The 60-Second Overview
Somerset is KB Home's answer to the most-asked question in Flagler County real estate: what is the cheapest new single-family home in Palm Coast? The answer lives on the west side of US-1, south of Peavy Grade and about two miles north of Palm Coast Parkway, inside the Palm Coast Park master plan, the 4,700-acre development of regional impact the city approved back in 2004. KB builds two lines here: the Classic Series from roughly $236,990 at 1,221 to 2,387 square feet, and the Executive Series from roughly $248,990 to $399,990 at 1,286 to 2,766 square feet, one- and two-story plans up to five bedrooms and three baths, all on natural gas, which is genuinely rare at this price tier.
At build-out, Somerset will hold 418 homes across three phases on 162 acres. Phase 1 final-platted 125 lots in 2024. The future amenity package, a zero-entry pool with pavilion, a dog park, and a playground, is planned, not yet a promise you can swim in, which is exactly the kind of detail we get in writing before a client signs.
When Somerset went before the Palm Coast Planning Board, a member voted yes and still said: at some point we have got to start looking at some better products. We quote that because you deserve to hear it before the model home tour, not after closing.
The honest framing: this community exists because of its price, and the price exists because of the lots. Forty- and 50-foot widths with five-foot side setbacks is how KB gets a new house under $240K in 2026 Palm Coast. For a lot of buyers, that trade is rational, a brand-new, energy-efficient, gas-served house beats a 1980s resale at the same money. But it is a trade, the planning board said so on the record, and our job is to make sure you price it consciously, along with the Palm Coast Park CDD line that rides on the tax bill.
The Fee Stack: Tiny HOA, Real CDD Question
Portals list Somerset's HOA at roughly $160 per year, almost a rounding error, and consistent with KB's value-community playbook. The number that needs verification is the district line. Somerset sits inside the Palm Coast Park master plan, and the Palm Coast Park Community Development District is an active Chapter 190 district, professionally managed, that maintains roads and stormwater in the development, the city's own planning record says so. CDD assessments appear as non-ad valorem lines on the county tax bill and typically have two parts: an operations-and-maintenance piece that floats with the annual budget, and a capital piece repaying infrastructure bonds.
Want the verified fee picture, HOA, CDD, taxes, plus this month's KB incentive? One honest monthly number, same day.
Get the numbers →The Lot Question, Stated Plainly
Here is the part of the brochure that does not exist. Somerset's master plan calls for lots a minimum of 4,000 square feet and 40 feet wide, a mix of 40- and 50-foot widths interspersed through the community, with setbacks of just five feet on the sides, 20 in front, and 10 in the rear. When the plan came before the Palm Coast Planning Board, members approved it 5-1, within the rules, but criticized the product openly: disappointment in the presentation, concern that lots are getting narrower and narrower, and the now-quoted line that the city has got to start looking at some better products.
The on-the-ground reality has been somewhat better than the minimums: Phase 1 lots came in at roughly 4,800 to 8,000 square feet. But the honest picture remains close-cropped houses on close-cropped lots, ten feet between your wall and the neighbor's, backyards that fit a screened lanai and not much more, and limited room for a pool on most lots. If you need elbow room, an eighth of an acre is not it, and we would rather lose a sale than let you discover that at the final walk-through. If you are trading yard for a new roof, new HVAC, gas appliances, and a sub-$250K payment, that is a legitimate trade thousands of Florida buyers make every year, just make it with your eyes open, and pick the lot (corner, pond, buffer-backed, 50-foot over 40-foot) like resale depends on it, because here it does.
The Homes
Two series, one builder. The Classic Series (1,221–2,387 sq ft, from roughly $236,990, with listings having run $234,990 to about $339,000) is the price leader, efficient single- and two-story plans aimed at first-time buyers and downsizers. The Executive Series (1,286–2,766 sq ft, roughly $248,990 to $399,990) stretches to five bedrooms and three baths for families who need the space. Both ride KB's ENERGY STAR-focused construction, and the whole community runs natural gas, cheaper water heating and cooking than the all-electric norm at this tier.
Finishes are builder-grade with KB's design-studio upgrade path; budget $10K–$25K of post-closing reality, blinds, fans, gutters, landscaping, screening, regardless of what the model home suggests. KB's incentive calendar, rate buydowns and closing credits that peak at quarter-end and on inventory homes, changes the effective payment monthly and usually requires the builder's lender. Get terms in writing, and have us price the same payment against Whiteview Village and Sawmill Creek before you commit, because at this sticker the corridor gives you three KB-tier choices within a few miles.
