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Southridge: new construction coming soon to Palm Coast

On the inland side of Palm Coast, east of US-1 near County Road 304, roughly 145 acres is being turned into a subdivision of up to about 338 homes. Roads, drainage and utility mains are going in now under two separate city permits. What does not exist yet is a homebuilder: the land is held by a development company, and no builder has been named on the public record. That also means there are no floor plans, no prices and no street names.

There is one thing about this community that a buyer should understand well before the first price appears, because it will be part of the monthly payment for decades: this project sits inside a community development district, and that district has already borrowed about 20 million dollars. The section below explains what that means in plain terms.

At a glance

Location

East of US-1 at County Road 304, Palm Coast, Flagler County

Planned homes

Up to about 338 single-family homes, first phase platted for 160

Site size

About 145 acres

Stage

Site work under way: roads, drainage and utility mains

Community district

Yes - a district exists and has issued about 20 million dollars of bonds

Flood mapping

Mapped outside the special flood hazard area

Homebuilder

No homebuilder named on the public record yet Get notified

District assessment

Not yet published by the district Get notified

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

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 and are subject to change without notice.

The district, and what it will cost you

A community development district is a financing tool, and in Florida it is extremely common on larger new subdivisions. Rather than the developer paying cash for the roads, stormwater system, water and sewer mains and entry features and recovering it in the price of each house, a district is created as a unit of local government, sells tax-exempt bonds to pay for that infrastructure up front, and then repays the bonds through an annual assessment charged to every lot. The assessment is collected on the same bill as your property taxes, and it is not optional.

A district was created for this project in early 2022. In the autumn of 2025 it issued two series of bonds totalling about 20.3 million dollars. One series runs out to the 2050s at rates in the mid-six percent range. The other, about 12 million dollars of it, carries a single balloon payment due in the mid-2030s, which is the structure developers use when they expect lot sales to retire that piece early. Spread across the planned home count, the borrowing works out to roughly 60,000 dollars of district debt attributable to each lot, which also tells you the issue was sized on the full 338-home build.

What the district has not done is publish an adopted per-home assessment that a buyer can be quoted. We looked for it. The figures above come from the bond issue itself, which is public, and our own arithmetic on those terms points to an annual charge in the low thousands of dollars per home. That estimate is ours, derived from the published borrowing, and it is not a number the district has adopted. The range it falls in depends heavily on how much of that balloon piece gets paid down as lots close, which is not knowable yet.

The reason to say all of this now, rather than wait for a sales office to explain it, is that district assessments are the single most common unpleasant surprise in Florida new construction. A home that looks competitively priced against a nearby resale can carry a few hundred dollars a month of district debt that the resale does not. It is not a reason to avoid the community, and the money does buy real infrastructure. It is a reason to ask for the district's assessment in writing, as a dollar figure, before you sign a contract, and to make sure it is in the payment estimate your lender is working from.

There is also a part of this most buyers never think to check: some districts also levy a separate annual operations and maintenance assessment, on top of the debt assessment, to cut the grass and run the amenities. Ask whether this district intends to, and whether there will additionally be a homeowners association with its own dues, because it is possible to have all three.

One more practical note on the district, because it affects resale and not just the monthly payment. District debt attaches to the lot, not to the owner, so when you eventually sell, your buyer inherits the remaining assessment and will price it in. That cuts both ways. Early on it is a drag on resale value against nearby homes with no district. Later, as the balance amortises and the infrastructure matures, the gap narrows. It is worth asking at purchase how many years of payments remain and whether the district has the option to refinance, because a refunding at lower rates is the one thing that can reduce an assessment that otherwise only ever steps down on schedule.

What is actually on record

The land is a single undivided parcel of about 145 acres, bought in the autumn of 2024 by a development company. The planning history goes back further than that: an earlier master plan in 2017, a rezoning in 2021 that removed the multifamily component and set a ceiling well above the current plan, and the district's creation in 2022. The current proposal is up to about 338 single-family homes, and the final plat now under review covers the first 160 of them.

