Pre-sales - pricing not yet posted

Coquina Shores: the Del Webb Flagler Beach community in Palm Coast, Florida

Del Webb is building a gated, 55-and-over community on the north side of State Road 100, just east of Old Kings Road and barely a mile from Interstate 95. On the recorded plat it is called Coquina Shores. On Del Webb's own website it is called Del Webb Flagler Beach. It is one community with two names, and knowing that is the difference between finding it and not.

The first phase is 223 homesites, and its plat recorded in September 2026. The streets are in, the entry is going up, and model homes are under construction. What has not been released is the thing everyone wants first: Del Webb has not posted a price, has not named a floor plan, and gives an opening target of early 2027. That is the state of play, and this page is the honest version of everything around it - the district assessments, the flood mapping, the tax and insurance reality, and how to buy here without leaving money behind.

At a glance

Community

Coquina Shores, marketed as Del Webb Flagler Beach

Builder

Del Webb, the 55+ brand of PulteGroup

City

Palm Coast, Flagler County, Florida (ZIP 32137)

Age restriction

Planned as a 55+ active-adult community

First phase

223 homesites, plat recorded September 2026

Planned buildout

About 650 homes across three phases

Site size

About 505 acres, with close to half kept as wetland preserve

Homesite widths

Marketed at 40 to 65 feet

Gated

Yes, with privately maintained streets

Community district assessment

Operations and maintenance set at $381.93 per home for the year ending September 2027

Flood mapping

Site is mapped outside the special flood hazard area

Opening target

Early 2027, per the builder

Pricing

Not yet released by the builder. Get pricing the day it is.

Floor plans and home sizes

Not yet released by the builder. Get pricing the day it is.

HOA dues

Not yet released by the builder. Get pricing the day it is.

Per-home share of the district bond

Not yet released by the builder. Get pricing the day it is.

Details on this page are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, home counts, and timing have not been released by the builder and are subject to change without notice.

Subdiview is not affiliated with, endorsed by, or sponsored by Del Webb. Del Webb and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

What is being built

About 650 homes are planned across three phases on roughly 505 acres, with close to half the site kept as wetland preserve rather than built on. That ratio is why the community reads as low-density on the plan: the homesites cluster along a central spine with preserve on either side. Homesite widths are marketed from 40 up to 65 feet, which in practice means a range of single-story footprints rather than one repeated product.

The amenity programme is the part Del Webb has detailed, and it is substantial for a community of this size: a five-acre amenity campus anchored by an 18,000-square-foot clubhouse, a resort-style pool with an outdoor spa, a fitness centre with an aerobics studio, a staffed bar and grill, pickleball and bocce courts, an event lawn, a community garden, a dog park, and pocket parks with fishing piers. There is also a private gated connection from the community directly onto the Lehigh Trail, a shaded rail-trail running about seven miles. For a buyer who walks or rides daily, that gate is worth more than most of the clubhouse.

The first phase lays out Del Webb Parkway as its spine, with Navigators Way, Blue Water Court, Cordgrass Lane, Elkhorn Drive, Great Star Loop, Beach Pier Court, Sea Grape Cove, Staghorn Court and Tidal Cove branching off it. All of them are private streets inside a gated entry. Del Webb Parkway and Navigators Way already run past the first phase and stub into the land held for phases two and three, so you can see from the street layout where the community is going to grow.

On the age restriction, be precise: this is planned and permitted as a 55-and-over community, and the city's own permit record for the site carries that designation. But the binding declaration of covenants has not been recorded yet. It almost certainly will be at or near launch. Until it is, "planned as 55-plus" is the accurate description, and anyone whose plans depend on the age restriction being permanent should ask to see the declaration before signing.

Who is actually building it

Two companies matter here and they do different jobs. The land was assembled and is being developed by Altman, the Fort Lauderdale residential developer, working with BBX Capital. Del Webb, the 55-and-over brand of PulteGroup, is the homebuilder, and it has already taken title to the whole first phase - close to 290 acres of it - rather than optioning lots a few at a time. The remaining land for the later phases is still held by the developer. That split is why you will find the project under two different corporate names in county records, and it is also a reasonable signal about commitment: a builder that has closed on an entire phase of land has a different kind of exposure than one holding a rolling option.

It also explains the sequencing you can see on the ground. The developer built the first phase of roads, water, sewer, drainage and earthwork, and is in the process of handing those improvements over to the community district - a conveyance the district has valued in the high seven figures and which it expects to fund from bond proceeds. The punch list as of autumn 2026 was down to lift-station start-up, some testing and a handful of retaining walls. In other words the horizontal work is substantially done, which is exactly the stage at which a community like this goes quiet for a few months before a sales centre opens.

