Veranda Bay
Homes for Sale in Flagler Beach, FL

Veranda Bay is a gated master-planned community on John Anderson Highway south of SR-100 in Flagler Beach (ZIP 32136), set on the west bank of the Intracoastal Waterway near Bulow Creek. The community was annexed into the City of Flagler Beach on a 4-1 vote in February 2026, growing the city by almost a third, after years of opposition and a settlement with Flagler County that secured conservation commitments along Bulow Creek.

Four builders are active inside the gate: Dream Finders Homes at the entry level, Toll Brothers in the mid-tier, ICI Homes in the upper tier, and AR Homes (Marcus Allen) for custom product from roughly $800K to $2 million and up. The developer also sells homesites with a build-within-five-years program. Six phases are platted under the 453-unit county approval, with a long-range annexation plan contemplating roughly 2,400 units across the full Veranda Bay and Summertown acreage over decades.

The headline future amenity is a 150-slip marina with fuel, transient dockage, a ship store, and a restaurant, known as Marina Village and approved under the 2026 annexation. It is not yet built, with no firm delivery date. The marketed resort campus, pool, clubhouse, fitness, tennis, and pickleball is also in progress. Today, Flagler Beach three minutes away is the working amenity, and it is a good one.

Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.

Veranda Bay is too small for its own price trend, so here is the market around it.

In ZIP 32136, 157 homes are on the market and 20% are under contract — a steady corner of Flagler Beach.

Across Flagler County, 1,268 homes are active and 370 pending (23% under contract).

ZIP and county figures describe the wider market, not Veranda Bay specifically. Momentum Research analysis of MLS records.

• Old Kings Elementary SchoolFLDOE grade A · K-5
• Buddy Taylor Middle SchoolFLDOE grade A · 6-8
• Flagler Palm Coast High SchoolFLDOE grade A · 9-12
• Imagine School at Town CenterFLDOE grade B · Public charter K-8

Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Flagler County Public Schools for a specific address.

Buying with schools in mind? We can confirm the exact zoned schools for any Veranda Bay address.

Veranda Bay is a gated, Intracoastal-corridor master plan on John Anderson Highway south of SR-100, occupying the west bank of the waterway near Bulow Creek and three minutes by car from Flagler Beach's pier and A1A. The community was annexed into the City of Flagler Beach in February 2026, growing the city by almost a third. Four builders are active inside the gates: Dream Finders Homes from roughly $403K (plans from 2,035 to 3,129 sq ft), Toll Brothers from the mid-$500s (opened November 2025), ICI Homes with plans starting around $600K and finished homes well past $1 million, and AR Homes (Marcus Allen) with custom product from roughly $800K to $2 million and up. The developer also sells homesites directly with a build-within-five-years program.

Construction standards are new-code Florida, which helps insurability compared with the coast's older stock. Homes on the Intracoastal-facing lots and AR Homes' custom builds command the top of the market; Dream Finders' entry-level plans serve buyers who want a gated Flagler Beach address at the lowest available price. With six phases platted and more planned under the annexation, the community is in early-to-mid build-out, meaning construction traffic is a daily reality on certain spines.

Living Here — Day-to-day life at Veranda Bay today is early-community life: new streets, neighbors arriving in waves, and Flagler Beach three minutes away serving as the de facto amenity center while the community's own resort campus builds out. The marketed pool, clubhouse, fitness center, tennis, and pickleball have been promoted as coming; their construction status and delivery timing should be verified on the ground and in writing before you rely on them.

Flagler Beach itself is one of the last old-Florida beach towns on the East Coast: six miles of uncrowded cinnamon sand, a fishing pier, locally owned restaurants and surf shops along A1A, a farmers market, and a long civic insistence on staying low-rise. It is the daily-life amenity Veranda Bay residents actually use. SR-100 and I-95 are about 10 minutes for commuters, and the Palm Coast shopping corridors are about 15 minutes north.

The 150-slip marina with fuel, transient dockage, a ship store, and a restaurant, known as Marina Village, is the most-anticipated amenity in the plan. It is approved under the 2026 annexation, not yet built, with no certain delivery date. If you need a slip now, plan accordingly; if you want to be positioned for it, this is the ground-floor opportunity.

Before You Offer — This is an Intracoastal-corridor community, so the flood and wind question is not optional. Pull the FEMA flood zone and elevation certificate for the exact lot, get a bindable wind-and-flood quote on the specific home before contract, and walk the lot after a hard rain if you can. New-code construction with engineered stormwater helps, but parcel-level zones vary from marsh frontage to interior.

Confirm the current HOA amount, phase map, and CDD status for the specific lot in the contract documents. Listing data has shown a master HOA around $500 per year, modest for gated waterfront, but figures vary by phase and will evolve as amenities deliver. The annexation-era master plan contemplates community development districts to fund future infrastructure; whether a CDD can attach to your specific lot is a question to verify in writing before you sign.

The Bulow Creek conservation commitments are real and worth knowing: 75-foot vegetation buffers, 200-foot setbacks from the creek, and a county purchase window for roughly 150 acres of headwaters floodplain. These are development-agreement obligations. Verify that the specific lot you are buying is outside the buffer zones and that the current phase is compliant with the negotiated terms.

Veranda Bay vs. Comparable Flagler Intracoastal Communities — The most direct comparison is Grand Haven in Palm Coast, the finished version of the gated Intracoastal idea: a guard-gated community with two operating amenity centers, trails, and an optional Nicklaus golf club, all carried by a roughly $3,153-per-year CDD on a community that is largely built out. Grand Haven offers the certainty of a finished, humming community; Veranda Bay offers new construction, lower current fees, and a future marina as ground-floor upside, at the cost of build-out risk and amenities that are still mostly on paper.

A second comparison is Palm Coast Plantation, a gated Intracoastal community about 10 miles north on US-1 with custom and semi-custom homes, a marina, and a more established resale market. Palm Coast Plantation has the marina and the track record; Veranda Bay has newer construction and the Flagler Beach address. A third comparison is Eagle Lakes, a gated Flagler Beach community with an established HOA footprint and similar distance to A1A. Eagle Lakes is fully built and trades on resale; Veranda Bay offers new construction at the cost of build-out uncertainty.

Who It Fits — Veranda Bay fits buyers who want a new home in a gated Flagler Beach community at a competitive price, those comfortable being early in a master plan in exchange for position and price, buyers who want to be positioned for the marina when it delivers, and relocators who want Flagler Beach's beach-town character with a gated address rather than the unincorporated corridor.

Veranda Bay is a weaker fit for buyers who need a finished, humming amenity campus on day one, those who need a marina slip now rather than eventually, buyers with the tightest possible flood-insurance budget (Intracoastal lots carry real wind and flood costs), and those who want a fully built-out community with a thick, liquid resale market. For those priorities, Grand Haven or an established Palm Coast community is the closer match.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, years of closed sales, and a renovation-by-renovation read of what moves value here. No automated value estimates, no guesswork.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.

Page states no CDD.