. 1
The board will consider a collective bargaining agreement with the union representing bus drivers, cafeteria workers, custodians, and other non-instructional employees for the 2026-2027 school year.
September 1, 2026
Real Estate
Oviedo ZIP code tops Florida's hottest real-estate markets in 2026
The Seminole County community led the state in buyer demand during the first half of the year, with homes attracting more than twice the national average for listing views and selling in 51 days at a median price of $695,000.
September 1, 2026
Real Estate
Florida ranks No. 10 nationally as Northeast Florida growth accelerates
A new WalletHub analysis placed Florida in the top 10 states to live in, driven by quality of life and safety rankings—factors that continue to draw thousands of new residents to the Jacksonville region each year.
September 1, 2026
Real Estate
Northeast Florida condo owners can claim up to $500 impact-window tax refund
The state clarified that individually owned condos with homestead exemptions qualify for sales tax refunds on hurricane-resistant windows and doors, even when associations make the purchase.
September 1, 2026
Governance
St. Augustine consolidates event rules, sets new fees for public spaces
A new manual approved by the City Commission establishes unified policies for events at Francis Field, the Plaza gazebo, and on city streets, with updated fees and block-out periods taking effect October 1.
September 1, 2026
Government
St. Augustine sets budget hearings with proposed fire-fee increase
The city's annual budget process enters its final stretch with public hearings scheduled for early September, including a proposed increase to the fire assessment fee that appears on all property owners' bills.
September 1, 2026
Infrastructure
Palm Coast closes Wheeling Lane for three days to replace stormwater pipes
The city will detour traffic around a segment of the residential street from Sept. 1–3 while crews repair underground drainage infrastructure postponed from last week.
September 1, 2026
Public Event
Nassau County to Mark 9/11 Anniversary at Sheriff's Office Ceremony
The Nassau County Sheriff's Office will host a remembrance ceremony on September 11 marking the 25th anniversary of the attacks, with county commissioners expected to attend.
September 1, 2026
Infrastructure
Palm Coast to Close Westmar Place Cul-de-Sac for Storm Drain Repairs
The three-week project will replace underground stormwater infrastructure in the Flagler County neighborhood, with work scheduled weekdays through mid-September.
September 1, 2026
Local Government
St. Johns County to hold budget hearings Sept. 3 and 15
The Board of County Commissioners will consider the fiscal 2027 budget and millage rates at two public meetings, with the spending plan taking effect Oct. 1.
September 1, 2026
Development
Code enforcement case cancelled for Callahan property on Holiday Drive
A scheduled Nassau County code enforcement hearing for a property on Holiday Drive in Callahan has been cancelled, though the county has not disclosed the reason for the cancellation.
September 1, 2026
Infrastructure
Edgewater Drive in Palm Coast to close for stormwater repairs
A weeklong closure beginning August 31 will allow crews to replace underground stormwater pipes, with detours routing traffic through nearby residential streets.
September 1, 2026
Infrastructure
Nassau County seeks contractor for SR 200 median landscaping
The county will open bids Sept. 9 for a multi-year contract to maintain plantings and irrigation along one of Nassau's busiest commercial corridors.
September 1, 2026
Government
St. Johns County offices closed Sept. 7 for Labor Day
County offices, libraries, and constitutional offices will observe the federal holiday, but garbage collection and transfer stations will operate as usual.
September 1, 2026
Real Estate
Northeast Florida agents debate 'real estate professional' terminology shift
National coach urges practitioners to drop 'agent' and 'salesperson' in favor of language that emphasizes licensing, legal duties, and expertise — a shift that could reshape how buyers and sellers across Jacksonville and the First Coast view the transaction process.
August 27, 2026
School Safety
Nearly 4,000 School Bus Citations in Jacksonville Since August 10
Duval County Public Schools released video of a near-miss on North Jefferson Street as officials warn drivers about stop-arm violations captured by new bus cameras.
August 27, 2026
Real Estate
Jacksonville real estate agents urged to embrace video marketing
At the Florida Realtors Convention, marketing coach Kim Rittberg told agents that smartphone videos showcasing expertise and personality can build trust and convert viewers into clients—even when they never like or comment.
August 27, 2026
Real Estate
Mortgage rates rise to 6. 66%, cooling Northeast Florida homebuying
Higher borrowing costs return to four-week highs, adding financial pressure on buyers in one of the state's hottest housing markets and threatening to further slow sales across the region.
August 27, 2026
Education
St. Johns County teacher contract ratified with 95% approval
The 2026–2027 agreement between St. Johns County School District and the St. Johns Education Association covers educators in one of Florida's fastest-growing and highest-rated school systems.
August 27, 2026
Infrastructure
Fire Station 48 opens on Blount Island with federal military grant
The relocated and modernized Jacksonville Fire and Rescue station is more than triple the size of the original 1978 facility and now sits outside the port's security perimeter for faster emergency response.
August 27, 2026
Real Estate
Adding a Child to Your Deed? Florida Homeowners Warned of Hidden Risks
A common estate-planning shortcut can expose homeowners to creditor claims, loss of control, and unexpected tax bills—prompting experts to recommend safer alternatives for Northeast Florida families.
August 27, 2026