SummerTide

Executive Summary

SummerTide is a Richmond American Homes community of 72 homesites on Ponce Preserve Drive in the Seminole Woods area of Palm Coast, opened around 2025 and actively building, with seven one- and two-story floor plans running about 2,070 to 2,864 square feet, paver driveways standard, and three-car garages on some plans.

The fee story is the headline: no HOA fees per Homes.com, which is genuinely rare for new construction in this market, and no CDD was indicated in available sources, though you should verify that on the actual tax bill before contract.

Pricing ran 351,950 to 530,601 dollars per Jome and NewHomeSource as of June 2026, which buys 2,000-plus square feet of new construction with quick I-95 and US-1 access and the Flagler beaches about 20 minutes east.

Quick Facts

Community Overview & History

New construction without the fee stack

Almost every new community in Northeast Florida arrives with an amenity campus and the HOA and CDD bill to match. SummerTide took the opposite bet: Richmond American platted 72 homesites in the Seminole Woods area of Palm Coast, skipped the clubhouse, and per Homes.com skipped HOA fees entirely. The pitch is pure house-per-dollar: seven plans from about 2,070 to 2,864 square feet with paver driveways and some three-car garages, in a corner of Palm Coast where US-1 and I-95 are minutes away and the carrying cost stays close to taxes and insurance.

How it feels on the ground today

SummerTide opened around 2025 and is still in active build-out, so expect construction traffic, model-home energy, and a streetscape that will take a few years to settle. The Seminole Woods area itself is one of the quieter Palm Coast quadrants, more pine and preserve than retail, which suits buyers who want space and a new house more than walkable amenities. Builder communities in build-out also mean incentives: rate buydowns and closing-cost contributions move with inventory, so the effective price can differ meaningfully from the sticker.

The Seven Floor Plans

With 72 homesites and seven plans, the SummerTide decision is plan, lot, and timing against the builder inventory cycle.

The one-story plans

The single-level layouts at the lower end of the 2,070 to 2,864 square foot band, the natural fit for downsizers and single-level loyalists; pricing starts near 351,950 dollars per Jome and NewHomeSource as of June 2026.

The two-story plans

The larger family layouts pushing toward 2,864 square feet and the 530,601 dollar top of the band per the same sources, where the three-car garage options tend to live.

Lot selection

With only 72 homesites, the preserve-backing and corner lots are a finite resource; in a community this small, lot position will drive the resale spread more than plan choice.

Real Estate Market

Pricing ran 351,950 to 530,601 dollars per Jome and NewHomeSource as of June 2026, and as with any active builder community, incentives on rate buydowns and closing costs can move the effective price meaningfully below sticker; always ask what is on the table this month.

The buyer pool is Palm Coast value hunters who want new construction without fee creep, commuters using US-1 and I-95, and relocators comparing Flagler pricing against the St. Johns and Duval new-construction markets to the north.

With only 72 homesites, build-out will come relatively fast; early resales in small builder communities compete directly with remaining builder inventory, so resale timing matters for the first wave of owners.

Who Lives Here

SummerTide draws buyers who want maximum new-construction square footage per dollar, fee-averse buyers who specifically screen for no HOA, and commuters who care more about I-95 access and the Flagler beaches than about a community pool.

Schools

SummerTide is served by Flagler Schools, with attendance zones by home address. Confirm the exact zoning for a SummerTide address before you buy. Sources place the community near Wadsworth Elementary, but zoning was not verified at publish time, so confirm the exact assignments for a SummerTide address with the district before you buy.

Amenities & Lifestyle

The amenity package is deliberately minimal, which is exactly how the fee bill stays at zero; the location does the lifestyle work.

Paver driveways

Standard across the community, a finish-level touch that most entry-band builders skip.

Three-car garage options

Available on some plans, rare at this price band and valuable for trades, toys, and storage.

The Seminole Woods setting

A quieter, greener Palm Coast quadrant with preserve character rather than retail bustle.

The Flagler beaches

Flagler Beach and the A1A coastline sit roughly 20 minutes east, the recreational anchor for the whole area.

HOA, CDD & Costs

No HOA fees per Homes.com, which is rare for new construction; confirm directly with Richmond American whether any association or deed restrictions exist without dues, because no fee does not always mean no rules.

No CDD was indicated in available sources, but that was not definitively verified at publish time; have title pull the tax bill treatment for the community before contract, because an assessment line would change the math this guide is built on.

With no association maintaining common standards, long-term streetscape consistency depends on the neighbors; that is the trade for the zero fee, and buyers should weigh it honestly.

Commute Analysis

SummerTide sits in the Seminole Woods quadrant with US-1 minutes away and I-95 about ten, so the commute math works north toward St. Augustine and Jacksonville or south toward Daytona, with the Flagler beaches an easy run east.

