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Old Kings Village: new construction coming soon to Palm Coast

On the inland side of Palm Coast, a little under sixty acres along Old Kings Road South has been cleared of its scrub, ringed with silt fence and opened up for drainage and sewer work. The approval behind it is for 201 single-family homes, and the land is owned by one of the larger builders operating in Florida. What has not happened yet is everything a buyer would actually want: there are no floor plans, no prices, no model, not even street names. Those arrive at the end of this process, not the beginning.

This page collects what the public record does show, explains what it costs to own a new home in this particular city, and gives you a way to hear about pricing when it is published rather than after the fact.

At a glance

Location

Old Kings Road South, north Palm Coast, Flagler County

Approved homes

201 single-family lots approved, 180 in a pending revision

Site size

About 60 acres of a 62-acre approval

Builder on record

Meritage Homes of Florida, owner of the land

Stage

Site work under way: drainage, sewer and water mains

Flood mapping

Mapped outside the special flood hazard area

Street names

Not yet assigned - they are set when the final plat records Get notified

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Opening date

Not yet announced Get notified

HOA or district fees

Not yet published Get notified

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.

What is actually on record

The land was annexed into Palm Coast in late 2023 and rezoned for single-family use, with a small commercial corner, at the start of 2024. The city released a preliminary plat for 201 lots across roughly 62 acres, and a recorded development order followed in early 2026. Meritage Homes of Florida took title to the residential ground in the spring of 2026 and had an issued city site-work permit by May.

Since then the project has been working through the unglamorous half of a subdivision. The city signed off a pre-construction meeting, then erosion control, then a construction entrance, then tree protection, through the summer and into September 2026. Still ahead are the inspections that matter most to a future homeowner and that nobody ever thinks about: gravity sewer, the force main, the pump station, the water main and the reuse main. Only after that infrastructure is accepted does a final plat record, and only then do lots get street names, addresses and house permits.

One revision is open. A modification now in review proposes 180 lots rather than 201. A smaller lot count on the same acreage usually means wider lots, and sometimes a different product line, but neither is confirmed and the revision has not been decided. The amenity tract is also still under review, so what is built there, if anything, is not settled.

Meritage Homes is identified here because it is the owner of record and the permit holder, which is a fact about the public record and nothing more. It has not opened sales for this community. Subdiview is not affiliated with, endorsed by, or sponsored by Meritage Homes. Meritage Homes 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.

Where this actually is

Palm Coast is a large, young city of mostly platted residential grids between St. Augustine and Daytona Beach. Old Kings Road South runs parallel to and inland of the coast highway, which makes this a commuter location rather than a beach one: the Atlantic is a short drive east, and Interstate 95 is the artery that puts Daytona Beach, Ormond Beach and the St. Augustine job markets within reach.

The immediate surroundings are the interesting part, and they are unusually good for a subdivision this size. A 21-acre parcel owned outright by Flagler County wraps the site, and the county has two separate park projects in early permitting on the Bulow Creek side, one of them described as a regional park. A county multi-use trail along the Old Kings Road frontage also cleared its environmental step in 2026. None of that is built, and none of it is promised. But a buyer deciding between this and an interior Palm Coast lot should know that the public land next door is being planned as parkland rather than as more rooftops.

Directly adjoining on another side is an older, private subdivision reached by Steeplechase Trail, platted back in 2005. It is worth knowing about for two reasons. First, this project has no streets of its own yet, so the only Steeplechase address associated with the site today is a gate, not a home. Second, mail here is a genuine source of confusion.

That second point deserves its own sentence, because it trips up buyers and even some listing data. This part of north Palm Coast carries a Flagler Beach mailing address and the 32136 ZIP code, the same as the unincorporated county land beside it and the same as the city of Flagler Beach a few miles away. The property is nevertheless inside the Palm Coast city limits. That is what sets the utility provider, the millage and the impact fees, no matter what the envelope says. If you are comparing tax figures or insurance quotes between homes out here, confirm the jurisdiction rather than the ZIP code.

See the cross streets on a map

What it costs to own here

This is the part a builder's own page will not walk you through, and in Palm Coast specifically it changed recently enough to matter.

The combined property tax rate in this area runs about 18.1 mills, or roughly 1.81 percent of taxable value, as of the 2025 tax roll. Florida has no state income tax, and the homestead exemption, which is set by state law and is the same in every county, takes up to 51,411 dollars off the taxable value of a primary residence. On new construction the first full tax year is usually the shock: the land is assessed on its own until a house exists, so the bill jumps once the home is finished and assessed.

