The 60-Second Overview
MOSAIC is the LPGA corridor's all-ages, new-construction answer. Opened in 2018 and built primarily by ICI Homes, the company Mori Hosseini founded in Daytona Beach in 1979 as Intervest Construction, Inc., it is by design a community from people who grew up building in this market, not a national tract builder transplanting a cookie-cutter template. Over 140 communities and more than 10,000 homes later, ICI Homes is still headquartered here, and the corporate DNA shows in the customization: buyers can move walls, reconfigure plans, and genuinely personalize a new home rather than choosing from a laminate deck.
The community sits off LPGA Boulevard in ZIP 32124, on Daytona Beach's booming west side, with I-95 less than five minutes away and Tanger Outlets, Tomoka Town Center, and a Buc-ee's under construction all within two miles. Latitude Margaritaville, the nationally marketed 55-plus lifestyle brand, shares the same boulevard and much of the same amenity marketing, which makes the comparison inevitable: MOSAIC is not age-restricted, carries no CDD, and costs meaningfully less to own each month. That is the structural story this guide is built around.
Adley Homes also builds inside the community, offering townhome and single-family product that extends the entry price into the mid-$300,000s, one of the few ways in 2026 to buy new construction in a master plan at that price point in Volusia County. Between the two builders, the price range runs from townhomes to Elite Series pool homes that have traded resale above $770,000.
A no-CDD master plan built by Daytona's own builder, steps from one of Florida's fastest-growing retail corridors, is not a coincidence. It is the LPGA story playing out in residential form.
The fee structure: no CDD is the centerpiece
Most Florida master-planned communities that offer resort amenities finance them with a Community Development District: a government taxing body that issues bonds to fund the pool, the clubhouse, the fitness center, the roads, and the gates, then collects those bonds back from every homeowner on the property tax bill for 20-plus years. At Grand Haven in Palm Coast, the CDD runs about $3,153 per year. At Latitude Margaritaville next door on LPGA Boulevard, the CDD is stacked on top of an HOA in the $340-$380-plus per month range. At MOSAIC, based on available third-party records and community listings, there is no CDD.
What that means in practice: the Mosaic Property Owners Association, established February 2018 and active in Volusia County, funds the amenity campus and community operations through a single HOA that third-party sources have reported in a range of approximately $100 to $120 per month. Confirm the exact current assessment, what it covers, and whether any sub-association applies to your specific product directly with the association during due diligence. Do not rely on listing descriptions for fee amounts.
Club Mosaic: resort amenities, no CDD required
Club Mosaic is the resident amenity hub, and it punches well above the HOA fee that funds it. The campus centers on two resort-style swimming pools: a larger family pool and a separate adult pool, both framed by the community's lush landscaping. The fitness center is outfitted with cardiovascular machines, free weights, weight machines, and exercise areas, a full complement rather than the token treadmill-and-bench setup common in communities at this HOA price point.
The social infrastructure is where MOSAIC differentiates from a typical suburban subdivision. A covered bandshell amphitheater overlooks a wide event lawn, rigged for power and lighting so it hosts live music, movies, educational workshops, and community events in the evenings as easily as in the daytime. Fire pits with Adirondack chairs and white porch swings under pergolas create the kind of informal gathering space that actually gets used rather than photographed for a brochure.
Lake Mosaic anchors the outdoor experience. The lake is stocked for fishing, with a boardwalk and dock giving residents direct waterside access. The lakeside lounging area and the fire-pit circle combine for one of the more genuinely pleasant outdoor social spaces in any Volusia master plan. Walking and running trails, pocket parks, a playground, and community-wide WiFi complete the picture. The community is actively programming activities through a residents club, which matters for building the social fabric that a new master plan needs years to develop.
Home types: two builders, one address
MOSAIC's product range runs wider than the marketing often suggests. ICI Homes anchors the community with two series. The Classic Series uses 50-foot-wide lots and offers plans from roughly 1,650 to around 2,400 square feet, three to four bedrooms, one story; the Fontana ($440,900 base), Avery ($448,900 base), Santa Maria, Oakland, and Serena plans lead this tier. The Elite Series uses 60-foot-wide lots and steps up to larger floor plans, including two-story options that reach 3,200-3,600 square feet; plans include the Davenport, Brooklyn, Costa Mesa, Juliette II, South Bay, and Arcadia. Elite Series base prices run from approximately $514,900 to $744,900-plus, with lot premiums and upgrade packages adding cost on top.