Site work is the genuine activity here. The city has two issued permits in active inspection: one for the subdivision itself, issued in the late summer of 2025, and a second issued that December for off-site sewer and water improvements, which is the work that connects a project this size back to the city system. Between them they carry well over a hundred dated inspection records, and parts of the off-site work have already been given final approval. A lift station is still outstanding.

No final plat has recorded, so the site is still legally one parcel rather than 160 or 338 lots. The final plat application was still pending at the city as of late October 2026, having been through more than one round of revisions. Until it records, there are no street names, no addresses and no house permits, and that is the honest reason this page cannot give you an address or tell you which school a child would attend.

No homebuilder appears anywhere. The parties on the record are the landowner, a civil engineering firm, a paving contractor and the district's management company. On a project of this size a builder, or several, is typically brought in once lots are platted and ready. That announcement is one of the things this interest list exists to catch. Subdiview is not affiliated with, endorsed by, or sponsored by the developer of Southridge or any builder who may later be announced here. Community and company 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 between St. Augustine and Daytona Beach, most of it a platted residential grid drawn decades ago and filled in gradually ever since. This site is not in that grid. It is further west, out past it, on the far side of US-1, which puts it at the city's developing inland edge rather than inside the established part.

What that means day to day is a longer drive to most things and a shorter one to the highway. US-1 is at the doorstep and Interstate 95 is the artery that makes the location work, with Daytona Beach and Ormond Beach a straightforward run south and St. Augustine a comparable one north. The beach is a real drive from here rather than a few minutes. Flagler County's own employment base is concentrated in health care, education, local government, retail and construction, so households out here commonly pair one local job with one commuting one.

The oddity of this particular piece of land is worth knowing, because it explains what you will see if you go and look. Long before Palm Coast existed, a town called DuPont was platted across this ground. It never really filled in, but its street names survive on the maps and in the county's records: Horseshoe Avenue, Fiesta Drive, Lucky Street. Those are private roads and scattered rural frontage, not anything this project has built. If you search the area and find street names with almost no houses on them, that is what you have found, and none of it tells you anything about where the new streets will go.

The honest tradeoffs here are the ordinary ones for a developing edge, and they are more pronounced than they would be closer in. Shops, restaurants and services are a drive. The surrounding land is largely undeveloped, which is pleasant now and is also where the next projects will go. And the roads out here were built for the rural density that preceded all of this, so a few hundred new homes arriving over a few years will be felt at the intersections long before any road is widened.

See the cross streets on a map

What the next year or so looks like

Because this community is caught mid-process, the order things happen in explains both why there is no price yet and how much warning you are likely to get.

The current phase is horizontal construction. Stormwater ponds are dug and shaped, road beds are cut and compacted, and 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 lift station that push waste out to the city system, then potable water, then the reuse main that will carry irrigation water to the lots. Each is inspected separately, items get rejected and redone as a matter of routine, and the city holds a maintenance bond at the end. On this project that work is running on two permits at once, because a site this far out also needs off-site sewer and water brought to it before anything inside the subdivision can connect.

When that infrastructure is accepted, the final plat can record. That single event turns one 145-acre parcel into individually saleable lots with legal descriptions, and it is also the moment street names come into existence. They are not being withheld from this page: they genuinely have not been assigned. The county then assigns house numbers, and shortly after that the first house permits are pulled, usually for a model and a few speculative homes near the entrance.

Somewhere in that sequence a homebuilder is announced and sales open, and on a project with a district already in place and bonds already sold there is real financial pressure to reach that point rather than sit. Pricing usually appears quietly, as a starting figure on a builder's site, weeks before anything goes up on the road. The practical consequence is that the earliest release pricing and the best lot selection are typically gone before the community is visible to anyone driving past.

No date attached to this community anywhere should be read as a commitment, including a date a sales agent gives you later. A pending plat can add months. Earthwork stalls in a wet season. Utility acceptance can hinge on one failed test and a re-inspection.

The land before this

It is unusual for a new subdivision to be built on top of a town that already has a name, and that is more or less what is happening here. DuPont was platted as a town on this ground generations ago, in the era when Florida land was laid out on paper and sold on optimism, and it never filled in. A scattering of rural homes, a grid of private lanes and a recorded plat are what remained.

