Hammock Dunes Owners' Association

What Hammock Dunes Owners' Association does

Hammock Dunes Owners' Association (HDOA) is a Florida non-profit homeowners' association that governs and develops a private, gated oceanfront golf community in Palm Coast, Florida, located halfway between St. Augustine and Daytona Beach. Founded in 1989 and headquartered at 2 Camino del Mar, HDOA acquired Declarant and Developer rights from HD Associates, LP in June 2013 for $1.8 million, giving it unilateral control over architectural standards, infrastructure maintenance, common-area landscaping, gatehouse operations, and the remaining build-out of approximately 1,182–1,220 platted properties (75% built out as of recent reporting). The community spans 2.5 miles of Atlantic oceanfront and 5+ miles of Intracoastal Waterway frontage and is organized into Ocean Estates, Island Estates, Granada Estates, the Villas neighborhoods, and six oceanfront condominium buildings (La Grande Provence, Portofino, Cambria, Tuscany, Savona, and Le Jardin).

The underlying technology and infrastructure stack combines a physical security perimeter (five gated entrances, 24/7 staffed main gate, license plate and digital surveillance cameras, SmartPass vehicle transponder system, and the FRONTSTEPS Dwelling Live visitor access control platform) with owner-facing self-service via the TekWave website, and dedicated utility assets including a reverse-osmosis water treatment plant and a multi-stage advanced wastewater treatment facility that produces reclaimed water for golf course and community landscaping irrigation. Hammock Dunes is the first private community in Florida designated an Audubon International Sustainable Community (2018), and its two Audubon Cooperative Sanctuary golf courses (Links by Tom Fazio and Creek by Rees Jones) place it among only 15 communities globally with dual sanctuary certification.

HDOA monetizes primarily through monthly owner dues scaled to forecasted operating expenses (security, property management, insurance, contractor maintenance, reserves), supplemented by DCDD connection fee pass-through ($3,500 of every $4,500 new-construction water/sewer connection), property lien recoveries on owners more than 90 days in arrears (collected at resale), lease of the 6,018 sq ft Two Camino Office Complex to SSMG (the contracted community management company), and optional Hammock Dunes Club memberships that grant access to the two golf courses, clubhouse, fitness, tennis, croquet, bocce, and pickleball amenities. Customer segments are affluent retirees, seasonal residents, and Atlantic Coast property buyers served through a high-touch concierge sales model, a Front Gate Sales Center, WCI Communities builder partnership for the remaining oceanfront condominium phase, and an expanding realtor network with national and international affiliations.

Name

Hammock Dunes Owners' Association

Legal name

Hammock Dunes Owners' Association

Website

https://hammockdunes.com

Company type

Private

Founded year

2013

Operating status

Operating

Headcount range

51–100 employees

Short description

Hammock Dunes Owners' Association is a non-profit HOA governing a private, gated oceanfront golf community of approximately 1,182 properties in Palm Coast, Florida, collecting monthly owner dues and managing security, utilities, and shared amenities including two Audubon-certified golf courses.

Ownership category

akta.pro rank

Product category

Private Gated Residential Community Management

NAICS

Residential Property Managers (531311)

SIC

Real Estate Operators (No Developers) & Lessors (6510)

akta.pro primary industry

Homeowners Association (HOA) Management (BPAJAHAB)

akta.pro secondary industries

HOA / Condominium Association Management (BPAJAFAH), HOA/Community Rules Management & Neighbor Relations (THAMAKAN)

Keywords

• Homeowners association services
• Gated community management
• Luxury residential community
• Private golf community
• Oceanfront property management

Headquarters

HQ city

Palm Coast

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales

Revenue model

1. Property Owner Monthly Dues: Monthly dues assessed to property owners based on reserve contributions plus forecasted operating expenses including contractor maintenance, security, property management, insurance, and loan payments
2. Property Lien Collections: HDOA applies property liens on owners more than 90 days in arrears, collecting past due amounts upon property resale
3. Office Complex Lease Revenue: Two Camino Office Complex (2.46 acre, 6,018 sq ft building) leased to SSMG community management company
4. DCDD Connection Fee Agreement: Dunes Community Development District pays HDOA $3,500 of the $4,500 water/sewer connection fee for new construction on lots
5. Hammock Dunes Club Memberships: Property owners have the option to join the Hammock Dunes Club with memberships providing access to golf courses, dining, and amenities

Pricing tiers

Distribution channels3 records

Marketing channels4 records

Core offering

Hammock Dunes Owners' Association is a private, non-profit Florida corporation that governs and manages a 1,182-property private gated oceanfront golf community in Palm Coast, Florida. It delivers HOA services (governance, security, infrastructure, landscaping, water/wastewater treatment), oversees residential real estate development and resale of condominiums, villas, and single-family estates, and administers the affiliated Hammock Dunes Club, which provides two private 18-hole golf courses and beachside amenities to property owners and club members.