Shopping & Dining

Daily errands run up US-1 and into the central Palm Coast retail corridors about 15 minutes north, Flagler Beach adds the beach-town dining about 20 minutes east, and the bigger box-store runs land in Palm Coast Town Center or down toward Daytona.

Pros and Cons

SummerTide vs. Comparable Communities

Hidden Things Buyers Should Know

The zero-fee compounding

No HOA per Homes.com against a typical 100-to-300 dollar monthly fee stack elsewhere is 36,000 to 108,000 dollars over a 30-year hold before any investment growth; for fee-averse buyers, SummerTide is one of the few new-construction places where that math even exists.

The incentive layer

Builder communities in active build-out flex incentives with inventory; a rate buydown can matter more than a price cut at current rates, so negotiate the financing package, not just the sticker, against the 351,950 to 530,601 dollar band per Jome and NewHomeSource as of June 2026.

The small-community resale clock

With only 72 homesites, anyone reselling during build-out competes head-on with the builder and its incentives; buyers planning a short hold should understand that dynamic before they close.

Momentum Expert Insight

Selling a Home in SummerTide

If you resell during build-out, you are competing with the builder and its incentives, so pricing has to respect the builder sheet and lead with what the builder cannot offer: your lot, your upgrades, and immediate occupancy.

Post build-out, the no-fee story becomes the listing headline; we position SummerTide resales around the carrying-cost math that fee-loaded communities cannot match.

Flood Zones & Insurance

Flagler County is coastal, so barrier-island and Intracoastal-adjacent homes carry more flood exposure, while inland Bunnell and Palm Coast communities sit in lower-risk zones; the Flagler County FEMA maps are the reference for any specific address.

The reliable move is to pull the FEMA flood designation for the exact SummerTide address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.

Internet & Connectivity

The Palm Coast and Bunnell area is served by Spectrum (Charter) cable and AT&T, with fiber expanding to a growing share of newer communities. If working from home matters, confirm the options, and fiber in particular, at the specific SummerTide address rather than assuming.

The Tax Reality

Flagler County total millage varies by district, and any CDD on a golf or master-planned community is billed separately on top of the millage. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.

The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.

What Your Budget Buys Here

The same budget buys very different homes across SummerTide and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.

The Future of the Area

Flagler County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.

Resale Liquidity

How quickly a SummerTide home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a SummerTide home is priced to the real market.

The SummerTide Playbook

If you are buying in SummerTide, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The common ones around SummerTide: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.

Frequently Asked Questions

Where is SummerTide?

On Ponce Preserve Drive in the Seminole Woods area of Palm Coast, ZIP 32164, minutes from US-1 and about ten minutes from I-95.

Who is building SummerTide?

Richmond American Homes, with 72 homesites across seven one- and two-story floor plans.

When did SummerTide open?

Around 2025, and the community is in active build-out today.

What do homes cost?

Pricing ran 351,950 to 530,601 dollars per Jome and NewHomeSource as of June 2026; builder incentives can move the effective price, so confirm current pricing and the incentive sheet directly.

How big are the homes?

About 2,070 to 2,864 square feet across the seven plans, in one- and two-story layouts.

Is there really no HOA?

No HOA fees per Homes.com, which is rare for new construction; confirm directly with the builder whether any deed restrictions exist without dues, and get the answer in writing.

Is there a CDD?

No CDD was indicated in available sources, but that was not definitively verified at publish time; have title confirm the tax bill treatment before contract.

What amenities are included?

Minimal by design: no pool or clubhouse. The community sells on the new construction, the zero fee, and the location, with paver driveways standard and three-car garages on some plans.

What schools serve SummerTide?

The community sits near Wadsworth Elementary per available sources, within Flagler County schools; zoning was not verified at publish time, so confirm assignments by address with the district.

How far are the beaches?

Flagler Beach and the A1A coastline are roughly 20 minutes east.

How is the commute?

US-1 is minutes away and I-95 is about ten, which works north toward St. Augustine and Jacksonville or south toward Daytona, about 35 minutes away.

Are three-car garages available?

Yes, on some plans, which is uncommon at this price band; confirm availability on the specific plan and lot you want.

Should I negotiate with the builder?

Yes. Active-build-out communities flex incentives with inventory, and a rate buydown can be worth more than a price cut; we negotiate the full package, not just the sticker.

What is the catch with no amenities?

You trade the pool and clubhouse for the zero fee and drive for most errands in the Seminole Woods quadrant; for fee-averse buyers that trade is the whole point, but it is a real trade.

Who should I call about SummerTide?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with the right agent. We can also represent you on a builder purchase at no cost to you in most cases.

Do I need my own agent to buy here?

Yes. The on-site sales team works for the builder, not for you. Your own agent represents only you, and the builder typically funds the commission, so representation costs you nothing in most cases.

Related Reading

If you are weighing SummerTide against the rest of the Palm Coast market, these guides are a good next step.