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Ask Ben.
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Benjamin Subercaseaux, Sales Associate · Florida Homes Realty & Mortgage

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A boardwalk running beside calm, tree-lined water, much like Palm Coast's canal and trail network.

Flagler County · Palm Coast · 32137 · 32164

Palm Coast

Palm Coast was laid out beginning in 1969 by ITT Community Development Corporation as a master-planned community of alphabetized 'lettered sections' in which every street in a section shares the same first letter; the first residents moved into the C Section in January 1972 and the city incorporated on December 31, 1999. ITT contractors dug more than 70 miles of canals, mostly in the early 1970s: a 23-mile navigable saltwater canal system in the Palm Harbor area (C and F sections east of I-95) connecting to the Intracoastal Waterway through three cuts, plus a freshwater canal network (58 miles city-maintained) used for stormwater conveyance in other sections. I-95 runs north-south through the city with interchanges at Matanzas Woods Parkway (Exit 293), Palm Coast Parkway (Exit 289), and SR 100 (Exit 284), and US 1 runs along the city's western side; the Intracoastal Waterway forms the eastern border, with the Hammock barrier island beyond it.

Median sale

$354,990

as of 2026-08

CDD

No

School district

Flagler County Public Schools (Flagler Schools)

Find zoned schools ↗

To downtown

75 min

typical off-peak

Housing stock

Buildout began in the early 1970s and continues today: the Palm Harbor (F Section) area holds the oldest stock, with homes dating from the 1960s-1990s and a median build year of 1987 per current market data, while newer sections and ongoing scattered-lot infill construction (largely in 32164) add homes through the 2020s. By 1975 ITT had already sold more than 38,000 platted lots, and production builders active in Palm Coast today (e.g., Maronda Homes, Holiday Builders) build single-family concrete-block homes on scattered original-plat homesites; vacant lettered-section lots are commonly marketed at roughly 80 x 125 feet (about 10,000 sq ft, near a quarter acre). Saltwater-canal frontage carries a substantial price premium over interior and freshwater-canal lots.

Flood zones

Palm Coast's current FEMA Flood Insurance Rate Maps took effect June 6, 2018 (Letter of Final Determination December 6, 2017), and the city publishes 30+ FIRM panels plus an index map for parcel-level lookup, with a Certified Floodplain Manager on staff. Zone AE (1% annual chance floodplain with published Base Flood Elevations, flood insurance required on federally backed mortgages) and Zone VE occur along the Intracoastal and coastal waterfront areas, while Zone X denotes moderate-to-minimal-risk areas where coverage is optional; premiums under Risk Rating 2.0 vary parcel-by-parcel with elevation and distance to water, so an address-level FIRM or FEMA Map Service Center check is needed for any specific lot, especially on the saltwater canals. Sources: https://www.palmcoast.gov/emergency/flood-insurance-rate-maps ; https://buildoraiq.com/flood-risk-analysis/palm-coast ; https://davidstanleyrealtor.com/blog/palm-coast-flood-zones-and-home-insurance ; https://www.palmcoast.gov/helpcenter/home/details/flood-zone

Insurance factors

Flagler County is among the Florida coastal counties subject to the Florida Building Code's Wind-Borne Debris Region requirements, which mandate impact-rated openings or approved protection where basic wind speed is 130+ mph within one mile of coastal mean high water (140+ mph elsewhere), so location within the county determines whether opening protection is required on new work. Under Fla. Stat. 627.7011 (post-July 1, 2022), an insurer may not refuse to issue or renew a homeowners policy solely because of roof age if the roof is under 15 years old, and for roofs 15+ years old the homeowner may obtain an inspection; if it shows 5+ years of useful life remaining, refusal solely on age is prohibited. Four-point inspections (roof, electrical, plumbing, HVAC) are typically required for older homes — commonly at 40+ years, with some carriers starting earlier — and inspectors flag items such as shingle roofs over ~20 years, aluminum or knob-and-tube wiring, and polybutylene plumbing, all relevant to Palm Coast's 1970s-1990s stock. Sources: https://www.aspwindows.com/blog/does-florida-building-code-require-impact-windows-and-doors ; https://flsenate.gov/Laws/Statutes/2022/0627.7011 ; https://www.homespecfl.com/blog/what-is-a-four-point-inspection-in-florida/