Palm Coast also raised its impact fees on 1 October 2025, and this project is permitting after the increase. For a typical 2,000 square foot home, the transportation fee is about 7,540 dollars, parks about 3,164, and fire about 942. On top of those sit a county school fee of about 5,450 dollars and water and sewer capacity charges that together come to roughly 10,570. Those are paid by the builder and are already inside the sticker price of a new home, which is a large part of why new construction in this city is not cheap relative to the resale grid around it.

The open question is a community development district. No district has been created for this project, which is good news as far as it goes. It is worth saying plainly that it could change: Palm Coast already has three such districts, and the company that sold this land to Meritage also sold another, larger Palm Coast community to Meritage where a district does exist and does levy an assessment. A district here would mean an annual charge collected with the tax bill, on top of the millage above and on top of any homeowners association dues. Ask the question directly when pricing is released, because the answer can move a monthly payment by a few hundred dollars.

On flood risk, the site is mapped outside the special flood hazard area on the countywide maps that took effect in 2018. In practical terms a lender will not require flood insurance here. In Florida that is not the end of the conversation, because a meaningful share of claims statewide are paid on properties that were mapped outside the hazard area, and wind coverage is its own separate cost. Price both before you commit to a payment.

How this compares nearby

Two comparisons come up constantly, and both are really questions about which project someone has actually found.

The first is Southridge, also marketed under the name Palm Coast 145. It is a separate, larger project on the opposite side of the city, inland near US-1, and it is at a similar stage of site work. The important difference for a buyer is cost structure rather than location: that project sits inside an existing community development district which has already issued bonds, so homes there will carry a district assessment. This one, so far, has no district. That single difference is worth more than any floor plan comparison at this stage.

The second is the older private subdivision next door off Steeplechase Trail. Those are existing homes on large lots on a private lane, and they are not part of this project despite sharing a frontage road and a mailing address. A search for homes on that street will not show you anything in Old Kings Village, now or later.

More broadly, a buyer looking at this area is usually weighing a new home on the inland Palm Coast side against resale stock in the city's older platted grids, where a comparable house is often less expensive but twenty or thirty years older, with the roof, windows and systems that implies. Flagler Schools is the single countywide district here, so the schools question is not a reason to pick one Palm Coast neighbourhood over another in the way it is in a county with several districts.

Buying new construction with your own agent

The person at the builder's sales desk works for the builder. That is not a criticism, it is their job, and they are usually good at it. It does mean the only person in the conversation reading the contract on your behalf is whoever you bring.

On new construction, having your own representation generally costs the buyer nothing, because the builder already budgets for it whether you bring someone or not. Where people lose it is timing. You usually need your representation in place before your first visit to the sales office. Walk in alone, register yourself, and many builders will decline to recognise an agent afterwards, which means you have given up the help for free.

On a pre-construction purchase there is genuinely more to read than on a resale: what the builder may substitute, what happens if completion slips, how the deposit is held, what the warranty actually covers and for how long, and whether the lot premium, the design centre and the closing-cost incentive are tied to using the builder's own lender. Those terms are where a new-construction contract differs most from the resale contract most buyers have seen before.

What the next year or so looks like

Because this community is caught mid-process, it is worth understanding the order things happen in. It explains why there is no price yet, and it tells you roughly how much warning you will get.

The stage the site is in now is horizontal construction. Stormwater ponds get dug and shaped, the road bed is cut and compacted, and then the utilities go in from the bottom up: gravity sewer first because it has to fall in the right direction, then the force main and the pump station that lift waste out to the city system, then potable water, then the reuse main that will carry irrigation water to the lots. Each of those is inspected separately, and the city holds a maintenance bond at the end. This is the phase that quietly determines whether a subdivision gets finished on time, and it is almost entirely invisible from the road except for pipe stacks and a construction entrance.

Once that infrastructure is accepted, the final plat can record. That is the single event that turns one large parcel into individually saleable lots with legal descriptions. It is also the moment the street names exist, which is why this page cannot tell you a single one of them yet: they are not withheld, they genuinely have not been assigned. Shortly after the plat, the county assigns house numbers, and a short time after that the first house permits are pulled, usually for a model and a handful of speculative homes near the entrance.

Sales usually open somewhere between the plat recording and the model opening, and that is the window this page exists for. Pricing tends to appear quietly, as a starting figure on a builder's own site, weeks before any sign goes up on the road. The practical consequence for a buyer is that the earliest release pricing and the best lot selection are gone before the community is visible to anyone driving past, which is why being on a list at this stage is worth something concrete rather than just being interesting.

