I've lived in North Florida for 23 years and answer these questions every week. Each answer starts with the short version, shows live numbers from the MLS where they help, and lists the official sources I checked. If yours isn't here, ask me and I'll answer it personally.
Comparing towns
- Palm Coast vs. Flagler Beach: which is right for you?A planned city of newer homes, or a small beach town with a 35-foot height limit and higher prices.
- Palm Coast vs. Ormond Beach: which is right for you?Newer homes and room to grow, or an established town with old oaks, a Main Street and a lower tax rate.
- Palm Coast vs. St. Augustine: which is right for you?America's oldest city and its historic rules, or newer homes and quieter streets 35 minutes south.
- Palm Coast vs. Daytona Beach: which is right for you?A quieter planned city of newer homes, or a bigger beach city with the airport, the Speedway and more condos.
Comparing communities
- Grand Haven vs. Hammock Dunes: which is right for you?Intracoastal and Nicklaus golf with amenities included, or oceanfront and 36 holes with an equity club.
- What's the difference between Hammock Dunes, Ocean Hammock and Hammock Beach?Two gated communities and a resort that share one stretch of beach and a lot of confusing names.
- Grand Haven vs. Plantation Bay: which gated golf community fits you?Intracoastal setting with amenities included, or 45 holes and new ICI homes west of I-95.
Living in Palm Coast
- Is Palm Coast a good place to retire?No state income tax, two hospitals, mild winters and 130 miles of trails. Insurance is the trade-off.
- Does Palm Coast have a beach?Yes, 10 to 15 minutes away: county beach parks on the Hammock, two state parks and Flagler Beach.
- How far is Palm Coast from Jacksonville, Orlando, Daytona and St. Augustine?Daytona and St. Augustine about 40 minutes, Mayo about 70, Jacksonville and Orlando airports about 2 hours.
- What should I know before moving to Palm Coast?Neighborhoods, costs, schools and the first steps, in one guide.
- What are the Palm Coast sections (P Section, B Section and the rest)?What each lettered section is like and where it sits.
- What does it cost to live in Palm Coast?Housing, taxes, insurance and monthly bills.
- What's the average utility bill in Palm Coast, Flagler Beach and Bunnell?
- Which schools is an address zoned for?Type any address for the zoned schools and their Florida grades.
Hurricanes, flooding & insurance
- How often do hurricanes hit Palm Coast?About once every 12 to 13 years nearby, half as often as South Florida. The last landfall here was 1964.
- Do I need flood insurance in Palm Coast?Flood zones, what lenders require and what it costs.
- How can I lower my Florida home insurance?
- How do I hurricane-proof a Palm Coast home?
Homes, land & water
- Do Palm Coast homes have septic or city sewer?Almost all are on city sewer. About half use a city-owned PEP tank, which isn't a septic system.
- Can you buy a home in Palm Coast without an HOA?Yes. About three in four Palm Coast homes are in the original sections with no mandatory HOA.
- Why does Palm Coast have so many empty lots?ITT sold lots decades ahead of demand. About 6,800 are still vacant, half owned out of state.
- Can you get to the ocean by boat from Palm Coast?Yes, by the Intracoastal to St. Augustine Inlet or Ponce Inlet. Matanzas Inlet isn't safe for most boats.
- Canal, Intracoastal or oceanfront: which waterfront is right for me?
- Is new construction cheaper than resale in Palm Coast?
- Who's building new homes in Palm Coast right now?Every builder, community, price and incentive, updated weekly.
Taxes & costs
- How much are property taxes in Palm Coast?
- How does the Florida homestead exemption work?
- Can I keep my Save Our Homes savings if I move?
- What's the difference between CDD fees and HOA fees?
- What hidden costs come with buying in Flagler County?
- What will my monthly payment be?Payment and affordability with Flagler taxes and insurance built in.
Buying & selling
- What is my home worth?An instant estimate, then a private report with the comparable sales.
- How much will I walk away with when I sell?
- Is it a buyer's or seller's market in Palm Coast right now?Updated every month.
- How do I get pre-approved for a mortgage?
- How do I buy a home in Palm Coast, step by step?
- Can I see off-market and coming-soon homes?Yes. Join the VIP list and you'll hear about them first.
Don't see your question?
Ask me. I'll answer personally, usually the same day, and if it's a question other people ask too, I'll add it here.
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Choose a time that works for you. We'll talk through your goals, your timing and the numbers by phone, video, or in person at my Palm Coast office.
- Selling? Pricing strategy, what nearby homes actually sold for, and your estimated net proceeds.
- Buying? Neighborhoods, new construction vs. resale, and how to win the home you want.
- Relocating? Where to live on Florida's East Coast and what it really costs.
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