Colbert Landings. Know what matters before you buy.

The 60-Second Overview

Colbert Landings is the new community on the west side of Colbert Lane just north of State Road 100, roughly 500 single-family homes planned across about 293 acres of land that was annexed into Palm Coast back in 2004 and sat as scrubland for two decades. It is one of the last big developable tracts east of I-95 in this part of Flagler County, and its location is the whole pitch: less than three miles from the Flagler Beach pier, with trail access at the front of the community and a roughly ten-minute bike ride to the sand.

Two national builders are building here. Taylor Morrison, the master developer, offers eight floor plans, the Carlsbad, Antillia, Magdalen, San Blas, Torres, Sanibel, Azores, and Havana, from about $382,990 at roughly 1,764 to 2,921 square feet. Meritage Homes builds its own lineup on the same land, including a Signature Series, and has advertised from the mid-$300s. Phase 1 was final-platted at 248 homes in 2024 and both builders are actively selling.

A ten-minute bike ride to Flagler Beach from a brand-new house is a combination this county has almost never offered at production pricing. The CDD line on the tax bill is the price of admission.

That admission price is the Colbert Landings CDD, the community development district the Palm Coast City Council approved 4-0 on March 7, 2023, the city's fifth. Every parcel pays an annual operations-and-maintenance assessment that floats with the district budget plus a bond debt-service assessment repaying the infrastructure financing. And one more thing the brochures soft-pedal: the approved, future 750-home Coquina Shores community sits immediately west, between this tract and Old Kings Road, which means this quiet corridor has years of construction in its future. We tell you that on day one, not at the closing table.

The Fee Stack: HOA Plus the Colbert Landings CDD

There are two recurring lines to price here, and most buyers only price one. The first is the community HOA: published figures vary by builder, phase, and source, so we treat every advertised number as provisional until the estoppel confirms the current amount and what it includes. The second, and the bigger one over time, is the Colbert Landings CDD assessment, which lands on the property-tax bill as a non-ad-valorem line in two parts. The O&M portion funds district operations and amenity upkeep and is re-set at a public budget hearing every year, so it can move. The debt portion repays the bonds that built the roads, stormwater, and amenity infrastructure and is generally fixed for the bond term.

Because this district was only established in 2023 and the community is early in build-out, the assessment history is short and the early budgets are developer-influenced. That is normal, but it means you should look at the district's adopted budget and assessment methodology, not just this year's number, before assuming the line stays flat. We pull the parcel's TRIM notice and the current district documents on every Colbert Landings deal so the monthly number you budget is the one the tax collector bills.

Two Builders, One Tract

Taylor Morrison is the master developer and brings the broader catalog: eight plans from the 1,764-square-foot Antillia single-story to plans near 2,921 square feet, with the Carlsbad (about 2,113 square feet, 4 bed) anchoring the entry around $382,990 and the top of the range published into the $540s. Meritage Homes competes on the same land with its own plans, including a Signature Series section, and leans hard on energy-efficiency specs, spray-foam insulation and efficiency packaging are core to its pitch, plus aggressive financing incentives; it has advertised below-market rate buydowns and five-figure closing-cost credits on select inventory.

For buyers this is leverage, and most people waste it. The right move is to get both builders' current pricing and incentive sheets the same week, decide which product actually fits, then let the runner-up's number do the negotiating. Two warranty programs, two finish standards, and two contract forms also means the fine print differs more than the brochures do, and both sales offices represent the builder, not you. This is exactly the situation buyer representation exists for, and it costs you nothing extra at a builder's table.

The Beach Math: Why Colbert Lane Is the Point

Strip away the renderings and Colbert Landings is a bet on geography. Colbert Lane is the quiet two-lane running between SR-100 and Palm Coast Parkway along the Intracoastal side of the city, flanked by preserve land and a paved multi-use trail. From the front of the community, it is roughly two miles to SR-100, then over the bridge to the Flagler Beach pier, surf breaks, and the A1A restaurant row, under three miles total, a seven-minute drive or about a ten-minute ride on the trail. Almost everything else new in Flagler County at this price is fifteen to twenty-five minutes from sand.

The same geography explains the price. East-of-I-95 land in Palm Coast is nearly built out, which is why this tract, annexed in 2004, finally moved, and why the approved Coquina Shores plan immediately west will follow it. Scarcity is real here in a way it is not on the US-1 corridor. The honest counterweights: coastal-adjacent addresses can draw firmer insurance pricing, so quote your exact plan early, and SR-100 between I-95 and the bridge is the corridor everyone in south Flagler uses, so summer weekends are not traffic-free. We think the trade is strongly positive for beach-oriented buyers, and irrelevant if you would rather have more house twenty minutes inland.