Timing is the one thing nobody can honestly promise. An open plan revision can add months. A rainy season can stall earthwork. Utility acceptance can hinge on a single test. Any date you see attached to this community anywhere, including a date a sales agent gives you later, should be read as a target rather than a commitment.

Insurance, roofs and the cost nobody quotes you

In most of the country, insurance is a rounding error in a mortgage payment. In Florida it is frequently the difference between a house being affordable and not, and it is the line item most often missing from the monthly payment estimate a buyer is first shown.

There is a real advantage to buying new here, and it is worth being specific about why. A brand-new home in this part of Florida is built to a current wind-load code, with a new roof, new openings and documented construction details. Those features are exactly what a wind-mitigation inspection credits, and they are the main reason premiums on new construction often come in materially below premiums on an otherwise comparable home from the 1980s or 1990s with an older roof. Palm Coast has a great deal of that older housing stock, so this is a genuine comparison a buyer in this city will face rather than a theoretical one.

Two cautions sit alongside that. The first is that being mapped outside the special flood hazard area, as this site is, lowers the odds of a required flood policy but does not mean water never arrives. Across Florida a substantial minority of all flood claims ever paid were on properties mapped outside the hazard area, and in some single storms that share has exceeded a third of claims. A policy here is optional and comparatively cheap, which is a different proposition from unnecessary. The second is that wind coverage, which is the expensive part in a coastal county, is priced on construction and distance from the water rather than on the flood map, so a favourable flood designation tells you very little about the premium you will actually be quoted.

The practical move is to get a real quote on a specific plan and a specific lot before you are committed, rather than accepting a placeholder figure in a payment estimate. Builders are generally happy to help with this, and the difference between an assumed number and a quoted one has broken more pre-construction budgets in Florida than interest rates have.

Living on the inland side of Palm Coast

Palm Coast is an unusual city to explain, because it was drawn before it was populated. Most of it is a vast platted grid laid out decades ago and filled in gradually ever since, which is why neighbourhoods of near-identical age and style sit next to stretches of untouched pine. The result is a city with a great deal of tree cover, very few traditional town centres, and a layout that assumes you will drive.

This site is on the mainland side, which shapes daily life in concrete ways. The beach is a drive rather than a walk, but so is the traffic that comes with being on the barrier island, and property insurance on this side is generally kinder. Interstate 95 is the spine that makes the location work: Daytona Beach and Ormond Beach are a straightforward commute south, St. Augustine is a comparable run north, and Jacksonville is reachable though long enough that most people doing it daily eventually stop. Flagler County's own employment base is concentrated in health care, education, local government, retail and construction, so a household buying here is often mixing one local job with one commuting one.

The specific appeal of this corner is what is not going to be built next to it. The county already owns the large parcel wrapping the site and is planning parkland on the Bulow Creek side, and a multi-use trail along the frontage road has cleared its environmental review. Bulow Creek itself and the state park land in that direction are among the better pieces of old Florida left in the county, with the live-oak canopy and the tidal creek system that the subdivisions further inland do not have. Again, none of that is built and none of it is a promise. But a buyer choosing between an interior lot in the old grid and a lot here should weigh it, because public land next door is the most durable form of good news a subdivision can have.

The honest tradeoffs are the ordinary ones for a developing edge. Services and retail are further away than they are from the established centre of the city. There is a second unplatted project adjoining this one, so construction traffic in the area is likely to be a feature of the next several years rather than a brief inconvenience. And the roads out here were built for the rural density that preceded all of this, which is the usual source of friction when a few hundred homes arrive at once.

What is still genuinely unknown

It is worth being direct about the limits of what anyone can tell you about this community today, because the gaps are real and a page that papered over them would be less useful.

The final home count is unresolved, with 201 approved and 180 proposed. No street names exist. No addresses exist, which is also why the specific zoned elementary, middle and high schools cannot be confirmed: the district assigns by address, and there is no address to look up. The amenity plan is still in review, so whether this community gets a pool, a cabana or nothing at all is undecided. No product line, square-footage range, lot-size mix or price has been published, and no homeowners association budget or dues figure exists yet. Whether a community development district will be created here is open. And the delivery timing is a function of utility acceptance and a pending plan revision, neither of which runs on a published schedule.

Every one of those is the kind of thing that appears all at once, in a single week, when a builder decides to go to market. That is the moment this list is for.

Questions people ask