Seminole Palms HOA & CDD Guide

Palm Coast, Flagler County · HOA and CDD fees, rules, builders and amenities in plain English

At a glance

Location	Palm Coast (Flagler County), off Ribbon Pl and Enclave Ave, ZIP 32164
Home types	Single-family homes and townhomes
HOA	Seminole Palms of Flagler Homeowners Association, Inc. $185 a year, per the builder (October 2026).
CDD	Yes. The Seminole Palms Community Development District. Its assessment is billed on the Flagler County property tax bill, separate from HOA dues. Per the builder (October 2026), about $2,103 or $2,235 a year, depending on lot width.
HOA fees at closing	$300 Initial Contribution when you buy new, and a $300 Resale Contribution on every later sale
Minimum lease	7 months
Pets	Up to 3 household pets

Builders and starting prices

Starting prices as advertised in October 2026. Prices and incentives change often, so confirm with us before you visit.

Builder	Home type	From
Ryan Homes (Townhomes)	Townhomes	$236,990
Ryan Homes	Single-family	$279,990
Maronda Homes (Enclave at Seminole Palms)	Single-family, block construction	$289,900
Century Communities (Palm & Magnolia Series)	Single-family	$293,990 Palm · $359,990 Magnolia
Richmond American	Single-family	$309,950
Pulte Homes	Single-family	$309,990

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

HOA vs. CDD at Seminole Palms

HOA

The Board sets dues from a yearly budget. The declaration says there is “no maximum guaranteed level.”
HOA dues are $185 a year, per the builder (October 2026).
Dues are collected quarterly unless the Board sets a different schedule.
Townhomes pay an extra “Service Area” assessment. It covers HOA lawn and irrigation care, exterior repainting and non-structural roof repair and replacement.
Single-family owners maintain their own lot and the strip between it and the street.

CDD

The CDD owns the amenity center, roads and stormwater system.
The assessment shows up on your Flagler County tax bill, not your HOA bill.
It has a yearly maintenance part plus a bond (debt) part. The amount depends on whether it’s a townhome or a 40′ or 50′ lot, and whether the builder paid down the bond on your lot.
Per the builder (October 2026), the CDD runs $2,103.20 or $2,235 a year, depending on lot width.
Ask for the exact CDD figure for your lot before you write a contract. District info: seminolepalmscdd.com

Rules that affect daily life

Topic	What the documents say
Renting	Leases must be in writing and at least 7 months long. No short-term or transient rentals, room rentals or B&B. There’s no cap on how many homes can be rented. Give the HOA a copy of the lease. While your home is rented, you give up amenity use. Leasing rules that conflict with FHA, VA or USDA loan requirements don’t apply to homes with those loans.
Pets	Up to 3 household pets. Leashes required outside. No tie-outs, dog runs or kennels.
Vehicles	Park in the garage or driveway only. Pickups, vans and SUVs are fine if they fit the driveway and aren’t commercially registered. Commercial vehicles, RVs, boats, trailers and campers go in the garage. A boat, RV or camper may sit in the driveway up to 24 hours in any 3-day period. Golf carts and ATVs must be stored in the garage. No garage conversions.
Fences	Need architectural (ACC) approval. The approved style is a 5′ black 3-rail aluminum picket fence. No chain link, wood or PVC. It must sit 10′ back from the front corners of the house. Townhomes can’t have fences, only an approved privacy panel.
Pools	Single-family lots only, behind the house. Screen enclosures must stay below the roofline with bronze or black frames. No above-ground pools. Townhomes can’t have a pool or spa.
Exterior changes	Any exterior change needs ACC approval before you pull a permit, including paint, landscaping, any new tree or any plant that grows 3′ or taller, shutters and sheds. If the ACC doesn’t respond, that counts as a denial.
Signs	The declaration broadly restricts signs, and it has no exception for for-sale signs. Flags are allowed as Florida law permits, plus one flagpole up to 20′.
Other	Mail goes to grouped mail centers, not individual mailboxes. Window treatments are required within 30 days of closing. Trash cans must be out of sight from the street. The community is near Flagler Executive Airport, and the declaration discloses possible aircraft noise.

Amenities

Per builder marketing: about 240 acres, with a 6,000 sq ft clubhouse, resort-style pool, fitness center, pavilion and event space, dog park, playground, walking paths, lakes and greenbelt. A kayak launch is planned. The amenity center is owned and run by the CDD.

Before you buy here

Townhome buyers: ask for the Townhome Service Area amount, which is charged on top of the $185 a year.
Get the CDD assessment for your specific lot, both maintenance and bond.
Ask for the builder’s warranty booklet and the current incentive terms in writing.
Investors and military buyers: the 7-month minimum lease and the loss of amenity access while the home is rented both matter for your plans.

Get the Seminole Palms HOA packet

We’ll send you the recorded declaration, community standards and CDD details 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: Seminole Palms Declaration (recorded May 17, 2024, Flagler County Instr. 2024020776); Seminole Palms ACC Guidelines & Community Standards (Rev. 09/2024); Articles of Incorporation (filed July 20, 2023); Seminole Palms CDD; builder websites and Century Communities (October 2026). The declaration and standards are more than 12 months old, so later amendments 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.