Bolthole Index

Flagler County, Florida

Zoning, building permits and septic rules in Palm Coast, Florida

Palm Coast, Florida, in Flagler County, sets its own zoning through its Land Development Code1. Building permits inside city limits come from the City of Palm Coast Building Services division2. Septic permits for Flagler County addresses come from the Florida Department of Health in Flagler County3. Flagler County's rules apply only outside city limits.

At a glance

Building permit
Required; issued by the City of Palm Coast Building Services2
Zoning
City zoning under the Land Development Code (AGR, EST, SFR, DPX, MFR, MHD, MPD districts)1
Septic permits
Florida Department of Health in Flagler County3
Minimum home size
1,200 sq ft in SFR-1 to SFR-5, EST-1, EST-2 and AGR4
Minimum lot
6,000 sq ft in SFR-1; 5 acres in AGR5
Front setback
20 ft in SFR-1; 50 ft in AGR6
Flood areas
Development in a flood hazard area needs floodplain review7
RV or tiny-home living
Not confirmed; ask the Planning Division8

Who to call

Building permits

City of Palm Coast Building Services

Building permits, plan review and inspections inside Palm Coast city limits

(386) 986-3780

buildingdivision@palmcoastgov.com

160 Lake Avenue, Palm Coast, FL 32164

Online permits →

Zoning

City of Palm Coast Planning Division

Zoning, the Land Development Code and development orders inside Palm Coast city limits

(386) 986-3736

planningdivision@palmcoastgov.com

160 Lake Avenue, Palm Coast, FL 32164

Septic permits

Florida Department of Health in Flagler County, Environmental Health

Septic (onsite sewage treatment and disposal system) permitting and inspection for Flagler County

386-437-7358

chd18webmaster@flhealth.gov

P.O. Box 847, Bunnell, FL 32110

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 17, 2026.

Off-grid gear

Going off-grid in Palm Coast means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Palm Coast, Florida?

Yes. Palm Coast, Florida requires a building permit for construction, additions, alterations, repairs and changes to electrical, gas, mechanical or plumbing systems, and the permit comes from the city's building official2. A new home inside city limits also needs a site development permit, and the building permit is not issued until the site development permit is issued2. Palm Coast's owner-builder route exists, but the city warns that pulling a permit for work you will not supervise yourself carries penalties and injury risk2.

Flagler County's separate permitting office handles only unincorporated land, so a Palm Coast lot does not go through the county counter9.

Who issues building permits in Palm Coast, and how do you reach them?

The City of Palm Coast Building Services division issues building permits, reviews plans and schedules inspections inside city limits. Call (386) 986-3780 or email buildingdivision@palmcoastgov.com2. Applications go through the city's online permit portal2. The city says the processing time for a permit is usually 5-10 days2.

For a development order, which comes before site work, contact the Planning Division at (386) 986-37368. Planning reviews development plans and issues development orders8.

Does Palm Coast have zoning, and what does it mean for lot size and setbacks?

Palm Coast has its own zoning. Inside the city, districts include AGR, EST-1/2, SFR-1 to SFR-5, DPX, MFR-1/2, MHD and MPD1. The Planning Division maintains the Land Development Code8. Rules differ by district, so check the zoning of the exact lot first.

In SFR-1, the minimum lot is 6,000 sq ft; in AGR it is 5 acres, and an AGR lot using a well or septic needs at least one acre of contiguous upland5. SFR-1 setbacks are 20 ft front, 10 ft rear and 5 ft interior side; AGR setbacks are 50 ft front, 50 ft rear and 25 ft interior side6. The minimum living area is 1,200 sq ft in SFR-1 to SFR-5, EST-1, EST-2 and AGR4. Maximum height is 35 ft in SFR-1 and AGR10. The impervious surface limit is 0.75 in SFR-1 and 0.25 in AGR11.

How do septic permits work in Palm Coast?

Septic permits in Flagler County, including Palm Coast addresses, come from the Florida Department of Health in Flagler County, not from the city3. The applicant submits the state application, a site plan, a building floor plan and the fee, and a qualified professional must evaluate the site3. Florida requires a septic permit for any new, replacement, repair or modification work on a system12.

