Plantation Bay HOA Guide

Bunnell / Ormond Beach, Flagler County & Volusia County · HOA, CDD, rules, builders and amenities in plain English

At a glance

Location	Straddles the Flagler–Volusia county line. The Reserve is in Bunnell (Flagler County); much of Plantation Bay is in Ormond Beach (Volusia County).
Builders	ICI Homes
Home types	Townhomes, single-family and custom to-be-built homes in a gated golf community
HOA	Yes. Dues vary by section — ask us for the figure for your section.
CDD	Not confirmed — we're checking.
Status	Selling

Builders and starting prices

Starting prices as advertised in October 2026. Prices change often, and builders run incentives that come and go. Ask us for the current numbers before you visit.

Builder	Homes	From	Floor plans
ICI Homes	The Reserve at Plantation Bay — gated, custom to-be-built single-family (Bunnell side)	$874,800	12 plans, about 2,939–4,217 sq ft, 3–5 bedrooms, 2- to 4-car garages
ICI Homes	Plantation Bay (Ormond Beach side) — Westlake Townhomes, Westlake Single Family, Westlake Executive and Prestwick Estates	$403,900	Townhomes about 1,643–2,097 sq ft, 2–3 bedrooms; single-family about 2,193–4,217 sq ft across the other series

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

HOA and CDD at Plantation Bay

HOA

Plantation Bay has homeowners association dues, and the amount depends on which section the home is in.
One May 2026 resale listing on the Volusia side showed a section fee of $288/month plus a Plantation Bay fee of $363/quarter (listing data) — confirm the figures for your section before relying on them.
The builder does not publish dues. Ask us for the current figure for the section you are considering.
Golf and club memberships are optional, per the builder. Membership costs are separate from HOA dues.
Association (sub-association): Prestwick Townhomes II at Plantation Bay Property Owners Association, Inc. (Florida not-for-profit). It is also part of the Plantation Bay Master Association, whose separate assessments can include bulk cable, internet or phone service.
Annual assessment: the 2012 Declaration capped first-year dues at $1,560 per lot. After that, the Board may raise the cap up to 10% a year (more only by a unanimous Board vote). Dues may be billed monthly, quarterly or annually. No current budget is on file.
Capital contribution at closing: up to half of one year's annual assessment, as set by the Board. It applies to resales as well as builder sales.
The Association may charge a reasonable fee for an assessment status (estoppel) certificate. Late fees apply after 15 days, and 18% interest after 30 days.
Golf and club (separate from the HOA): Plantation Bay Country Club is a privately owned, for-profit club. Membership is optional, with its own non-refundable initiation fee, annual dues and an annual food and beverage minimum, all set by the club owner. Categories include Full (golf), Sports, Fitness and Clubhouse (residents only). Club membership is not transferable when the home sells, except to a surviving spouse.
Club tenant rule: a member can pass club privileges to a tenant only if the lease is at least 7 months, with club approval and a tenant fee.

CDD

Not confirmed — we're checking. Ask us before you write a contract.
If there is a CDD, its assessment would appear on the Flagler or Volusia County property tax bill and would vary by lot.