Amenities: Planned, Not Poured
The future amenity package is a zero-entry pool with a pavilion, a dog park, and a playground, good bones for a value community. The operative word is future: depending on when you buy, you may close before the pool exists. We ask the sales office for the amenity delivery schedule in writing and make sure our clients understand what the HOA budget assumes about it. Meanwhile the master plan carries real, already-built compensations: the linear park and multi-use path along US-1 with pedestrian access points from the community, a donated 30-acre future school site within Palm Coast Park, and Princess Place Preserve, 1,500 acres of old-Florida trails and salt marsh, a short drive north. AdventHealth Palm Coast sits under two miles south.
Schools
Somerset is all-ages and feeds the Flagler Schools lineup on the north Palm Coast side; as the crow flies the site is roughly parallel to Belle Terre Elementary and Indian Trails Middle across a swath of conservation land, but road routing and zoning are different things. The master plan includes a donated 30-acre school site, which matters in a corridor adding thousands of rooftops. Verify current zones with Flagler Schools for the specific lot before you rely on any assignment, growth this fast moves boundaries.
Relocating with kids? We will confirm zones and compare your options at this budget, honestly.
Ask us →More on Living in Somerset
What buyers actually ask:
Is the pool built yet?
The zero-entry pool with pavilion, dog park, and playground are planned amenities. Delivery depends on phasing, ask for the schedule in writing and confirm what your HOA dues do and do not fund in the meantime. Buying before amenities exist is common in new communities; buying without knowing the timeline is not something we let clients do.
How close are the houses, really?
Side setbacks are five feet, so roughly ten feet wall-to-wall on the 40-foot lots. Phase 1 lots ran about 4,800–8,000 square feet. Walk a completed street before you decide, the feel is the data point that matters.
What about construction noise and traffic?
With 418 homes here and the broader Palm Coast Park master plan building toward nearly 5,000, construction activity on this corridor is measured in years, not months. Early buyers get the best pricing and the longest construction phase; that is the standard trade.
Are short-term rentals allowed?
Community covenants plus City of Palm Coast rules both apply. Verify the recorded documents and current city ordinance in writing before underwriting any rental plan, and note that a young KB community full of owner-occupants is not a natural STR market anyway.
5 Mistakes Buyers Make in Somerset
The avoidable ones:
Comparing stickers instead of monthly totals
Somerset's low sticker carries a CDD line; some rivals do not. HOA plus CDD plus taxes plus insurance plus the incentive-adjusted rate is the only honest comparison. We build that table before you tour.
Buying the model, closing on a 40-foot lot
The model home sits on a prime lot with every upgrade. Walk the actual lot, count the feet to the next foundation, and check the width on the plat before you fall in love.
Assuming the amenities exist
Pool, dog park, and playground are planned. Get the delivery schedule in writing; if it slips, you want to have paid for what is, not what was promised.
Taking the sticker without the incentive
KB buydowns move monthly and peak at quarter-end and on inventory homes. The effective payment routinely beats the sticker by real money, time it.
Skipping inspections because it is new
Pre-drywall and final inspections, every time, every builder. In a community building 418 homes fast, third-party eyes are cheap insurance.
Buying here? We time the incentive, verify the CDD line, and walk the actual lot first.
Talk to us first →Which Lots Hold Value Best
Want the phase map with lot widths and pond positions marked? We keep one current.
Get the lot map →What to Check Before You Offer
- Pull the TRIM notice. Confirm the exact Palm Coast Park CDD assessment for the parcel, both the bond and the O&M pieces.
- Get this month's KB incentive in writing. Terms, lender requirements, expiration date.
- Verify the lot width and dimensions on the plat. 40 versus 50 feet is the biggest single resale variable here.
- Get the amenity delivery schedule in writing. Pool, dog park, playground, dates, not adjectives.
- Inspect pre-drywall and final. New does not mean perfect, especially at production pace.
- Price both series and both rivals. Classic vs Executive, then Somerset vs Whiteview Village and Sawmill Creek at the same payment.
- Quote insurance and gas service early. New construction helps; bind the exact address.
- Budget post-closing items. $10K–$25K honest, blinds to landscaping.