Soils matter here. USDA rates 0% of Flagler County's soils as not limited for a conventional drain field, so expect a site evaluation and often an engineered system13. We could not confirm whether a particular Palm Coast lot must connect to city sewer instead; ask Building Services at (386) 986-37802.

Can you live in an RV or tiny home on your land in Palm Coast?

We could not confirm whether Palm Coast allows living in an RV or a tiny home on a private lot; ask the Planning Division at (386) 986-3736 before you buy8. Florida's rule on RVs covers permitted RV parks and camps, not a private lot14. Manufactured homes installed in Florida need an onsite inspection and a certificate of occupancy, and local governments keep control of zoning and setbacks15. An accessory dwelling unit is possible only where the local government has adopted an ordinance allowing it, and we could not confirm that Palm Coast has16.

Building a home in Palm Coast: the steps, in order

  1. Confirm the lot's zoning district and its lot size, setbacks and minimum home size in the Land Development Code5.
  2. Ask the Planning Division about a development order8.
  3. Check the lot against flood hazard maps, because development in a flood hazard area is regulated by the city7.
  4. Apply to the Florida Department of Health in Flagler County for a septic permit if the lot is not on sewer3.
  5. Get the site development permit, then the building permit through the online portal2.
  6. Schedule inspections through Building Services2.

What stays with Flagler County, and what to check before you buy

Flagler County's own zoning and building permits apply to unincorporated land outside Palm Coast; see the Flagler County page for those rules17. Septic permits stay with the county health department for every address3.

Flagler County's typical home value is $350,829 and its effective property tax rate is 0.8%1819. The typical home insurance premium is $3,515 a year20. Ask the city whether a lot falls in a flood hazard area, since the city uses the county's June 6, 2018 flood study as its minimum basis7.

Watch-outs

  • We could not confirm Palm Coast's rules on tiny homes, accessory dwellings, short-term rentals, permit fees or driveway permits; ask Building Services at (386) 986-3780 or Planning at (386) 986-373628.
  • Flagler County's rules for unincorporated land do not apply inside Palm Coast, and the city's rules do not apply outside it17.
  • Septic permits and wells follow state rules and the county health department even inside the city3.

Sources

  1. Palm Coast LDC Sec. 3.02 Residential Zoning Districts (Palm Coast), quoted and re-checked
  2. City of Palm Coast Building Services (palmcoast.gov)
  3. Onsite Sewage FAQ - Permitting, quoted and re-checked
  4. Palm Coast LDC Sec. 3.02 Residential Zoning Districts (Palm Coast), quoted and re-checked
  5. Palm Coast LDC Sec. 3.02 Residential Zoning Districts (Palm Coast), quoted and re-checked
  6. Palm Coast LDC Sec. 3.02 Residential Zoning Districts (Palm Coast), quoted and re-checked
  7. Palm Coast LDC Sec. 10.02 Floodplain Management (Palm Coast), quoted and re-checked
  8. City of Palm Coast Planning Division (palmcoast.gov)
  9. Central Permitting, quoted and re-checked
  10. Palm Coast LDC Sec. 3.02 Residential Zoning Districts (Palm Coast), quoted and re-checked
  11. Palm Coast LDC Sec. 3.02 Residential Zoning Districts (Palm Coast), quoted and re-checked
  12. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  13. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  14. Florida Statutes Chapter 513: Mobile Home and Recreational Vehicle Parks (Florida statewide rule), quoted and re-checked
  15. Florida Statutes § 320.8285: Onsite inspection (Florida statewide rule), quoted and re-checked
  16. Florida Statutes § 163.31771: Accessory dwelling units (Florida statewide rule), quoted and re-checked
  17. Zoning Districts Flagler County, quoted and re-checked
  18. Typical home value (Zillow): Bolthole Index county data
  19. Effective property tax rate: Bolthole Index county data
  20. Typical home insurance premium: Bolthole Index county data

Written October 17, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Palm Coast

Palm Coast’s own rules

  • Local zoningPresent

    Land inside Palm Coast city limits

    • Districts include AGR, EST-1/2, SFR-1 to SFR-5, DPX, MFR-1/2, MHD, MPD.
    “The purpose of the Single-Family Residential Districts is to provide areas for detached single-family dwellings and accessory uses in low to medium density residential neighborhoods.”
  • Zoning districtsPublished

