The Reserve at Haw Creek

The Reserve at Haw Creek is a Planned Unit Development on roughly 2,800 acres in Bunnell, FL. The city commission adopted the rezoning and the governing development agreement in September 2025, allowing a maximum of 6,100 homes along with commercial and industrial space and a large conservation set-aside. It is the largest residential entitlement in Flagler County since Palm Coast itself was platted, and it is planned to build out over decades rather than years.

The approved maximum is 6,100. That confusion is real and worth clearing up, because the number changed twice on the way through. The applicant originally proposed 6,000, then came back asking for 8,000. The city's planning board recommended approval but wanted the count cut to 5,500. What the commission actually adopted was a cap of 6,100. Coverage published before the final vote still carries the 8,000 figure, so if you see it quoted, it is describing a request rather than an approval.

Nobody, yet, and that is the honest answer rather than a placeholder. No homebuilder is named in the rezoning ordinance, in the development agreement, or in any news coverage we can find. The applicant is a Jacksonville development group, and a land developer of this kind typically entitles and horizontally develops the property, then sells lots to homebuilders in parcels. Expect builder names to surface phase by phase rather than all at once, and expect the first ones to appear well before any model opens.

No, and the proportions are the reason. The plan does include 800 RV sites, which is a real number and we are not going to bury it. But they sit on somewhere between 15 and 80 acres of a 2,788-acre project, tucked inside the area zoned for industrial use, and the residential program alongside them is 6,100 for-sale homes. So this is a residential community that contains an RV park, not an RV resort with houses attached. Whether you want to live in a community that has one is a fair question to ask before you buy, and it is exactly why we are telling you now rather than at contract.

The approved program describes attached and detached single-family residences, townhomes, garden homes and condominiums, spanning what the record calls affordable to market-rate. That is the entitled envelope, not a product line. No floor plans, square footages, elevations or price bands exist yet, because no builder has been assigned to any parcel. Anyone showing you a plan for this community today is showing you something they made up.

The city has adopted its part. The rezoning and the development agreement passed on a divided commission vote in September 2025 and the development agreement runs 30 years. There is a further step worth knowing about: the companion comprehensive plan amendment was subject to state review, and the mayor said publicly right after the vote that the project was still not entirely done. Opponents also raised the possibility of a legal challenge. We are flagging that rather than telling you it is a settled matter, because for a project of this size the difference matters.

The property is bounded by State Road 11, State Road 100, County Road 302 and County Road 65, west of the developed part of Bunnell in rural western Flagler County. This is currently agricultural and silvicultural land. There are no street addresses, no platted lots and no assigned coordinates yet, so we are not going to publish drive times to the beach, to Palm Coast, to Daytona or to Jacksonville. What is true without a number: it sits on the State Road 100 corridor, which is the main east-west route across Flagler County.

Flagler Schools assigns attendance zones by physical address, and no addressed home exists here yet, so naming a school would be a guess. The district is small and a project of this scale is the kind that eventually forces new capacity and redrawn zones. When addresses are assigned, run the specific address through the district's locator rather than relying on any map you find online, including ours.

Not set, and no honest source can tell you otherwise today. Large Florida communities of this type are commonly financed through a community development district, which issues bonds for infrastructure and repays them through a non-ad-valorem assessment that appears on your county tax notice each November. Until a district is established and bonds are validated, there is no per-unit number to quote. Your eventual total will combine city millage, Flagler County millage, the school board, the water management district, and any CDD assessment on top. Florida has no state income tax, which is often what starts this arithmetic for relocating buyers in the first place.

The approved program includes roughly 625,000 square feet of commercial space and about 850,000 square feet of industrial space, developed across four phases, with about 1,115 acres set aside for conservation and a commitment of roughly 60 percent green space overall. Land is also reserved for a fire station and other public services. The industrial component is substantial and is worth understanding before you buy, in the same way the RV sites are.

No date has been announced, and the structure of the project argues against an early one. The development agreement runs 30 years, no builder has been assigned, no phase schedule is public, and horizontal infrastructure on a site this size takes years before a single home is framed. Treat any date you see quoted anywhere as a target rather than a commitment, including in coverage that sounds confident.

Join the interest list on this page. We read Bunnell's commission agendas and ordinance record directly, which is how a 6,100-home approval ended up documented here while there is still nothing to buy. When a builder is named, a phase is priced, or a model is announced, the people on the list hear first.