Somerset wins exactly one argument, and wins it cleanly: the cheapest new single-family home in Palm Coast, with natural gas thrown in. For a buyer whose binding constraint is the payment, that argument is decisive, and KB's incentive calendar can make it more decisive still. The discipline is admitting what the price buys: a 40- or 50-foot lot, ten feet to the neighbor, and amenities that are still a rendering.
The planning board approved this community while saying the quiet part out loud about the product. We would rather repeat their words to you now than have you repeat them to us at resale. Buy the 50-foot pond lot, time the incentive, verify the CDD, and this is a perfectly rational first chapter of home equity.
Somerset vs. Comparable Communities
The honest cross-shops at this budget, most of them on the same corridor:
| Community | Location | Fee model | Hook | Typical buy-in |
|---|---|---|---|---|
| Somerset | Palm Coast, US-1 west side | ~$160/yr HOA + Palm Coast Park CDD (verify) | Cheapest new single-family in the city, natural gas | ~$235K–$400K |
| Sawmill Creek | Same master plan, north | HOA + Palm Coast Park CDD | Three builders competing in one community | $229K–$400s |
| Whiteview Village | Palm Coast, west side | HOA; verify district status | KB-tier value with a different corridor | $240s–$300s |
| Seminole Trace | Palm Coast, US-1 | ~$33/mo, no CDD indicated | Gate + villas + built amenity campus | $227K–$637K |
| Grand Reserve | Bunnell, US-1 | Tiny HOA + Deer Run CDD | Public golf from the $270s | $270K–$356K+ |
| Beach Park Village | Flagler Beach (mainland) | $240/qtr, no CDD | KB value with a beach-town address | $309K–$391K |
The verdict: Somerset owns the absolute-price title and the natural-gas card. Seminole Trace beats it on built amenities and fee certainty, Sawmill Creek on builder choice within the same master plan, Beach Park Village on address, all at higher stickers. If the payment is the constraint, Somerset tops the shortlist; if $30K–$70K of headroom exists, the comparison gets genuinely close and the CDD math often decides it.
Cross-shopping the value bracket? One day, all of them, effective payments and verified fee lines in hand.
Plan the tour →The Honest Trade-offs
Why people love it
- Lowest new-construction sticker in Palm Coast
- Natural gas, rare at this tier
- Two series, plans to 2,766 sq ft and 5 bedrooms
- ~$160/yr HOA, nearly invisible
- AdventHealth, the linear park, and US-1 access minutes away
- KB incentives sweeten an already-low entry
Why people pass
- 40–50 ft lots, 5-ft side setbacks, the board criticized it on the record
- Palm Coast Park CDD line on the tax bill, amount to verify
- Amenities planned, not built
- Years of corridor construction ahead
- 418 homes of builder inventory competing with resales
- Builder-grade finishes need a post-closing budget
The Somerset Playbook
How we run a purchase here:
- Day one: TRIM and CDD assessment pull, KB incentive sheet in writing, amenity timeline in writing.
- Series decision: Classic vs Executive priced as payments, not stickers, at your actual rate.
- Lot pick: plat-verified width, pond and buffer premiums priced against the 40-ft baseline.
- Contract: KB addenda reviewed; inspections locked pre-drywall and final.
- Closing: fees, CDD line, and incentive terms re-verified on the closing disclosure.
Questions We'd Ask Before Buying Here Ourselves
Six questions that decide it:
- What is the exact CDD assessment on this parcel? Bond plus O&M, in dollars, from the district roll.
- What is the effective payment with this month's incentive? The only real price.
- Is this a 40-foot or 50-foot lot, and what does it back to? The plat answers, not the site agent.
- When do the pool, dog park, and playground actually deliver? Dates in writing.
- What does the same payment buy at Sawmill Creek, Whiteview Village, or Seminole Trace? Three answers before one signature.
- Can we live with ten feet to the neighbor? Walk a finished street at 6 p.m. and answer honestly.
Somerset May Not Be Right For You If
The honest fit test:
Consider elsewhere if you want
- A real yard or room for a pool (see quarter-acre Palm Coast resales)
- Built, swimmable amenities today (see Seminole Trace)
- Golf out the door (see Grand Reserve)
- A beach-town address (see Beach Park Village)
- Builder choice on one street (see Sawmill Creek)
- A settled street with no construction horizon
Somerset fits if you want
- The lowest new-construction payment in Palm Coast
- Natural gas and energy-efficient construction
- Up to 5 bedrooms under $400K
- A nearly invisible HOA
- Hospital, parkway shopping, and I-95 minutes away
- KB incentive math working in your favor