The key customization reality: ICI Homes genuinely lets buyers move walls, reconfigure layouts, and personalize finishes, which is a substantive claim in an industry where customization usually means picking a countertop package. Buyers who want that experience need to engage early in the process before a spec or quick-move-in home fills the lot they want.
Adley Homes provides the community's townhome and lower-entry single-family product, with prices starting in the mid-$300,000s. Jamie Adley brings over 35 years of Volusia County building experience, including communities at Pelican Bay, Cypress Head, and Ormond Lakes, so this is not speculative product. Adley buyers should verify any sub-association dues that stack on the master HOA and understand the HOA structure specific to their product type.
The LPGA corridor: growth at your doorstep
The LPGA Boulevard corridor is one of Florida's most active commercial growth strips, and MOSAIC residents are at the center of it. Since 2015 the corridor has added three major shopping centers (Tanger Outlets, Tomoka Town Center, and Latitude Landings), regional distribution for Trader Joe's and B. Braun, an Amazon last-mile delivery station, Sam's Club, and more than 900 luxury apartment units across three complexes. The corridor has also welcomed more than 1,000 new residential units in master-planned subdivisions.
The next major addition is Buc-ee's, under construction at the I-95/LPGA Boulevard interchange. At 53,000 square feet of travel convenience center with 120 fuel pumps, it will be the largest gas station in Florida when it opens, a reliable traffic-and-retail anchor. The Commons at LPGA, a mixed-use development running along LPGA Boulevard south of Daytona Stadium, is targeted for completion by end of 2026. For MOSAIC homeowners, this corridor growth translates to walkable and short-drive retail, expanding dining options, and employment density that adds to the community's long-term desirability and value story.
One Daytona, the 100-acre mixed-use development at the foot of Daytona International Speedway, is about eight to ten minutes east, adding dining, entertainment, a Cobb Theatre, and an Oasis hotel. The Speedway itself hosts events across much of the year, and its proximity is a lifestyle amenity for motorsport fans and a note-to-self for anyone who values quiet weekends during race events in February and July.
Schools: eyes open, verify for your address
MOSAIC is an all-ages community, and the school question deserves the same honest treatment we give every guide. The west Daytona Beach feeder pattern has historically assigned MOSAIC addresses to Champion Elementary (GreatSchools 3/10), David C. Hinson Sr. Middle School (GreatSchools 5/10), and Mainland High School (GreatSchools 4/10). These ratings are below Florida state averages at the elementary and high school levels, average at middle. Hinson Sr. has a Gifted and Talented program and a Project Lead The Way curriculum that some families value specifically.
Volusia County Schools rezones periodically, and charter and private school options in the broader Daytona Beach area provide alternatives that some MOSAIC families actively use. If school quality is a primary factor in your purchase decision, confirm the current assignment with Volusia County Schools for the specific address you are buying, research the alternatives available, and talk to current MOSAIC residents with school-age children about how they are navigating it. The large retiree and remote-worker contingent in the community means the school question is less central here than in a traditional family suburb, but it deserves serious homework if it is central to your family.
What living here is actually like
Day to day, MOSAIC lives like a well-landscaped new suburb with a resort campus at its center: morning runs on the trails, weekend afternoons at the adult pool, summer concerts on the event lawn, and evenings at the fire pit. The corridor gives you Tanger, Publix, restaurants, and a Sam's Club within a few minutes. Beach days require a fifteen-to-twenty-minute drive, but there is no bridge traffic like the coast communities deal with.
Who actually lives here?
A genuinely mixed community: ICI has marketed MOSAIC as multigenerational since opening, and the all-ages positioning is real. You will find young families drawn by new construction and the corridor amenities, remote workers who wanted a Florida base without a 55-plus gate, and retirees who wanted the ICI Homes quality without the Latitude Margaritaville age requirement. The range is broader than most master plans of comparable size.
How are the restaurants and retail nearby?
Tanger Outlets and Tomoka Town Center cover most retail needs within two miles. One Daytona has dining and entertainment eight to ten minutes east. The corridor is growing fast enough that the restaurant and retail picture in 2026 is materially better than it was in 2022, and the Buc-ee's and Commons at LPGA additions will add more. For a sit-down restaurant scene, downtown Daytona and the beachside are a fifteen-to-twenty-minute drive.
