New-construction master-planned community · Palm Coast, Flagler County · ZIP 32164
A non-gated Palm Coast master plan with a CDD-owned amenity campus, five builders, and concrete to show.
Open master plan, ~711 homesFour-acre amenity campusFive builders, new construction
Live Market Pulse
50/100 Momentum
Buyer-Leaning Market (limited data)
A builder-active master-plan market where the builder, the plan, the lot, and the all-in monthly with the CDD set value; the phase you buy in shapes the construction experience.
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Unlock Off-Market Seminole Palms
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
Built fromLive DBAAR data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseDBAAR
$848K
Median Price
0mo
Supply
24days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon's Current Read
"Seminole Palms is a new-construction master-plan play in fast-growing Palm Coast: an open, non-gated community of roughly 711 homes across five builders, with a four-acre amenity campus that actually opened in spring 2026 rather than living on a rendering. The read on any home is the builder and plan, the lot, the release phase, and the all-in monthly with the HOA and the CDD, not just the base price. The amenity center is CDD-owned, so the CDD is the carrying-cost question. Flagler's rapid growth and road investment are the tailwind; the construction phase is the near-term watch item."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Seminole Palms is an open, non-gated master-planned community in Palm Coast, ZIP 32164, Flagler County, planned for roughly 711 homes across five builders on the Seminole Woods upland, inland of the Intracoastal.
Unlike pre-construction communities that sell renderings, Seminole Palms can sell concrete: its four-acre amenity campus opened in spring 2026, with a grand-opening showcase that summer. The amenity center is CDD-owned, legally owned by the community development district, which is the structure funding it.
The read on any home is the builder and plan, the lot, the release phase, and the all-in monthly with the HOA and the CDD on the tax bill, not just the base price. With five builders releasing phases, the construction experience varies enormously by street, so the phase you buy in matters.
The value is a new-construction Palm Coast home with a real, open amenity campus, riding Flagler's rapid growth. The watch items are the CDD carrying cost, the construction phase, and how much new supply the corridor keeps adding.
Quick Match
Who Seminole Palms is best for.
Best for
Buyers who want new construction with a real, open amenity campus
Buyers who want builder and plan choice across five builders
Commuters who want Palm Coast and I-95 access
Buyers comfortable buying during an active build-out
Probably not for
Buyers who want a gated, low-density enclave
Buyers who want the lowest carrying cost (note the CDD)
Buyers who want an established, fully built-out neighborhood
Buyers who want an oceanfront or downtown address
Market Pulse
How Seminole Palms is performing right now
50/100 momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
24Median days on marketdays
0 : 1Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
+0%Asking vs recent sold $/sqftroom to negotiate
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from DBAAR, as of June 13, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Seminole Palms listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in Seminole Palms buys, holds, and resells. See the five factors.
Homes For Sale Right Now in Seminole Palms
Live MLS inventory for Seminole Palms. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
Seminole Palms (no CDD)$0/yr
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Schools
15-Second Take
Flagler County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby
Seminole Palms is served by Flagler County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
What is actually shaping value around Seminole Palms: Palm Coast's rapid growth, major road investment, and new retail along SR-100, against a master plan with a real, open amenity campus. The development items are sourced and linked.
Recent Developments in Seminole Palms
Development Intelligence
Our read on what is being built around Seminole Palms, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishStrong in-migration and infrastructure investment point demand up; the watch items are the CDD carrying cost and the construction phase.
Flagler among Florida's fastest-growing counties
2025
BullishMajor impact
SignificanceRadius: County
Rapid in-migration, concentrated in Palm Coast, broadens the buyer base for new master plans.
Palm Coast road infrastructure investment
2025
BullishNotable impact
SignificanceRadius: City
A multi-year, roughly $229 million road program improves access across the growing city.
Amenity campus open and real
2026
BullishMajor impact
SignificanceRadius: Community
The four-acre CDD-owned amenity campus opened in spring 2026, a real differentiator versus rendering-only communities.