Rules that affect daily life

Topic	What the documents say
Which homes these rules cover	The only HOA declaration on file is for Prestwick Townhomes II at Plantation Bay (Section 2E-V, Unit 4, in Volusia County). It does not cover all of Plantation Bay. That neighborhood is also subject to the Plantation Bay Master Covenants, which are not on file. Where the two conflict, the stricter rule controls.
Renting	In Prestwick Townhomes II, a home may not be leased for less than 3 months or more than 3 times in a calendar year. Before a tenant moves in, the owner must give the Association a copy of the lease with every tenant's name and address, plus the owner's mailing address during the lease. Leasing itself is not treated as a prohibited business.
Home business	Homes are for residential use. Home-based businesses are allowed only if they bring no more traffic than a normal household would.
Pets	Dogs must be under control and leashed outside the home. Cats must be kept indoors. No breeding or commercial use. Owners must pick up after their pets right away. The Board can bar any animal that becomes dangerous or a nuisance, or require an owner to reduce the number of pets. The original 2012 declaration had a 50-pound weight limit and a limit of 2 pets. The 2014 First Amendment struck both limits.
Vehicles and parking	Only working passenger cars, vans, motorcycles and trucks of half-ton capacity or less are allowed. No boats, campers, RVs, motor homes or trailers of any kind, and no tarp-covered cars. Commercial vehicles (presumed if they show business lettering or logos) may not be parked regularly. Residents must park in their driveway or the pull-off space on their lot. Guests may park on the street while visiting, but not from 10 p.m. to 7 a.m. Emergency repairs must be finished within 48 hours. The Board can fine for repeated violations.
Fences and yard structures	No fences, walls, storage areas or structures in the front, rear or side yards beyond what the builder originally installed (a mailbox is allowed). No extra parking pads. Sheds, detached garages, tents and similar structures need the Board's written consent.
Exterior changes	Any change to the outside of a unit (structure, roof, exterior color, additions, screen enclosures, fences, landscaping and so on) needs prior written approval from the Architectural Review Committee (ARC). The ARC has 45 days to decide, and nothing is approved unless the approval is in writing. The ARC may charge review fees and require a construction deposit. Window AC units are not allowed. Broken windows and doors must be replaced to match the originals. Owners may not stain, paint or cover driveways.
Signs	No signs visible to the public unless they meet size and design criteria set by the Board.
Trash	Trash must be kept inside the unit or in concealed sanitary containers, except for regular collection. Owners must take part in any available recycling program.
Other restrictions	No play equipment in driveways, yards or rights-of-way, including basketball hoops, skateboard ramps, goals and swing sets. Antennas and satellite dishes need Board approval as allowed by law. No artificial turf or plants without approval. Trees over 6 inches in diameter may not be removed without Board consent. No boating or swimming in community lakes. No wells. Owners must insure the home for full replacement cost and give the Association proof within 15 days of closing and at each renewal.
Maintenance split	The Association maintains the roofs, gutters and exterior building surfaces, routine lawn and landscaping, and the shared irrigation, and keeps an annual termite inspection and bond for each unit. Owners maintain glass, screens, doors, AC, plumbing and electrical, and their own driveway and sidewalk.

Amenities

Gated community with 2.5 championship golf courses, the 40,500 sq ft Founders Club, the Prestwick Clubhouse, a 7,000 sq ft spa and fitness center, lighted Har-Tru tennis courts, pickleball, a restaurant and event spaces. It is a golf-cart community. Club memberships are optional, and residents of The Reserve can access the Plantation Bay club amenities.

Before you buy here

Confirm which county the home is in. Taxes and records differ between Flagler and Volusia.
Get the HOA dues for the specific section — Plantation Bay has both a section fee and a master fee.
Golf community: ask what club membership levels cost and what is included. Membership is optional and separate from HOA dues.
Ask the builder for its written warranty booklet before you sign.
Bring your agent (or call us) before your first visit so you're registered with the builder.

Get the Plantation Bay HOA packet

We’ll send you the HOA and CDD information we have on file and run the true monthly cost on any home you like, including HOA, CDD, taxes and insurance.

Request the HOA packet Call 386.449.9248 All communities

Sources: Builder website (October 2026); community directory (October 2026); resale listing data (May 2026); Declaration of Covenants and Restrictions for Prestwick Townhomes II at Plantation Bay, recorded April 10, 2012 (Volusia OR Book 6699, Page 1031) ('PT 2 Declaration of Covenants and Restrictions'), which includes the First Amendment recorded September 2014; Plantation Bay Country Club Membership Plan and Rules and Regulations, revised April 2020; Addendum to the Membership Plan, effective January 1, 2022. All are more than 12 months old. The Plantation Bay Master Covenants and current HOA budgets are not on file.

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.