What about the Speedway?
The Daytona International Speedway is about seven miles east. For racing fans, that is a lifestyle amenity. For everyone else, Daytona 500 weekend in February and the summer Firecracker events bring traffic and noise to the corridor. It is worth a reconnaissance visit during a race weekend before you buy if a quiet neighborhood is important to you.
Is it quiet day to day?
Yes, inside the community. The LPGA Boulevard corridor is active and occasionally noisy near the intersection with I-95, and construction noise is a reality in active building phases. Interior streets and homes backing pocket parks or the lake have meaningfully different ambient noise profiles than perimeter locations near LPGA. Walk the specific street at different times of day before you finalize.
Five costly mistakes MOSAIC buyers make
We have watched buyers make every one of these. They are all avoidable with preparation.
Using the builder's contract without a buyer's agent
ICI Homes and Adley Homes are excellent builders, but their sales team represents them. A buyer's agent reviews the contract for buyer protections, negotiates lot premiums and closing contributions, and flags upgrade decisions that add resale value versus ones that do not. It costs you nothing and protects everything.
Not verifying the fee structure on the specific parcel
The no-CDD story is real at the community level, but always confirm on the TRIM notice and tax records for the specific address. Sub-association dues for Adley product can stack on the master HOA. Get the full fee picture before you write a check.
Buying a base price without pricing the pool
Top resale comps in MOSAIC are pool homes. If you want a pool, price it into the builder contract upfront rather than retrofitting it later. Pool installation costs and lot constraints after construction add complexity and cost.
Not visiting during a race weekend
The Speedway is seven miles east. Daytona 500 weekend and summer race events bring corridor traffic and noise that a typical Saturday visit will not reveal. If race-week conditions matter to your lifestyle, schedule a reconnaissance visit during an event.
Comparing to Latitude Margaritaville without running the real monthly cost
Latitude Margaritaville HOA plus CDD can run several hundred dollars a month more than MOSAIC's HOA alone. If you or a household member qualify as 55-plus and are cross-shopping, run the actual monthly cost side by side with us before deciding. The lifestyle differences are real; so is the cost difference.
Lots & product mix
Lot width is the durable value driver here.
The jump from a Classic Series 50-foot lot to an Elite Series 60-foot lot is not just about square footage: it changes the setback, the pool options, the garage configuration, and ultimately the resale ceiling. The top transactions above $700,000 in MOSAIC have been Elite-tier or pool-upgraded homes; the Classic tier ceiling is lower. Understand which lot you are buying before you negotiate the house on top of it.
The MOSAIC buyer checklist
- HOA verification. Confirm the current master HOA amount, what it covers, and the payment schedule in writing from the association, not from a listing.
- CDD and tax bill check. Confirm no CDD appears on the TRIM notice and tax records for the specific parcel before you close.
- Sub-association check. Adley townhome buyers should verify any sub-association dues stacked on the master HOA and what the sub-association covers.
- Builder contract review. Have your buyer's agent review the ICI or Adley contract before you sign; focus on the warranty, change-order process, and closing-cost contributions.
- Pool decision upfront. If you want a pool, price it into the builder contract now, not as an afterthought after framing starts.
- Lot premium comparison. Get the lot premium sheet from the builder and compare lake-facing and park-facing lots against the resale premium they have historically commanded.
- School zoning confirmation. Confirm current school assignment with Volusia County Schools for the specific address if schools are a decision factor.
- Race-weekend visit. If corridor noise and traffic during Speedway events matters, visit during Daytona 500 weekend or a summer race before you commit.
MOSAIC is the community that benefits most from an honest second opinion before you sign with the builder's sales office. ICI Homes builds a genuinely good product, and the no-CDD structure and corridor growth are real advantages. But the builder's job is to sell you the house and the upgrades, not to walk you through the lot-premium math, the sub-association landscape, or how the monthly cost compares to what Latitude Margaritaville actually runs per month.
Our job is the part that protects you: the fee verification, the builder contract review, the resale comp analysis by lot type, the upgrade decisions that hold value versus the ones that photograph well in the model. That is what we mean by representing you, not the seller.