Five-builder choice
Ongoing
BullishNotable impact
SignificanceRadius: Community
Five builders releasing phases give buyers price, plan, and feature choice.
CDD-owned amenities
Ongoing
NeutralMajor impact
SignificanceRadius: Community
The CDD owns and funds the amenity campus; the assessment is the carrying-cost question.
Active construction phase
Ongoing
NeutralNotable impact
SignificanceRadius: Community
With phases still releasing, construction traffic varies by street; the phase you buy in matters.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Seminole Palms, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
April 2025
Growth
Developer reveals 22,000-home western Palm Coast expansion
Raydient presented a master plan for a 22,000-home development west of US-1 that would nearly double Palm Coast's population over decades. Why it matters: Large planned growth signals sustained long-term demand across Palm Coast. Source
June 2025
Growth
Flagler among Florida's fastest-growing counties
Census reporting showed Flagler County growing rapidly, with roughly 25,000 new residents between 2020 and 2025, concentrated in Palm Coast. Why it matters: Strong in-migration broadens the buyer base for new master plans like Seminole Palms. Source
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Strategy
The Seminole Palms buying strategy.
If we were buying in Seminole Palms, this is the order of operations we would run, and the one we run for our clients.
1
Compare the five builders on price, plan, and standard features before you commit.
2
Stack the all-in monthly: the HOA plus the CDD on the tax bill.
3
Pick the phase deliberately, since the construction experience varies enormously by street.
4
Choose the lot, preserve, water, and quiet positions resell best.
5
Verify the flood zone and insurance on the Seminole Woods upland.
The Quick Decision
Best Buy
A well-priced home from a strong builder on a preserve or water lot in a settled phase
Biggest Risk
Underbudgeting the CDD, or buying in the heart of an active construction phase
Best Lot
Preserve, water, or a quiet interior lot over a spine-road position
Smart Timing
Buy while incentives are available; weigh the construction phase and the CDD
Deep-Dive Intelligence
The full read, only if you want it.
The takeaway
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Community Details at a Glance
The Homes
Product
New-construction single-family homes across five builders, planned for roughly 711 homes
Setting
Open, non-gated master plan on the Seminole Woods upland, inland of the Intracoastal
Amenities
A four-acre CDD-owned amenity campus that opened in spring 2026
Status
Builder-active; phases still releasing
Costs & Fees
HOA
Covers common areas; confirm the amount and scope
CDD
CDD owns and funds the amenity campus; verify the parcel assessment
Taxes
Flagler County millage plus the CDD line; budget the all-in
Amenities
Amenity campus
Four-acre CDD-owned campus, opened spring 2026
Builder choice
Five builders with price, plan, and feature options
New construction
Built to current Florida wind code
Growth
In one of Florida's fastest-growing counties
Location
Setting
Palm Coast, Flagler County, ZIP 32164, Seminole Woods upland
I-95
Quick access via the Palm Coast corridors
SR-100 retail
A short drive to the main shopping corridor
Flagler Beach
About 20 to 25 minutes to the Atlantic
The Homes & Style
Seminole Palms is new-construction single-family homes from five builders, planned toward roughly 711 homes, built to current Florida wind code with engineered, modern systems. Plans, prices, and standard features vary by builder, so the first decision is which builder and plan fit your budget and taste.
Because the community is still building out, the lot and the phase matter as much as the plan. Preserve and water lots on quieter streets command and hold a premium, and a settled phase reduces the construction-experience risk. On a to-be-built home, the lot premium and design-studio selections push the final price above the base, so build both into your number.
Living Here
Daily life centers on the four-acre amenity campus that opened in spring 2026, a real, open gathering and recreation hub rather than a promised one, owned and funded through the community development district. The community is open and non-gated, with public-feeling streets.
The location is practical Palm Coast: minutes to the SR-100 retail corridor and I-95, about twenty to twenty-five minutes to Flagler Beach, and inland of the Intracoastal on the Seminole Woods upland, which shapes the flood and insurance picture. New construction to current wind code helps on insurance, but verify the quote for the specific home.
