PALM COAST, FL – February 25, 2023 – What is age-restricted 55+ housing availability in Flagler/Palm Coast Fla.? Housing provided under the Housing for Older Persons Act (HOPA} is commonly called age-restricted housing or 55+ housing. HOPA exempts such qualifying communities from an FHA ban against discrimination based on age or familial status.
Age-restricted housing in Florida falls into one of two categories:
- Housing intended for occupancy solely by persons aged 62 and older.
- Housing is designated such that at least 80% of the units are occupied by at least one person aged 55 years and older.
The standard for 62+ communities is self-explanatory. For fee simple single-family homes, condominiums, or apartments, all residents must be at least 62 years old. Rules covering 55+ communities come are more loosely defined. They must comply with the Fair Housing Act AND at least 80% of the units must have at least one occupant who is at least 55 years old.
Within these parameters, the HOA or Condominium documents determine what is allowed in each community. One community may follow the minimum 80% rule where up to 20% of the units could be occupied by families with young children. The documents could also require that all residents be 55+ or any combination in between. Given HUD compliance, the developer has a very broad latitude when creating the community’s rules.
Advantages of living in an age-restricted community
- Safety – most age-restricted communities are gated with sidewalks and street lighting.
- Generally, residents will find quiet, age-appropriate neighbors.
- A sense of community – people sharing the same demographics tend to congregate socially and around common activities.
- Affordability – Age-restricted communities are exempt from paying school impact fees. School impact fees in Flagler County are $5,450. In neighboring St Johns County, they are staggered based on square footage but can be as high as $8,554. Volusia County fees are $2,941.75. Impact fees are paid by the builder and are typically passed onto the homebuyer.
- Amenities are likely to be more age-appropriate. More pickleball and less tennis or basketball.
- Age-restricted communities are more likely to be located near shopping, dining, and healthcare centers than job centers.
Palm Coast has nearly 100,000 residents, representing roughly 75-80% of Flagler County’s population. It is a new city designed and successfully marketed by ITT and Levitt as a retirement community. Thus, 31.1% of Flagler’s population is 65 years old or older, nearly twice the national average of 16.5%. Builders have responded to local demographics by bringing several age-restricted communities out of the ground. They include these communities. See the map that follows
55+ Housing in Flagler/Palm Coast- Completed
Park Place is built out with 123 single-family homes built by builder/developer Seagate Homes and builder Holiday Homes. It is a gated community located in the “P” Section of Palm Coast. Amenities include a pool with a cabana, shuffleboard, putting green, and an outdoor kitchen.
Palm Coast Landing Senior Apartments
This completed 71-unit apartment complex is a 62+ project, meaning that all residents must be at least 62 years old. It is within the Town Center boundaries and located conveniently behind a Target-anchored shopping plaza. Palm Coast Landing was built in 2015.
Grand Reserve in Bunnell will have approximately 700 homes at build-out, many gathered around the Grand Reserve Golf Course. Within the community is a gated 55+ neighborhood of 55 existing homes on Birdie Way. Grand Reserve is a DR Horton community. Grand Reserve has a new amenity center with a pool, bocce, fitness center, fire pit, pickleball, and an outdoor kitchen. The golf course is owned and operated by Capstone Golf. The 55+ neighborhood was completed in 2020.
Central Landings at Town Center
This complex of 233 apartments in Palm Coast’s Town Center has both income-restricted units and 83 age-restricted units. Central Landings was built in 2020. Website
Plantation Oaks of Flagler
Plantation Oaks is a gated, active, 55+ community consisting of contemporary manufactured homes, nestled in a 115-acre setting of natural open spaces and wooded preservation areas just off exit 278 on I-95. Website
55+ Housing in Flagler/Palm Coast – Developing and Selling
This gated subdivision has 45 single-family homesites and pads for three multi-family buildings with a total of 96 one and two-bedroom units. Roughly half of the SFR sites are developed. Construction of the multi-family sites has not begun. When completed, the amenities will include a pool with a cabana and a dog park.
American Village is located in the “P” Section of Palm Coast, close to several city amenities. The low HOA fee includes lawn maintenance and passive video monitoring of all common areas. American Village is a project of Hammock Real Estate.
Matanzas Lakes is another gated 55+ community being developed by Seagate Homes. Its 107 home sites are located in the Matanzas Woods subdivision or “L” Section of Palm Coast. Homes are in the 1,623 to 2,033 SF range. There are some lake and dock homesites. Amenities include a pool, sun deck, cabana, and lawn care.
Reverie at Palm Coast
This is the latest 55+ community to come out of the ground in Flagler County. It is located on the west side of US 1 north of Hargrove Grade. Phase I of Reverie consists of 272 single-family homes designated as 55+. The developer is Dream Finders Homes. Dream Finders is offering 15 new home designs ranging from 1,693 to 3,732 square feet. Active adult lifestyle amenities will include shuffleboard, bocce, and pickleball courts.
Huntington at Hunters Ridge
This cluster of non-gated 55+ neighborhoods is part of the larger Hunters Ridge development. While Huntington at Hunters Ridge is located within the southern boundary of Flagler County, it is accessed through Volusia County off Airport Road. The community will have a total of 320 units at buildout comprised of single-family homes and attached villas.
- Full lawn and shrub service including fertilization and irrigation.
- Annual pressure cleaning of driveways, sidewalks, and vertical and horizontal surfaces on the exterior of the home
- Internet and cable
- Exterior home painting
- Fitness center
Three builders are active in Huntington, each with their own neighborhood.
Maronda Homes – Huntington Green – Website
Freedom Homes (DR Horton) – Huntington Green – Website
Platinum Builders – Villas at Hunters Ridge – Website
55+ Housing in Flagler/Palm Coast- Arriving Soon
Freedom at Sawmill Branch
This gated 55+ community is being developed by Freedom Homes, a division of DR Horton. It is located within the Sawmill Creek development on the west side of US 1 north of Matanzas Woods Blvd. and across from the Florida Agricultural Museum. Site work is well underway for 411 single-family home sites. The total entitlement for Sawmill Creek is 2,272 residential units of SFR and townhomes. This community will be modeled after DR Horton’s Parkland Preserve in St. Augustine.
Radiance Development in Eagle Lakes
This community planned by Kolter Homes has passed the zoning approval and land use stages. Site work has not begun. When completed, it will have 458 non-age-restricted homes and 775 age-restricted homes. In similar developments, Kolter has featured rich amenity centers with abundant tennis and pickleball courts for active adults.
This 55+ project has been approved for 50 homes. Site work is completed. It is currently in the final plat phase with home construction planned for later this year. Seagate Homes is the developer.