One thing that is genuinely worth knowing: the 55-and-over programme arrived with Del Webb in 2025, after the city had already approved the subdivision. The original approval was for a conventional single-family community with a higher home count. That is why the city's cap and Del Webb's plan are different numbers, and why there is no recorded age restriction yet even though every published description calls it an active-adult community.

Palm Coast, not Flagler Beach

This matters more than it sounds. The brand name points at Flagler Beach, but the land is inside the city of Palm Coast and Flagler Beach is a separate incorporated city about three miles east, out on the barrier island. Every approval on this property was a Palm Coast approval. The streets are Palm Coast streets. The city's own addressing puts the community in ZIP 32137, even though the builder's page prints the Flagler Beach ZIP for its sales office. If you are comparing tax bills, city services or flood exposure, compare against Palm Coast.

Palm Coast itself is a large, young, planned city laid out on a 1970s grid of canals and curving residential streets, sitting squarely between St. Augustine and Daytona Beach. It is residential rather than resort. The retail is along Palm Coast Parkway and at Town Center, the beach is a short drive east across the Intracoastal rather than out the front door, and the county runs a single school district and two hospital campuses. For a 55-and-over buyer the practical pitch is a low-maintenance gated home with a hospital two miles away, a rail-trail at the gate, no state income tax, the interstate close enough for family visits, and the ocean close enough for an afternoon - without paying barrier-island insurance.

In straight-line distance from the site: AdventHealth Palm Coast is 1.9 miles, the second AdventHealth campus is about 6.8 miles, Town Center is about two miles, the Atlantic at Flagler Beach is about 3.3 miles, Daytona Beach is about 21 miles, St. Augustine about 29, Jacksonville about 65 and Orlando about 67. Daytona Beach International is about 23 miles out. Those are straight-line figures rather than drive times, so add real-world minutes. One honest local caveat: State Road 100 and Old Kings Road are an active growth corridor and traffic there is a live issue in the city, with intersection improvements in planning.

On schools, Flagler Schools is the one public district countywide, with over 13,000 students across ten schools. The state graded the district an A for 2026, its first A since 2019, after rising from 749 to 800 points - top 25 among Florida districts. In a 55-plus community that is a resale argument more than a daily one, but it is a real one.

How it compares in Flagler County

Flagler is a small county with an unusually large number of master-planned communities, and almost all of them come with their own district assessment. The county tax collector lists well over a dozen community development districts as levying authorities - Grand Haven, Hammock Dunes, Town Center at Palm Coast, Palm Coast Park, Tomoka, Deer Run, Colbert Landing, Ormond Station, Radiance, Seminole Palms, the Landings, Hunter's Ridge and others, with Coquina Shores now among them. If you are shopping Palm Coast against a neighbouring community, the question is almost never whether there is a district assessment. It is how big the bond behind it is and how many homes it is spread across.

On that measure this community sits at the modest end today. The 2025 issue behind the first phase is under four million dollars, which is small by Florida standards, and the amenity campus is being built for a community of about 650 homes rather than several thousand. The flip side is that later phases may well be bonded separately, so a buyer in phase one should ask what the district's long-term debt plan looks like rather than assuming today's figure is the end of it.

The other comparison that matters in this county is inland against barrier island. Flagler Beach and the Hammock have the ocean and the views; they also carry the flood mapping, the insurance pricing and the storm-claim history that go with being on the Atlantic. This site is on the mainland side of the Intracoastal and west of the interstate, with the beach a short drive rather than a walk. For some buyers that trade is the whole reason to be here; for others it is a deal-breaker. It is worth deciding which you are before you tour.

What it will actually cost to own here

This is the section a builder's page will not give you, and in Florida it is where the surprises live. There are three layers on top of the purchase price, and only one of them is the mortgage.

First, ordinary property tax. The combined millage on a Palm Coast parcel was about 18.17 mills for 2025, which works out to roughly $18.17 for every $1,000 of taxable value. The 2026 certified rates were not published when we checked. Florida's homestead exemption is set by state law rather than by Flagler County, and it applies the same way here as anywhere else in the state. Worth knowing before you compare quotes: if your house is not finished on January 1, your first tax bill is assessed on the land only, and the second bill, once the finished home is on the roll, can be dramatically higher. Florida's assessment cap and portability do not begin protecting you until the home has been your homestead for a full year.

