Community Details at a Glance
The Homes
Scale
227 single-family homes at build-out at the NE corner of Belle Terre and Citation; Phase 1 final-platted at 110 homes April 2024
Builder
Meritage Homes of Florida, selling two lines: the value Classic Series and the larger Signature Series
Sizes
Approved plans roughly 1,695 to 2,340 sq ft, 3 to 4 bedrooms, on 50-to-60-foot lots mostly around 6,000 sq ft
Setting
An infill-adjacent corner in Palm Coast's core grid, with 9 acres of conservation inside the boundary
Costs & Fees
HOA
A community HOA applies; published amounts vary by source and phase, so confirm current dues and inclusions on the estoppel
CDD
None; marketed with no CDD fees, a genuine monthly advantage; verify the parcel TRIM notice all the same
Builder math
Meritage leads with energy-efficiency packaging and aggressive financing incentives; price the incentive sheet, not the sticker
Amenities
Planned program
A cabana and resort-style pool are the advertised community amenities; confirm delivery status and timing on your visit
Efficiency spec
Meritage's standard energy package, spray-foam insulation and efficiency-rated construction, a real operating-cost differentiator
Conservation
9 acres of conservation land inside the community's boundaries
Nearby today
Belle Terre's school corridor, the Town Center retail area, and I-95 minutes east
Location
Corner
Northeast corner of Belle Terre Boulevard and Citation Boulevard
Access
Belle Terre to Palm Coast Pkwy or SR-100; about 15 minutes to Flagler Beach
Context
Surrounded by Palm Coast's established sections, with the Seminole Palms-area new-build cluster south
The Homes & Style
Flagler Village is Meritage Homes' 227-home community at the northeast corner of Belle Terre Boulevard and Citation Boulevard, in the middle of Palm Coast's established grid. The project moved methodically: City Council approval in 2021, the master plan through the planning board in December 2021, infrastructure construction from May 2023, and Phase 1's 110 lots final-platted in April 2024, the step that opened vertical construction. Today it is actively selling.
Meritage sells two lines on the same land. The Classic Series is the value leader, advertised from about $296,990 to the high $340s, one of the cheapest new-home entries in the city's core. The Signature Series is the larger line, with listings published from about $340,990 to the mid $360s, more square footage and spec. Approved plans run roughly 1,695 to 2,340 square feet in 3-4 bedroom one- and two-story configurations, on 50-to-60-foot lots mostly around 6,000 square feet. The honest move is to cross-shop the two series per dollar-per-foot, not per brochure.
This is production building: efficiency-spec construction with the standard Meritage energy package (spray-foam insulation and efficiency-rated systems), compact lots, and a pricing point that undercuts most of the county's new-home market. The trade is production-grade product on compact lots, and the win is a tax bill without a district assessment. With every home new, the variables that move value are the lot (conservation-adjacent and corner lots carry premiums), the series, and the incentive package on any given week.
Living Here
The advertised program is a cabana and resort-style pool, a right-sized amenity for a 227-home community, funded by a right-sized HOA. There is no gate, no clubhouse campus, no lifestyle director, and the pricing reflects that honestly. The 9 acres of internal conservation and the central location, schools, Town Center, and the beach all within 15 minutes, are the real lifestyle assets. Confirm the amenity's delivery status on your visit; completion timing on community pools moves, and we track it.
The geography is the center of the Palm Coast grid: the Belle Terre school corridor runs north-south a couple of minutes away, Palm Coast Town Center retail is about nine minutes east, I-95 at Palm Coast Parkway is roughly ten, AdventHealth Palm Coast is about ten, and the Flagler Beach pier is a straight 15-minute shot east. It is close enough for after-dinner sunsets at the beach, not a walk-to-sand address.
The quiet truth that makes the monthly math work is the missing CDD line. Palm Coast's new-construction median runs in the $350s to $370s while the Classic Series starts under $300K, and against district-financed competitors the no-CDD tax bill is the difference that often wins the payment comparison. The other quiet truth is that the price is the package, not the sticker: Meritage's rate buydowns and closing credits move monthly and concentrate at quarter-end on quick move-in homes.
Before You Offer
Price the package, not the sticker. A $296,990 base with no buydown can cost more monthly than a higher-priced quick move-in with a deep rate incentive. Get the live Meritage price sheet and incentive terms the week you shop, since they change monthly, and run the builder lender's buydown against open-market financing on paper before you commit, in total dollars over your expected hold. The builder incentive is real but not automatically optimal.
New means warrantied, not flawless. Schedule independent pre-drywall and pre-closing inspections, which routinely pay for themselves on production homes, and be lot-sequence aware, since buying early in a phase means living near active construction for a while. Confirm the current HOA dues and inclusions on the estoppel rather than trusting a stale published figure, and verify the parcel's TRIM notice to confirm the no-CDD status for the specific lot.
Flagler County sees flooding in pockets, so pull the FEMA flood designation for the exact lot and get a bindable homeowners and flood quote during your contract period, since Florida coastal insurance has firmed. Internet in Palm Coast is generally Spectrum and AT&T; confirm service at the address if working from home matters. And budget the true property-tax number from the start, since a new-construction home is assessed on the completed value, not the land-only figure you may see early.
Comparisons
Most buyers weighing Flagler Village are cross-shopping the other new-construction options in and around the Palm Coast core, where the real comparison is sticker plus tax bill plus incentive on both sides. Here is the honest shorthand.
| Community | The trade-off |
|---|---|
| Grand Landings | A larger master-planned Palm Coast community with a fuller amenity set and multiple builders; more amenity and scale, but weigh the carrying cost and any district financing against Flagler Village's no-CDD entry. |
| Colbert Landings | Flagler Village wins the entry-tier monthly math (lower entry, no CDD); Colbert Landings wins beach proximity and two-builder competition. Compare sticker plus tax bill plus incentives on both sides. |
| Seminole Palms | The nearby new-build cluster south of the corner; a comparable production-building field where the choice comes down to the specific plan, lot, and the week's incentive sheet. |
The honest verdict: if you want entry new-construction pricing under $300K advertised, no CDD line on the tax bill, and energy-spec construction in the center of the Palm Coast grid, Flagler Village is one of the strongest payment plays in the city. If you want large lots, resort-scale amenities, custom finishes, or a gated setting, the field shifts, and we will run the sticker-plus-tax-bill math against the alternatives the week you shop.
Who It Fits
Flagler Village fits if you want
- Entry new-construction pricing under $300K advertised in the city's core.
- No CDD line on the tax bill, ever, a genuine monthly-payment edge.
- Energy-spec construction that lowers operating costs.
- A central location minutes from schools, Town Center, and I-95.
- Quick move-in inventory and real incentive leverage at quarter-end.
Consider elsewhere if you want
- Large lots; these run compact around 6,000 sq ft.
- Resort-scale amenities; the program is a pool and cabana.
- Custom finishes; this is production building.
- A gated or private setting; it is open and central.
- Beach-walk proximity; the beach is a 15-minute drive.