Before You Offer
In a five-builder, still-building master plan, the diligence is the builder, the fees, and the phase:
Compare the five builders on price, plan, standard features, and warranty.
Stack the all-in monthly: the HOA plus the CDD that owns the amenity campus.
Pick the phase deliberately, since construction traffic varies enormously by street.
Choose the lot, preserve and water positions resell best; check drainage.
Verify the flood zone and insurance on the Seminole Woods upland.
Get the builder base price, incentives, lot premium, and studio costs in writing.
Verify the school assignment by address with the Flagler County district.
How Seminole Palms Compares
The realistic cross-shop is other Palm Coast new-construction communities:
An age-restricted alternative for buyers who want 55-plus.
Seminole Palms wins on a real, open amenity campus and five-builder choice in fast-growing Palm Coast. It concedes a gate and the lowest carrying cost, since the amenity campus is CDD-funded. If you want a gated, no-CDD community, compare Seminole Trace and price the all-in monthly side by side.
Who It Fits
Seminole Palms fits if you want
New construction with a real, open amenity campus
Builder and plan choice across five builders
Palm Coast and I-95 access
A position in a fast-growing market
A modern home to current wind code
Consider elsewhere if you want
A gated, low-density enclave
The lowest carrying cost (note the CDD)
An established, fully built-out neighborhood
An oceanfront or downtown address
To avoid an active construction phase
Seminole Palms Homes For Sale
What your money buys in Seminole Palms.
The takeaway
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Seminole Palms today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The Value Entry
The smallest plans and earliest-phase homes from the value builders, the most attainable way in, where lot and incentives drive the spread.
Lowest entry
The Core
The mid-size single-family plans on standard lots, the heart of the community's pricing.
Most inventory
The Top
The largest plans on preserve or water lots with upgrades, which command the top of the community.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
The Value Entry
The smallest plans and earliest-phase homes from the value builders, the most attainable way in, where lot and incentives drive the spread.
The Core
The mid-size single-family plans on standard lots, the heart of the community's pricing.
The Top
The largest plans on preserve or water lots with upgrades, which command the top of the community.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Operator Intelligence
Renovation & Resale Intelligence
The factors that actually move value in Seminole Palms, condition, lot, and the renovation math, read from current listings and recent sales.
15-Second Take
Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay
Proprietary Data
The renovation premium.
Renovated-listing inventory in Seminole Palms is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
Lot Value
The lot premium.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Operator Note
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Resale Strength Scorecard
How well Seminole Palms holds value.
Our read on the factors that protect resale here, and the one to manage.
Real, open four-acre amenity campusStrong
New construction in fast-growing Palm CoastStrong
Builder and plan choice across five buildersPositive
First Coast and Flagler growthPositive
CDD carrying cost and construction phaseManage it
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
Operator Note
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
5 Mistakes Buyers Make in Seminole Palms
15-Second Take
Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1
Calling the listing agent
The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2
Misjudging the renovation math
A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3
Overpaying for an interior lot
A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4
Underbudgeting the carrying costs
Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5
Skipping the systems check
An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
“
The amenity campus is open and real. The deal is won on the builder, the lot, the phase, and the all-in monthly.
Jon Brooks · Founder, Momentum Realty
Momentum Intelligence
Momentum Buy Score.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
7.7B+ · Buy Score
Resale Strength7.5/10
Renovation Risk8.6/10
Location Efficiency7.6/10
Long-Term Defensibility7.2/10
Carrying Cost Advantage7.0/10
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Momentum Housing Intelligence
Why our read on Seminole Palms is different.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live DBAAR feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Live DBAAR feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from DBAAR; for orientation, not an appraisal.
15-Second Take
Preserve and water lots hold value best
The builder and phase shape the experience
Quiet positions beat spine-road lots
New construction lowers near-term systems risk
Verify the CDD before the finishes
In a five-builder master plan, the durable parts of your money are the lot, the builder, and the phase. Preserve and water lots on quiet streets command and hold a premium over spine-road positions, and a strong builder and a settled phase reduce the construction-experience risk. Read the lot, the builder, the phase, and the CDD carrying cost first, then weigh the incentives and the amenity access against the price.