MOSAIC vs. the alternatives
Most MOSAIC shoppers are cross-shopping the LPGA corridor or the wider Volusia-Flagler market. The honest comparison:
| Community | Entry price | The trade |
|---|---|---|
| LPGA International | ~$350K+ | Established golf community one mile east; older homes but mature landscaping and a private club option; CDD applies on some sections |
| Latitude Margaritaville | ~$300K+ | 55-plus restriction, HOA plus CDD, larger lifestyle campus, beach shuttle; costs meaningfully more per month to carry than MOSAIC |
| Halifax Plantation | ~$300K+ | North Volusia golf and nature community in Ormond Beach; quieter, less corridor activity; no national master-plan branding |
| Plantation Bay | ~$350K+ | Flagler County golf and tennis community; larger lots, gated, less retail density; longer drive to Daytona proper |
| Grand Haven | ~$300K+ | Palm Coast's Intracoastal flagship with Nicklaus golf; CDD runs ~$3,153/yr; 40-plus minutes south |
| MOSAIC | From mid-$300s (Adley) From $440,900 (ICI) | No CDD, new construction from Daytona's hometown builder, all ages, resort amenities, LPGA corridor growth at the doorstep |
The verdict: for buyers who want new construction in a master plan with resort amenities and the lowest monthly fee load on the LPGA corridor, MOSAIC is the structurally advantaged address. What it costs you is a lower current school rating than some competitors and no on-site golf course. Decide which trade matters to your plan before you shop.
Pros & cons, no varnish
Pros
- No CDD: HOA-only fee structure runs approximately $100-$120/month (verify current amount)
- New construction from a hometown builder with 45-plus years of Volusia track record
- All-ages community with no 55-plus gate; genuinely multigenerational
- Two resort pools, Club Mosaic fitness, event lawn, fishing lake, trails
- LPGA corridor growth: Tanger, Tomoka, Buc-ee's, Commons at LPGA all within minutes
- Wide price range from mid-$300s townhomes to $744,900-plus Elite Series estates
Cons
- School feeder ratings are below Florida state averages at elementary and high school level
- Still under active construction in some phases: expect construction traffic and noise in those areas
- No on-site golf course or private beach club; Latitude Margaritaville has both (for 55-plus buyers)
- Speedway proximity means race-week corridor traffic a few times per year
- Resale supply is thin: buyer selection is mostly new construction at builder prices
- No guard gate; MOSAIC is not a gated community
The offer playbook
How we run a MOSAIC purchase, new construction or resale, in order:
- Clarify new versus resale first. The strategy is fundamentally different: builder negotiation on incentives, lot premiums, and upgrades versus traditional resale negotiation against comps.
- Verify the full fee stack before signing anything. HOA current amount, sub-association if applicable, and CDD confirmation on the specific parcel TRIM notice.
- Pool decision before framing. If a pool is in your future, price and contract it now; retrofitting is expensive and sometimes constrained by setbacks.
- Request the lot premium sheet and map it against resale comps. Lake-facing and park-facing lots command resale premiums; confirm whether the builder is pricing that correctly relative to comparable closed sales.
- Builder contract review inside the rescission window. Florida gives new-construction buyers statutory rescission rights; we use that window to read the warranty, change-order process, and closing-cost contribution terms before you are committed.
Questions we ask before you offer
The six questions that surface what the model-home visit will not:
- What is the current master HOA assessment and what exactly does it cover?
- Does this specific lot or product type carry a sub-association, and what are its dues and reserves?
- Can you confirm no CDD appears on the TRIM notice for this parcel?
- Is this lot Classic 50-foot or Elite 60-foot, and what is the specific lot premium versus the resale data for that lot type?
- What builder incentives, closing-cost contributions, or rate buydowns are currently available on this specific home?
- What are the current leasing and short-term rental rules, and do they match our future plans for this home?
Is MOSAIC for you?
No community fits everyone, and we would rather lose you to the right address than sell you the wrong one.
Consider elsewhere if you want
- A guard-gated community with staffed entry
- An on-site golf course or golf community membership
- A 55-plus lifestyle campus (Latitude Margaritaville is next door)
- Highly rated school feeder pattern as a primary driver
- Full quiet from Speedway-area events year-round
- A mostly built-out neighborhood with mature landscaping throughout
MOSAIC fits if you want
- New construction from Daytona's hometown builder with real customization
- No CDD bond on the tax bill, just a modest HOA
- All-ages community with resort amenities included in the HOA
- LPGA corridor growth at your doorstep: retail, dining, employment density
- Entry-level new construction in the mid-$300s or a move-up Elite Series estate
- A community building its social fabric in real time rather than managing decline