Two counties, two buyer profiles, one research gap
The Palm Coast / Daytona Beach corridor spans 70 miles of Northeast Florida coast from the Daytona Beach LPGA Boulevard corridor in Volusia County north through Palm Coast and Flagler Beach in Flagler County. Buyers typically arrive from the Northeast — New York, New Jersey, Connecticut, Massachusetts, Pennsylvania — drawn by Florida's no-income-tax structure and home prices well below South Florida.
The anchor community — Latitude Margaritaville Daytona Beach — sold out its 3,763 homes in May 2025, nearly five years ahead of original projections. It is now a 100% resale market. That matters for buyers: no builder incentives, no new construction pricing, and a critical tax reset that most buyers don't understand until their first tax bill arrives.
Flagler County's Palm Coast communities are newer, smaller, and still in active construction phases. The tax math differs meaningfully from Volusia County. We cover both.
The Save Our Homes Reset
When you buy a resale home in Latitude Margaritaville, the assessed value resets to your purchase price. The seller's $3,200/year tax bill can become your $8,400/year bill on Day 1. We show the math.
CDD Fees on the Tax Bill
Latitude Margaritaville carries a Community Development District assessment. It appears as a line item on your property tax notice — not in the HOA fee. Most buyers don't see it until closing.
Volusia vs. Flagler Tax Rates
Volusia County effective rate runs ~0.96%. Flagler County runs ~1.05%. On a $450,000 home that's a $405/year difference before homestead exemption. Over 10 years: $4,050. We compare both counties side by side.
Daytona Beach, Ormond Beach & DeLand
Latitude Margaritaville Daytona Beach Resale Only3,763 Homes
Full community guide →Plantation Bay Golf & Country Club
Full community guide →Huntington at Hunter's Ridge
Full community guide →Cresswind at Victoria Gardens Active Sales
Full community guide →Halifax Plantation
Full community guide →Palm Coast, Flagler Beach & Bunnell
Reverie at Palm Coast Active Construction
Full community guide →Park Place Palm Coast
Community guide →American Village Palm Coast
Community guide →Matanzas Lakes
Community guide →Freedom at Sawmill Branch
Community guide →Volusia vs. Flagler — what the numbers actually mean
Florida has no state income tax. Property taxes are the primary recurring government cost for retirees, and they vary by county. Here is what a 55+ buyer actually pays in each county after applying the standard $50,000 homestead exemption, using 2024–2025 millage data.
| Scenario | Volusia County | Flagler County |
|---|---|---|
| $400K purchase price | ~$3,360/yr | ~$3,675/yr |
| $500K purchase price | ~$4,320/yr | ~$4,725/yr |
| Effective rate (after homestead) | ~0.96% | ~1.05% |
| Save Our Homes cap (after Year 1) | 3% max annual increase | 3% max annual increase |
| Senior exemption (65+, income limits) | Additional up to $50K assessed value reduction | Additional up to $50K assessed value reduction |
The Save Our Homes Reset — What Latitude Margaritaville Resale Buyers Must Know
Florida's Save Our Homes amendment caps annual assessed value increases at 3% for homesteaded properties. A seller who bought at $300,000 in 2019 may have an assessed value of $340,000 today despite a market value of $490,000 — resulting in a tax bill around $3,264/year. When you buy that same home at $490,000, the assessed value resets to $490,000 on January 1 of the following year. Your first full tax bill: approximately $4,704/year — a $1,440/year increase the seller's listing never mentions. Always request the buyer's projected tax estimate from the Volusia County Property Appraiser, not the seller's current bill.
Go deeper before you decide
Questions about this market?
Our team can help you compare communities, understand the true all-in costs, and identify which community fits your budget and lifestyle before you make the trip.
Get Free Research Help →Tax estimates are based on publicly available Volusia and Flagler county millage rates and are provided for research purposes only. Actual tax bills depend on assessed value, applicable exemptions, CDD assessments, and municipal levies specific to each property. Consult the Volusia County Property Appraiser (vcpa.vcgov.org) or Flagler County Property Appraiser for figures specific to your purchase. HOA fees are subject to change; verify with each community's HOA prior to closing. Nova55Living has no financial relationship with any community listed on this page.