The 15-Second Verdict
Seminole Palms in 15 seconds.
Best forBuyers who want new construction with a real, open amenity campus in Palm Coast.
Biggest advantageAn amenity campus that already opened, plus builder and plan choice across five builders.
Biggest riskThe CDD carrying cost and the construction phase, which vary by street.
Sweet spotA home from a strong builder on a preserve or water lot in a settled phase.
Avoid ifYou want a gated enclave, the lowest carrying cost, or an established neighborhood.
HOA, the CDD-Owned Amenity Campus & Costs
15-Second Take
HOA plus a CDD that owns the amenity campus
Amenity campus opened spring 2026, real and open
Five builders; compare price, plan, and features
Budget lot premiums and studio costs
Read the all-in monthly, not just the base price
An HOA covers common areas, and the four-acre amenity campus is CDD-owned, so the CDD assessment on the property-tax bill funds it. Confirm the HOA amount and the CDD assessment for the specific parcel, since together they set the all-in monthly. Budget lot premiums and design-studio costs on to-be-built homes.
Common-area maintenance through the HOA, and the four-acre amenity campus funded and owned through the CDD. The amenity center opened in spring 2026 and is available to residents.
There is no country club. The community is built around a CDD-owned amenity campus, a zero-entry-style pool, recreation, and gathering space, that opened in spring 2026; it is included for residents through the CDD and HOA.
AmenitiesFour-acre CDD-owned campusOpened spring 2026; pool, recreation, and gathering space, owned by the CDD.
BuildersFive builders, ~711 homesCompare price, plan, and standard features across the builders.
GatingOpen, non-gatedPublic-feeling streets; the amenity center is CDD-owned.
Electric & waterConfirm by addressPalm Coast / Flagler County providers; verify for the exact address.
CDDCDD appliesThe CDD owns and funds the amenity campus; verify the parcel assessment.
Run Your Numbers
Tools for a Seminole Palms buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Seminole Palms
Sell the builder, the lot, and the open amenity campus, not the Zestimate.
If you are reselling in Seminole Palms, the right list price comes from the builder pricing and early comps in this specific community, matched to your builder, plan, and lot, not an automated estimate in a community still building out.
Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
In Seminole Palms, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Seminole Trace, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
What is your Seminole Palms home worth?
Get a no-obligation home value based on real comparable sales in Seminole Palms matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Seminole Palms year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
How much local inventory is already under contract
35% of homes for sale in ZIP 32164 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-06-23).
Seminole Palms Market Scorecard
Buyer-Leaning Market (limited data)
Seminole Palms is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $259,900, and homes go under contract in about 35 days.
n/a
Months supply
$259,900
Median list
n/a
Median sold
n/a
Per sqft
35
Days on mkt
1/0/0
Active/Pend/Sold
Typical home value in the 32164 ZIP is $322,065, about 9.6% below the Florida norm (Zillow Home Value Index).
No. Seminole Palms is an open master-planned community, not a gated one. The streets are public-feeling and the amenity center is CDD-owned (legally open to the public subject to non-resident fees, like every bond-financed CDD facility in Florida). If gates matter to you, Whiteview Village and Reverie are the nearby gated alternatives; if low fees matter more, the open layout is part of why the HOA is ~$185 a year.
How bad is the construction phase, really?
Real but manageable, and it varies enormously by street. With five builders releasing phases toward ~711 homes, expect construction traffic on the spine roads, early-morning crews, and dust near active sections for several more years. Streets in completed phases near the amenity center already feel finished. We map active and future phases before recommending a lot, the difference between backing a preserve and backing a future construction staging area is the whole game.
What about hurricanes, flood zones, and insurance?