Amenities: Real Program, Phased Delivery

The plan calls for a clubhouse, a resort-style pool with cabana, pickleball courts, a playground, passive parks, and walking trails, funded through the district, which is part of what your CDD assessment buys. For a roughly 500-home community, that is a legitimate amenity campus, and the trail connection at the front of the community ties into the wider Palm Coast network, which is among the best municipal trail systems in Florida.

The honest caveat is sequencing: in new master plans, amenities deliver on the developer's schedule, not the brochure's, and this community is early in its build-out. Before you contract, confirm exactly which amenities are built and open today versus planned, and get any promised-delivery language in writing. We maintain a current built-versus-planned list for this community and will share it on request, with photos.

Schools

Colbert Landings is all-ages and sits in the south-east quadrant of the Flagler Schools map; assignments in this area have typically run toward Old Kings Elementary, Buddy Taylor Middle, and Flagler Palm Coast High, but with hundreds of homes landing on this corridor, capacity planning makes rezoning a live possibility. Verify the current assignment for your specific lot with Flagler Schools before you contract rather than relying on a portal listing or a sales-office answer. Families comparing against St. Johns County: the ratings gap is real, and so is the price gap for new construction this close to a beach.

More on Living in Colbert Landings

What buyers actually ask us about this corridor:

5 Mistakes Buyers Make in Colbert Landings

The expensive ones, all avoidable:

Which Lots & Views Hold Value Best

Relative resale strength; with ~500 homes building out here and ~750 approved next door, lots whose exposure cannot change are where long-term value concentrates.

What to Check Before You Offer

• Pull the TRIM notice and CDD documents. Both Colbert Landings CDD lines on the exact parcel, O&M and debt, plus the adopted budget's direction.
• Quote both builders the same week. Pricing, rate buydowns, closing credits, and included features, in writing, side by side.
• Confirm built-versus-planned amenities. Contract on what exists; document any delivery promises.
• Quote insurance early. Coastal-adjacent address; your exact plan and elevation, multiple carriers.
• Read the master plan to the west. Coquina Shores changes the long-term context of west-edge lots.
• Inspect new construction anyway. Pre-drywall and final, regardless of builder.
• Walk the lot after rain. New-grade drainage on former scrubland shows its truth within a day.
• Verify school assignments. Corridor growth makes rezoning plausible.

Colbert Landings vs. Comparable Communities

The cross-shops that actually matter for a beach-oriented buyer here:

The verdict: Colbert Landings wins on new-construction value within biking distance of Flagler Beach, full stop. Veranda Bay counters with the Flagler Beach address and a bigger long-range vision at a higher buy-in; Palm Coast Plantation and Grand Haven counter with maturity and established amenities; Tidelands counters on lock-and-leave simplicity. If the beach is the point and the budget is the high $300s to $500s, this is the shortlist, and the right answer is lot-specific math, not brand loyalty.

The Honest Trade-offs

The Colbert Landings Playbook

How we run a purchase here:

• Week one: same-week quotes from Taylor Morrison and Meritage; TRIM notice and CDD budget pulled; built-versus-planned amenity list confirmed; insurance pre-quoted.
• Product pick: plans shortlisted across both builders; efficiency packaging and included features compared on paper, not brochure adjectives.
• Negotiation: the runner-up's number used openly; rate buydowns, lot premiums, and closing costs all in play, especially at quarter-end.
• Contract: the chosen builder's addenda reviewed line by line; inspection rights, delivery dates, and any amenity promises locked in writing.
• Closing: CDD lines re-verified on the closing disclosure; every promised incentive documented against final numbers.

Questions We'd Ask Before Buying Here Ourselves

Six questions that cut to the truth:

• What are both CDD lines on this parcel, this year? And what does the district's adopted budget project as build-out continues?
• What will each builder give me this month, in writing? The only honest price discovery on a two-builder tract.
• Which amenities are open today? Photos, not site plans.
• What does insurance quote on my exact plan at this address? Multiple carriers, before contract week.
• What is the Coquina Shores timeline next door? The west-edge question every lot map should answer.
• Am I early enough for the position to cover the construction years? The pioneer's honest math, with the beach on my side of it.

Colbert Landings May Not Be Right For You If

The honest fit test: