Reserve East HOA Guide

Flagler Beach, Flagler County · HOA fees, rules, builder and amenities in plain English

At a glance

Location	Flagler Beach (Flagler County). Sales center at 23 Orion Dr, Flagler Beach, FL 32136
Builder	Century Communities
Home types	Single-family homes on 40′ and 50′ homesites
HOA	Yes. $140 a month, per the builder (October 2026). Managed by Atmos Living Management Group, (855) 572-8667.
CDD	None. The builder confirmed Reserve East does not have a CDD (October 2026).
HOA fees at closing	New homes: a one-time working capital payment, with the amount set in the builder’s purchase contract. Resales: a $75 administrative processing fee paid by the buyer.
Minimum lease	12 months, and no more than 1 lease in any 12-month period
Pets	Dogs, cats, fish and caged birds only. Up to 2 of each type (fish excepted).

Builder and starting price

Century Communities homes start in the high $300s (advertised October 2026). The 50′ homesite plans run from about 2,468 to 3,161 sq ft, and some have 3-car garages. Prices and incentives change often, so confirm with us before you visit.

Visiting the model homes? Bring your agent, or call us first, so you’re registered with the builder on your first visit.

How the HOA works

HOA dues are $140 a month, per the builder (October 2026).
The Board sets dues from a yearly budget, on a calendar-year fiscal year. Dues are billed quarterly by default. The Board can switch to monthly, semi-annual or annual billing.
A special assessment larger than one-twelfth of the year’s total dues needs a 75% owner vote.
The HOA may bill a shared cable or internet service to all owners as a common expense, and owners can’t opt out.
Owners must carry full replacement-cost insurance on their home.
The builder controls the HOA board until turnover under Florida law, and can amend the declaration until 90% of lots are sold.

Rules that affect daily life

Topic	What the documents say
Renting	Leases must be at least 12 consecutive months, with no more than 1 lease in any 12 months and no subleasing. Timeshares aren’t allowed, so short-term rentals are effectively out. Give the HOA a copy of the lease. The household can be one family or no more than 3 unrelated people.
Pets	Dogs, cats, fish and caged birds, with up to 2 of each type. Leashes required outside, including cats. Pets can’t be left outside unattended or overnight.
Vehicles	No street parking (guests up to 7 days in any 30). No more than 2 vehicles overnight in the driveway. Commercial-marked vehicles, RVs, boats and trailers must be kept out of view. No garage conversions. The original golf-cart ban was struck by an amendment, so confirm the current golf-cart rule.
Fences	Updated by amendment (May 2025). Non-lake lots: white vinyl up to 6′ without needing ARC approval. Lake lots: white vinyl on the sides, but black aluminum (max 4′) along the rear for the first 16′ from the back line. No fences in front of the home.
Pools	Need ARC approval. In-ground pools only, and they must be enclosed. Enclosure color must be approved (no mill-finish aluminum).
Exterior changes	Any exterior change, repaint or landscaping change needs written ARC approval. Work must be finished within 12 months. Trees 4″ or larger in diameter need approval to remove.
Signs	No for-sale signs while the builder still owns lots, and only with ARC approval after that. Open-house signs on the lot during daylight only.
Other	Trash cans are stored in the garage and out no more than 24 hours before pickup. Hurricane shutters need ARC approval, and no accordion shutters on the front. No swimming, boating or fishing in the lakes.

Amenities

The community rules list a clubhouse, swimming pool, lakefront atrium, fire pit and playground, open 8 am to dusk. The builder also advertises pickleball courts and a dog park.

Utilities

Per the builder’s move-in sheet (2025): electric from FPL, water from the City of Palm Coast, gas from TECO Peoples Gas, and internet and cable from AT&T. Utilities must be in the buyer’s name within 72 hours of closing.

Before you buy here

Get the working capital amount from the builder contract.
Ask whether there’s any shared cable or internet charge on top of the HOA dues.
Ask for Century’s warranty booklet and the current incentive and preferred-lender terms in writing.
Investors and military buyers: the 12-month minimum lease and the one-lease-per-year limit affect rental plans.

Get the Reserve East HOA packet

We’ll send you the recorded declaration and amendments we have on file, and run the true monthly cost on any home you like.

Request the HOA packet Call 386.449.9248 All communities

Sources: Declaration of Covenants (recorded April 1, 2025, Flagler County Instr. 2025013731), First Amendment (recorded April 24, 2025) and Second Amendment (recorded May 16, 2025); Century Communities Utilities & HOA sheet (2025); Century Communities website and sales manager (October 2026). These documents are more than 12 months old, so later amendments and the ARC guidelines may apply.

The Decker Group Brokered by Navy To Navy Homes
Garrett Decker, Broker Associate BK 3466920 · Mortgage Loan Originator NMLS 2567934, FLO Mortgage (Company NMLS 1835856) · Angel Decker, Sales Associate SL 3530137 · Brokerage CQ1038170
386.449.9248 · buyahomeatthebeach.com · BUILT ON TRUST. DRIVEN BY RESULTS.

Information provided by the builder/HOA and subject to change. Verify all fees, terms, and figures directly before relying on them. This page summarizes community documents in plain English and is not legal advice. Have a real estate attorney review contract and HOA questions.