    Residential zoning districts inside Palm Coast city

    • Nonresidential districts not reviewed.
    “The following table contains a list of uses allowed in each district, and specifies if they are permitted by right (P) or if they require special exception approval (S)”
  • Minimum dwelling sizeDistrict specific (with conditions)

    SFR-1 through SFR-5, EST-1/2 and AGR districts inside Palm Coast city

    • 1,200 sq ft in SFR-1 to SFR-5, EST-1, EST-2 and AGR; MHD 600; DPX 800; MFR 650.

    minimum living area SFR-1 and AGR: >= 1200 sq ft

    “Minimum Living Area (square feet) 1,200 1,200 1,200 1,200 1,200 1,200 1,200 1,200 600 800 12 650 650”
  • Minimum lot sizeDistrict specific (with conditions)

    SFR-1 (6,000 sq ft) and AGR (5 acres) districts inside Palm Coast city

    • Column order: SFR-1, SFR-2, SFR-3, SFR-4, SFR-5, EST-1, EST-2, AGR, MHD, DPX, MFR-1, MFR-2.
    • AGR lots using well or septic need at least one acre of contiguous upland (footnote 2).

    SFR-1 minimum lot: >= 6000 sq ft · AGR minimum lot: >= 5 acres

    “Minimum Lot Size 6,000 sq. ft. 7,500 sq. ft. 10,000 sq. ft. 12,000 sq. ft. 20,000 sq. ft. 1.0 acre 1 2.5 acres 1 5 acres 2 4,000 sq. ft 9,000 sq. ft.”
  • SetbacksDistrict specific (with conditions)

    SFR-1 and AGR districts inside Palm Coast city

    • SFR-1: front 20 ft, rear 10 ft, interior side 5 ft, street side 15 ft.
    • AGR: front 50 ft, rear 50 ft, interior side 25 ft, street side 25 ft.
    • Column order per Table 3-3; footnotes 8 and 9 not reviewed.

    SFR-1 front setback: >= 20 ft · AGR front setback: >= 50 ft

    “Minimum Front Setback 8 20' 20' 25' 25' 25' 25' 25' 50'”
  • Lot coverageDistrict specific (with conditions)

    SFR-1 (0.75) and AGR (0.25) maximum impervious surface ratio inside Palm Coast city

    • Impervious surface ratio used as the coverage limit; footnote 10 not reviewed.

    SFR-1 max ISR: <= 0.75 ratio · AGR max ISR: <= 0.25 ratio

    “Maximum Impervious Surface Ratio (ISR) 10 0.75 0.75 0.70 0.70 0.50 0.50 0.50 0.25”
  • Building heightSpecified

    SFR-1 through SFR-5, EST, AGR, MHD and DPX districts inside Palm Coast city

    • MFR-1 50 ft and MFR-2 60 ft.

    maximum height SFR-1 and AGR: <= 35 ft

    “Maximum Building Height 11 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 50' 60'”
  • Building in a floodplainRequired

    Development in flood hazard areas inside Palm Coast city

    • Applies to development wholly or partially within a flood hazard area.
    • Flood Insurance Study for Flagler County dated June 6, 2018 and revisions is the minimum basis.
    • Land Use Administrator is the Floodplain Administrator.
    “the flood insurance study for flagler county, florida and incorporated areas dated june 6, 2018 and any subsequent revisions, and the accompanying flood insurance rate maps (firm), are adopted by reference as a part of this article and shall serve as the minimum basis for establishing flood hazard areas.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Palm Coast or Flagler County directly.

  • Building permit — Building permits inside Palm Coast city
  • Owner-builder exemption — Owner-builder exemption inside Palm Coast city
  • Inspections — Building inspections inside Palm Coast city
  • Certificate of occupancy — Certificates of occupancy inside Palm Coast city
  • Tiny homes — Tiny homes inside Palm Coast city
12 more unanswered
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Palm Coast publishes no rule on the point, not that none exists. Flagler County’s page lists the county offices to call.

← All of Flagler County: county rules, score and offices