For a buyer this is mostly a curiosity, but it has two practical effects. The first is the map confusion already described: street names exist out here with almost nothing on them, and they belong to the old town rather than to this project. The second is that a handful of pre-existing properties and private roads sit in and around the site, so the new subdivision will not be a clean rectangle of uniform new houses the way an interior Palm Coast project would be. Some of the edges will back onto older rural frontage. For some people that is a drawback and for others it is the appeal, and either way it is better known in advance than discovered at a walkthrough.

The rest of what it costs to own here

Beyond the district, the cost picture in this city 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 identical 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 the one that surprises people: until a house exists the land is assessed on its own, so the bill steps up sharply once the home is finished and assessed. Remember that the district assessment sits on top of this, not inside it.

Palm Coast also raised its impact fees on 1 October 2025, and this project is building 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, with a county school fee of about 5,450 and water and sewer capacity charges together coming to roughly 10,570. Those are paid as the homes are permitted and are already inside the price of a new house, which is much of why new construction in this city does not look cheap against the older stock nearby.

On flood risk, the entire site is mapped outside the special flood hazard area on the countywide maps that took effect in 2018, so a lender will not require a flood policy here. That is genuinely good news and it is not the whole story. 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. An optional policy on a site like this is comparatively cheap, which is a different thing from unnecessary.

Insurance generally deserves more attention here than buyers from other states expect. It is frequently the difference between a payment working and not, and it is the line item most often missing from a first payment estimate. New construction has a real advantage: a brand-new home built to the current wind code, with a new roof and new openings, is exactly what a wind-mitigation inspection credits, and premiums often come in well below those on an otherwise comparable home from the 1980s or 1990s. Get a quote on a specific plan and a specific lot rather than accepting a placeholder figure.

How this compares nearby

The comparison that matters most is with Old Kings Village, a smaller community at a similar stage of site work on the other side of Palm Coast, on Old Kings Road South. The two are easy to confuse and the difference between them is almost entirely cost structure rather than product: that project has a named national homebuilder on title and, as things stand, no community development district, while this one has a district with bonds already issued and no builder named. At this stage, with no prices on either, that contrast is worth more to a buyer than any floor plan comparison.

More broadly, the real decision for most people looking out here is a new home on the inland edge against resale stock in Palm Coast's older platted grid. The resale is usually cheaper per square foot, closer to services, and twenty to forty years older, with the roof, windows, plumbing and insurance consequences that implies. The new home carries the impact fees and, here, the district assessment, but arrives under current code with a warranty. Flagler Schools is a single countywide district, so unlike in a multi-district county the school question is not a reason to favour one Palm Coast neighbourhood over another.

Buying new construction with your own agent

The person at a builder's sales desk works for the builder. That is their job and they are usually good at it, but it means the only person reading the contract on your behalf is whoever you bring with you.

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 a sales office. Walk in alone, register yourself, and many builders will decline to recognise an agent afterwards, which means the help you were entitled to has been given away for free.

On a community like this one there is more than usual to read. A district assessment has to be disclosed, and the disclosure is worth reading properly rather than initialling: what the annual charge is, how long it runs, whether it can be prepaid at closing, and whether there is a separate operations assessment or a homeowners association on top. Add the ordinary pre-construction questions about what the builder may substitute, what happens if completion slips, how the deposit is held, what the warranty covers, and whether the lot premium and the closing-cost incentive are tied to using the builder's own lender.

What is still genuinely unknown

The gaps on this community are real, and a page that smoothed them over would be less useful than one that names them.

There is no homebuilder on record. There is no adopted district assessment figure, so every per-home number in circulation, including our own estimate above, is derived rather than quoted. The final home count is unsettled between the roughly 338-home plan and the 160-lot first phase, and which 160 of those lots come first is not published. No street names or addresses exist, which is also why the specific zoned elementary, middle and high schools cannot be confirmed. The amenity centre is permitted but its scope is not published. No product line, square footage, lot mix or price exists. And the timing depends on utility acceptance and a pending plat, neither of which runs to a published schedule.

Most of those answers tend to arrive together, in a single week, when a builder decides to go to market. That is the moment this list exists for.

Questions people ask