The community is inland of the Intracoastal on the Seminole Woods upland, and new construction is built to current Florida wind code with engineered stormwater through the CDD's pond system, which generally means friendlier insurance quotes than coastal or older housing stock. Maronda's Enclave block construction can quote better still. That said, flood zoning is parcel-specific and insurers reprice constantly: pull the FEMA panel for the exact lot and get a real quote on the specific plan before you contract, we arrange both.
Is there anything walkable?
Inside the community: the amenity center, trails, ponds, playground, and dog park. Outside it: not meaningfully, this is a drive-first corridor, and every errand starts with a car trip up Seminole Woods Boulevard to SR-100. County-approved development along the corridor (including commercial parcels near SR-100) may add closer options over time, but buy for what exists today, not what a land-use map promises.
Where is Seminole Palms located?
Seminole Palms is on Seminole Woods Boulevard at Citation Boulevard, just south of SR-100 in central Palm Coast, Flagler County, Florida (ZIP 32164). Flagler Beach is roughly 5 miles east via SR-100, I-95 is about 3 miles away, and AdventHealth Palm Coast and Palm Coast Town Center are minutes north.
How many homes will Seminole Palms have?
Approximately 711 homes at build-out on about 228 acres. Per the CDD's own assessment allocation, that breaks down to 78 twenty-foot townhomes, 219 forty-foot single-family lots, and 414 fifty-foot single-family lots, a wide range from starter townhomes to 3,600+ sq ft family homes.
Which builders are selling in Seminole Palms in 2026?
Five: Century Communities (Palm and Magnolia series), Maronda Homes (the Enclave at Seminole Palms sub-phase, the community's block-construction product), Richmond American, Ryan Homes (both single-family and the townhomes), and Pulte, which joined with new 40- and 50-ft homesites in spring 2026. Kolter Land is the master developer and does not build homes itself.
What do homes cost in Seminole Palms?
As of 2026, builder-published pricing runs roughly: Ryan townhomes from about $227,990; single-family from about $279,990 (Ryan) and $302,950 (Richmond American) through roughly $310K starting points at Century, Maronda, and Pulte; tops around $421K-$462K for the largest 50-ft-lot plans. Base prices exclude lot premiums and move with incentives, so confirm the live sheets.
What is the Enclave at Seminole Palms?
The Enclave is Maronda Homes' named sub-phase within Seminole Palms, notable as the community's only concrete-block single-family construction, with plans from roughly 1,760 to 3,662 sq ft priced from about $310K to the low-to-mid $400s. Block construction can matter for wind-insurance quotes and resale perception in Florida.
What are the HOA fees in Seminole Palms?
Third-party listing data consistently shows single-family HOA dues around $185 per year, among the lowest of any amenitized Palm Coast community, while Ryan's townhomes carry roughly $180 per month because the association maintains exteriors and grounds. Dues change as the community matures, so confirm the current amount and inclusions in writing for the specific product.
Does Seminole Palms have a CDD, and how much is it?
Yes, and we verified it from the district's FY2026 adopted budget: the total gross annual assessment (operations plus bond debt service) is $1,605.01 per townhome, $2,103.20 per 40-ft lot, and $2,235.16 per 50-ft lot, collected on the Flagler County tax bill. It funds the infrastructure and amenity center via Series 2023 and Series 2024 bonds maturing in 2053 and 2055. The figure is readopted annually, so confirm the current year's amount.
Is the amenity center open?
Yes. The four-acre amenity center opened in spring 2026, with the community's grand-opening Summer Showcase event held June 6, 2026. It includes a 6,000 sq ft clubhouse with multipurpose room and fitness center, a resort-style pool with sun deck, a covered patio, playground, dog park, shade pavilion, and the community mail kiosk, on a wooded lakefront site.
Is Seminole Palms gated?
No. It is an open master-planned community. The amenity center is owned by the CDD and, because it was financed with tax-exempt bonds, is legally open to the general public subject to non-resident user fees, which is standard for CDD communities across Florida. Buyers wanting gates should look at Whiteview Village or Reverie at Palm Coast (55+).
