Community Details at a Glance
The Homes
Type
Single-family, multi-builder, multi-era
Builders
KB Home, Seagate, D.R. Horton, Dream Finders
Size
About 1,622 to 3,213 SF, 3 to 5 bedrooms
Status
Building out across phases; new and resale
Costs & Fees
HOA
Reported about $300/quarter (~$100/month)
CDD
None reported community-wide
Gate
Unmanned access gate, not a staffed gatehouse
Confirm
Pull the estoppel and the parcel tax bill
Amenities
Pool
Zero-entry community pool
Clubhouse
Clubhouse with fitness center
Recreation
Basketball court, playground, park, dog park
Setting
774 acres with trails, wetlands, preserve
Location
Area
South Seminole Woods Blvd, Palm Coast 32164
Airport
Adjacent to Flagler Executive Airport
Flagler Beach
~15 to 20 min via SR-100
I-95
Quick access for Daytona and St. Augustine
The Homes & Style
Grand Landings is a 774-acre gated community at the south end of Seminole Woods Boulevard in Palm Coast, approved as a county PUD in 2005 and still building out across phases. The housing stock spans eras, and that is the diligence story. KB Home built the first phase starting around 2008, Seagate added patio homes, and D.R. Horton and Dream Finders have carried recent years, with plans commonly running about 1,622 to 3,213 square feet across 3 to 5 bedrooms.
A 2010 resale and a 2024 build behind the same gate are different products: different roof ages, different code generations, different warranty positions, and, candidly, different build philosophies. Comp within the era, inspect to the era, and if you are weighing new versus resale here, remember the resale comes with blinds, fans, gutters, landscaping, and an established yard the builder's sticker does not include.
Behind one gate sit a dozen-plus years of build eras. The deal is won by comping and inspecting to the specific house's era, and by reading where your street sits against the remaining phases.
Resales generally run from the mid $300s to the $700s. Street selection matters more here than in most communities: where a lot sits relative to remaining construction phases, the airport, and the undecided front commercial parcel drives both livability and resale, so we pull the current plat on every deal.
Living Here
The amenity campus is the full modern checklist: zero-entry pool, clubhouse, fitness center, basketball court, playground, park, dog park, and walking trails, threaded through 774 acres that include wetlands and preserve. It is right-sized rather than resort-scale, which is precisely how it stays funded at roughly $100 a month. The gate is an access gate, not a staffed gatehouse; price it as traffic filtering and privacy, not as a security service.
The honest variable here is the airport. Grand Landings sits immediately south of Flagler Executive Airport, whose main runway runs east-west; city officials have said planes do not really fly over the development, and many residents report little more than background hum, but touch-and-go flight training is an ongoing county issue in the wider area, and FAA rules mean it continues. The right move is to tour your specific street during weekday training hours and judge it yourself. Flagler Beach is roughly 15 to 20 minutes via SR-100, and I-95 puts Daytona and St. Augustine within an easy reach.
How bad is the airport noise, really?
It varies by street and by day. The runway runs east-west and the community sits south of the field, so many residents report little more than background hum, while training-pattern days are louder on some streets. FAA rules mean training continues, so tour during weekday training hours and judge your specific street.
Is the gate staffed?
No, it is an unmanned access gate. It filters pass-through traffic and adds privacy, but it is not a guarded entrance. Price the difference accordingly.
Are short-term rentals allowed?
Community covenants and Palm Coast city rules both apply, and gated communities typically restrict short-term rentals. If rental flexibility matters, have the current covenants verified in writing, and confirm in the estoppel, before you offer.
Before You Offer
A multi-era, still-building gated community rewards a specific diligence routine. We run all of these on every deal.
- Tour during flight-training hours — visit your specific street on a weekday when training is active before you offer.
- Order the estoppel early — confirm the current HOA amount, inclusions, budget, and reserves during your contract period.
- Pull the parcel tax bill — verify there is no CDD or non-ad-valorem assessment on the actual bill, even though none is reported community-wide.
- Review the plat and development order — check where your lot sits against remaining phases and the undecided front commercial parcel.
- Inspect to the builder era — roof age, code generation, and systems differ sharply between a 2010 resale and a 2024 build.
- Flood and insurance — confirm the FEMA flood zone and a current insurance quote for the specific home.
- Internet service — verify wired broadband at the address if you work from home.
Grand Landings is a street-selection community. The fee profile is a genuine edge, no CDD and roughly $100 a month for a full amenity set, but behind the gate you are choosing among a dozen-plus build eras, and the airport and the remaining phases make where your lot sits matter more than the headline price.
Our job is to comp and inspect to the specific house's era, pull the current plat against your lot, confirm the fee picture in the estoppel, and read the airport honestly for your street. On a patient market that has run near 116 days, that diligence is the leverage.
Comparisons
Grand Landings competes with the other gated, no-CDD options in south Palm Coast. Each is a different trade-off on age, fees, and amenity depth.
| Community | The trade-off |
|---|---|
| Seminole Trace | Younger, one builder, a much lower HOA near $33/month with a villa option and lower entry price, but a thinner amenity set and US-1 corridor construction. |
| Grand Haven | Larger, guard-gated, golf and Intracoastal amenities at a higher price and a CDD on the tax bill; a step up in lifestyle and carrying cost. |
| Cypress Knoll | Established non-gated Palm Coast living with lower fees and no amenity campus; trade the gate and pool for a lower carrying cost. |
The verdict: if you want a fuller amenity set behind a gate at a no-CDD, roughly $100-a-month cost, Grand Landings is the value play, provided you select the street and read the airport. If you want the lowest fees or a guard-gated golf lifestyle, the peers above are the right field, and we will run the full monthly cost on each.
Who It Fits
Grand Landings fits if you want
- A full amenity set, pool, clubhouse, fitness, trails, behind a gate at a no-CDD, roughly $100-a-month cost.
- A choice of new construction or resale, with builders active across phases.
- A south Palm Coast base close to Flagler Beach, I-95, and SR-100.
- A patient buyer's market where diligence and street selection are real leverage.
Consider elsewhere if you want
- The lowest possible HOA, where Seminole Trace and non-gated options win.
- A guard-gated, golf-and-Intracoastal lifestyle, where Grand Haven is the field.
- Zero airport presence; touch-and-go training is a permanent condition of the area.
- A finished, fully built-out community with no remaining construction phases.
