The quiet monthly number
Coastal living cost calculator
A $450,000 house is not a $450,000 life. Taxes, wind, flood, HOA, and the utility stack are the carrying cost — before the mortgage.
Where is the house
Default for inland lettered section: none. New south-side CDDs often add $100–$250.
How we estimate
Property tax uses the Flagler County Tax Collector’s 2025 millage: Palm Coast city 4.0893 plus county, schools, mosquito, FIND, and the water-management district (18.17 mills on this scenario). Homestead knocks $25,000 off school levies and $50,000 off the rest. A September closing usually means a year at the full millage before the exemption lands.
Wind premiums are a Palm Coast / Flagler Beach ballpark for 2026, scaled to price and setting — inland lettered streets on the low side, canal and A1A on the high side. Roof age, wind mitigation, and Citizens vs. private can move this thousands a year. Get a quote before you waive the insurance contingency.
Flood is a separate policy. Flagler NFIP averages sit well below South Florida; AE canal lots and VE beach rows do not. Utilities assume FPL plus city water/sewer/trash plus a typical internet bill — not a pool heater or a lift running all summer.
This is a planning tool, not a TRIM notice, an insurance binder, or a lender estimate. Confirm with the Flagler County Property Appraiser, your agent, and the city utility office.