How big are the lots?
Single-family lots are 40 and 50 feet wide, generally around a tenth to an eighth of an acre, with tight side setbacks and modest backyards; townhome sites are 20 feet wide. Some lots can accommodate a pool, many cannot practically, so verify lot-by-lot. Buyers wanting larger yards typically compare the surrounding quarter-acre lettered-section resales.
Should I buy in Seminole Palms or a no-HOA lettered-section resale?
Run the math, honestly. Seminole Palms costs roughly $2,400 a year in HOA plus CDD on a 50-ft lot, and buys a new home with warranty, current wind-code construction, lower near-term capital costs, and the amenity center. A lettered-section resale carries zero fees and a bigger lot but often an aging roof, HVAC, and water heater plus higher insurance. When the resale is old and the price gap is small, new-with-fees frequently wins a 10-year total-cost comparison; when the resale is newer, renovated, or much cheaper, it wins. We run the comparison on real candidates for every buyer.
What schools serve Seminole Palms?
Flagler Schools; the Seminole Woods corridor has typically zoned to Bunnell Elementary, Buddy Taylor Middle, and Flagler-Palm Coast High. GreatSchools ratings are low-to-mid (around 4/10 for the elementary and middle schools), though Flagler's 2025 state grades improved sharply and the district runs an annual school-choice window. Assignment is by address and can be rezoned as the corridor grows, so confirm with the district for the specific lot.
How close is the beach?
About 5 miles to Flagler Beach and its pier, roughly a 10-12 minute drive straight east on SR-100, which makes Seminole Palms the closest of Palm Coast's new master plans to a beach pier. It is not coastal itself: the community sits inland on the Seminole Woods upland, which generally helps the insurance picture.
How does Seminole Palms compare to Sawmill Creek at Palm Coast Park?
They are mirror images: both are multi-builder, amenitized master plans at similar price points, with Sawmill Creek at Palm Coast's north end off US-1 (better for St. Augustine and Jacksonville commutes) and Seminole Palms at the south-central end (closer to Flagler Beach, the hospital, and Town Center). Fee structures differ by section in both, so we compare the actual stacks on your shortlisted homes rather than generalizing.
Is now a good time to buy in Seminole Palms?
Conditions favor prepared buyers: Palm Coast overall is a buyer's market with homes sitting roughly three months, and inside the community five builders compete for every contract with rotating incentives, rate buydowns, and credits, especially on standing inventory at month- and quarter-end. The leverage goes to buyers who collect all five builders' current offers before negotiating with any one of them.
Do I need my own agent to buy new construction in Seminole Palms?
Yes, and it costs you nothing extra. The on-site sales agent works for the builder, and the contract is the builder's document. Your own agent compares all five builders' as-built pricing and incentives, verifies the CDD and HOA figures with the district and association, scores the lot against the phase map, arranges independent inspections, and negotiates from the builder's actual closings. Momentum Realty will connect you with a Seminole Palms specialist; call (904) 351-6461 or use the form on this page.
The Verdict
Should you buy in Seminole Palms?
An honest fit check. We will tell you when it is not your community.
You want new construction with a real, open amenity campusExcellent fit
You want builder and plan choiceExcellent fit
You want Palm Coast and I-95 accessExcellent fit
You will budget the CDD and the all-in monthly honestlyExcellent fit
You want a gated, low-density enclaveProbably not
You want the lowest carrying costProbably not
You want an established, fully built-out neighborhoodProbably not
You want an oceanfront or downtown addressProbably not
Get the inside read on Seminole Palms
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Seminole Palms home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
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A Momentum Realty Seminole Palms specialist will reach out personally, usually the same day.
Get a real cash offer on your Seminole Palms home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net — so you choose with both numbers.
Buying or researching Flagler County? See the full Flagler County real estate market report — prices, inventory, schools, taxes, and every Flagler County neighborhood.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the RealMLS member average and 8 days faster, and we’ll price yours against live your area comps.