CDD and HOA

The original ITT-platted lettered sections generally carry no CDD and no HOA; builders marketing scattered-lot new construction in 32164 explicitly advertise 'No HOA or CDD.' Exceptions exist in master-planned communities: the Grand Haven Community Development District (established by Flagler County Ordinance 97-03, effective March 3, 1997, covering ~998 acres) levies an annual operations-and-maintenance assessment plus a capital/debt-service assessment collected on the county property tax bill, and a Palm Coast Park CDD also operates in the city — verify assessments parcel-by-parcel. Sources: https://www.grandhavencdd.org/about-the-cdd ; https://www.grandhavencdd.org/questions ; https://www.marondahomes.com/fl/palm-coast/palm-coast-signature-32164.html

Most homes in the lettered sections have no HOA; deed-restricted and gated communities are the exception — Grand Haven, for example, operates under both community association governance and a CDD whose assessments (O&M plus debt service) appear on the property tax bill, and Hammock-area gated communities across the Intracoastal likewise carry association dues. HOA/CDD status should be verified per subdivision and parcel before offering.

Short-term rentals

Palm Coast regulates short-term rentals under Ordinance 2025-01 (adopted January 7, 2025; effective/implemented March 2025), which permits STRs in residential zoning districts while requiring annual registration with both the City of Palm Coast and Flagler County; long-term rentals are exempt. Registration requires a sample lease meeting Section 17-68 terms, a designated responsible party, city and county business tax receipts, a Florida DOR tourist-tax certificate, a DBPR transient public lodging license, a compliance affidavit, and proof of compliant advertising (ads must state the property is in a residential community); occupancy is capped at 10 people (max 2 per sleeping room, children 3 and under excluded), fees are set by Resolution 2025-05 (about $450/year per third-party summaries), and failure to register can trigger code enforcement. Sources: https://www.palmcoast.gov/code-enforcement/short-term-rental ; https://www.palmcoast.gov/newsroom/home/details/short-term-rental-registration ; https://www.strprofitmap.com/regulations/FL/palm-coast

Getting around

I-95 runs north-south through Palm Coast with three interchanges serving the city: Exit 293 (Matanzas Woods Parkway), Exit 289 (Palm Coast Parkway), and Exit 284 (SR 100); US 1 runs along the city's western side and is a through route toward St. Augustine, Palm Coast Parkway is the principal east-west arterial crossing I-95, and SR 100 connects the city's south end to Flagler Beach and A1A on the coast. There is no passenger rail service in the city; travel is road-based.

Schools listings here report

Assigned schools as stated on current MLS listings in this area — names only. Verify zoning with the district; attendance boundaries change.

Elementary

  • Belle Terre
  • Bunnell
  • Old Kings
  • Rymfire
  • Wadsworth

Middle

  • Buddy Taylor
  • Indian Trails

High school

  • Flagler Palm Coast
  • Matanzas

Before you make an offer here

  • Is the canal behind the home saltwater (navigable to the Intracoastal) or freshwater (stormwater conveyance only), and if saltwater, which cut does it use — is ICW access bridge-free ('sailboat country' off the North/Center Cuts) or limited by the 16.7-foot Palm Harbor Parkway bridge clearance?
  • What is the age and condition of the seawall/bulkhead and dock, who is responsible for maintaining them, and is there any pending canal dredging or seawall repair cost?
  • What FEMA flood zone is the parcel in on the June 6, 2018 FIRMs (AE with a Base Flood Elevation vs. X), is there an elevation certificate, and what is the current flood insurance premium under Risk Rating 2.0?
  • How old is the roof, and will it clear the 15-year statutory threshold or need an inspection showing 5+ years of useful life for insurance — and will the home's age trigger a 4-point inspection (roof, electrical, plumbing, HVAC)?
  • Is the home on city water and sewer, on a PEP (pre-treatment effluent pumping) tank tied to the city system, or on well/septic (common on unincorporated Hammock barrier-island parcels across the Intracoastal)?
  • Are there any HOA dues or CDD assessments on the tax bill — most lettered-section homes have neither, but communities such as Grand Haven carry both?

Sources

Updated 2026-09-02. Facts change — verify anything material before you rely on it.