Second, the community development district. Coquina Shores has its own district, and it appears on the county tax collector's list of levying authorities. Operations and maintenance is set at $381.93 per home for the year ending September 2027, the same for every homesite width, up from $361.86 the year before. The district also carries bonds from a 2025 issue - about $3.81 million outstanding as of November 2026, running to a 2055 maturity - which paid for the first phase of roads, water, sewer and drainage. Now the part that needs saying out loud: the district's adopted budget currently prints a zero debt charge per home. That is not because the debt is small. It is because the debt is still being billed directly to the two bulk landowners rather than to individual lots, and that arrangement ends as lots are sold. Working from the district's own billing figures, the per-home share of that debt comes to roughly $415 to $420 a year, which would put a stabilised district total somewhere in the low-to-mid $800s per home per year. That is our arithmetic from the district's published numbers, clearly labelled as such - no per-lot debt rate has been published by anyone, and you should ask for it in writing.

Third, the things not yet published. Del Webb has not released HOA dues, which sit on top of the district assessments. And the first-phase land falls inside a City of Palm Coast special assessment district covering the Old Kings Road corridor, which appears on the county levying list in its own right. We could not establish its per-lot amount or whether finished homes in this community will be assessed for it - so it belongs on your question list, not in a spreadsheet.

Insurance, finally, is the Florida question. The state insurer of last resort's average premium in Flagler County is $2,236 for 2026, down about 6.6 percent year over year, and only a few hundred policies countywide sit with it - which tells you the private market is still writing business in this county rather than retreating from it. One published estimate puts a typical Palm Coast homeowners premium near $2,260 a year, but that is an estimate scaled from county averages, not a quote on a new home here. New construction to current code generally prices better than older stock, and the flood picture below helps.

Flood: the number that favours this site

The site is mapped outside the special flood hazard area. We sampled five separate points across the property against current federal flood mapping, and all five came back as an area of minimal flood hazard with no base flood elevation assigned. That is a direct consequence of where it sits: inland of the Intracoastal, on the west side of Interstate 95, rather than on the barrier island.

The contrast is worth putting in numbers. All-time federal flood claims in the oceanfront ZIP a few miles east run to roughly double the count in this community's ZIP, on a much smaller housing stock. Within this ZIP, the concentration is also instructive: a single month in late 2016 accounts for about 49 percent of every federal flood claim ever filed here, and that same year accounts for the same share, because all of that year's claims fell in that one storm month. A cleaner pair from the following year: one month in late 2017 accounts for about 16 percent of all-time claims, while the full calendar year accounts for about 18 percent. Month shares and year shares are different measurements and we keep them separate rather than blending them into one reassuring figure.

Practically: because the site is mapped outside the hazard area, flood insurance is not federally required for a mortgage here, and a preferred-risk policy is comparatively cheap - which many buyers take anyway, and reasonably so. Confirm the determination for your own homesite before you sign. Mapping is done parcel by parcel and gets revised.

How to buy Coquina Shores without leaving money on the table

The person at the builder's sales desk works for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract line by line, and pushing for every incentive, upgrade and closing-cost credit the builder will give. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The one catch is timing. You usually need your own agent from the very first visit, or the builder will not recognize them and you lose it. Start here and we will set it up.

On a pre-sales community this is worth more than it is on resale, because almost everything is still negotiable. Nothing has been priced publicly, the incentive structure for the opening release has not been set, and the homesite premiums have not been published. Representation at that stage is the difference between taking the first sheet you are handed and knowing which lots back onto preserve, which phase the amenity campus opens with, and what the builder's lender is actually offering against an outside lender.

Three questions worth asking before you sign anything here, all of which came out of the public record rather than the brochure: what is the per-home annual district debt assessment going to be once it moves off the bulk landowners and onto the lots; will finished homes be assessed for the Old Kings Road corridor district; and when will the declaration of covenants establishing the 55-and-over restriction be recorded. Those are three answers you want in writing, not in a sales conversation.

There is one more reason to be represented early in a community like this, and it has nothing to do with price. In a pre-sales release the lot inventory is at its widest, and the differences between homesites in a community with this much preserve are real: whether your rear elevation faces conservation or another house, whether you are on the spine road or a cul-de-sac, how far you are from the amenity campus and from the gate, and which homesites carry a premium the builder has not yet published. Those choices are made once and they follow the house through every future resale. An agent who has walked the phase can tell you which of them are worth paying for.

It is also the moment to get the finance comparison straight. Builders in Florida routinely tie their best incentive package to using their own affiliated lender, and the package can be genuinely good - rate buydowns and closing-cost credits that an outside lender will not match. It can also be priced into a rate you keep for thirty years. The only way to know which it is for your file is to run both quotes side by side before you commit, and to get the incentive terms in writing rather than described.

Questions people ask about Coquina Shores

Where it is

North side of State Road 100, east of Old Kings Road, Palm Coast, Flagler County, Florida 32137. Open the cross streets in Maps.