Product overview

Hammock Dunes is a private, gated oceanfront golf community with 1,208 properties including oceanfront condominiums (La Grande Provence, Portofino, Cambria, Tuscany, Savona, Le Jardin totaling 463 units), villa neighborhoods (Viscaya, Casa Bella with 81 units), lake and golf course villas (153 units), and single-family homes in Granada Estates (210 properties), Island Estates (200 properties with docks), and Ocean Estates (101 properties). The Hammock Dunes Club offers optional membership with two Audubon-certified golf courses (Links by Tom Fazio and Creek by Rees Jones), resort-style amenities, and clubhouse facilities. The community is managed by the Hammock Dunes Owners' Association (HDOA) which acquired developer rights in 2013.

Differentiator

Problem solved

Functional benefit

Quantifiable outcome

• Community protected from flooding during Hurricane Matthew in 2016 due to engineered dunes and berm design
• +2 more outcomes

Segments4 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration2 records

Feature4 records

Partnerships

Eight partnerships are on record, tiered core and minor.

• WCI Communities, LLCcoreStrategic or Co-development PartnerWCI Communities, LLC is partnered with HDOA to complete build-out of two 64-unit oceanfront condominiums (128 total units) on remaining undeveloped lots. WCI officer serves on HDOA Board of Administrators as representative for future waterfront Hammock Dunes neighborhood. HDOA meets regularly with WCI senior management to refine phased construction timelines.
• SSMG (Property Management Company)coreImplementation/ SI/ Consulting PartnerSSMG is the community management company that leases the Two Camino Office Complex from HDOA. Provides day-to-day community management services under contract with HDOA.
• Flagler Turtle PatrolminorStrategic or Co-development PartnerFlagler Turtle Patrol is a non-profit organization dedicated to sea turtle protection. Both HDOA and Hammock Dunes Club support the Patrol by adopting sea turtle nests, which helps fund this all-volunteer organization. Several Hammock Dunes residents volunteer with the Patrol.
• Audubon InternationalcoreStrategic or Co-development PartnerAudubon International certified both the Links and Creek golf courses as Audubon Cooperative Sanctuaries. HDOA completed the full Sustainable Community program becoming the first private certified sustainable community in Florida.
• Flagler CountyminorStrategic or Co-development PartnerHDOA partnered with Flagler County and Florida Department of Transportation for re-curbing, re-paving, and re-landscaping portions of State Road A1A adjacent to the community. County completed Phase 2 sand replacement for dune restoration in 2018.
• Dunes Community Development District (DCDD)coreStrategic or Co-development PartnerDCDD provides potable water, wastewater utilities, reclaimed water distribution, storm water management, and operations/financing of Hammock Dunes Toll Bridge. HDOA receives $3,500 of the $4,500 connection fee for water/sewer connections.
• St. Johns River Water Management DistrictminorOthersAwarded DCDD a grant of $2,800,000 (maximum available) covering 40% of construction cost for new Reverse Osmosis water treatment plant. Also provided 40% grant for water plant expansion project.
• Flagler County Sheriff and Fire DepartmentsminorOthersProvides police and fire protection for entire barrier island.

Scale indicators11 records

Recent moves7 records

Expansion highlights4 records

Direct peers

• Olde Florida Golf Club: Private golf community in Naples/Fort Myers area focused on environmental stewardship. Shares Hammock Dunes' Audubon Cooperative Sanctuary positioning and gated coastal Florida operating environment.
• Pelican Bay Foundation: Florida luxury coastal HOA managing Pelican Bay in Naples. Same operating model: private gated master association with self-managed amenities, reserves, and developer-transition structure, making it the closest functional peer.
• Grey Oaks Country Club: Private gated luxury golf community in Naples, FL with multiple championship courses and high-end residences. Comparable HNW owner base, optional club membership structure, and amenity-rich operating model.
• Quail West Golf & Country Club: Private gated golf community in Naples, FL focused on luxury single-family estates. Comparable HNW buyer profile, master-planned developer-controlled model, and country club amenity economics.
• The Concession Golf Club and Residences: Private luxury golf community in Bradenton, FL with Jack Nicklaus-designed course and high-end estate homes. Comparable ultra-affluent owner profile and club-amenity-driven business model.
• Bonita Bay Community Association: Large private gated golf and waterfront community in Bonita Springs, FL with multiple golf courses, marina, and resort amenities. Directly comparable in scale, mix of single-family and condos, and Audubon-style environmental positioning.

Broad incumbents

• FirstService Residential: Largest residential property management company in North America, managing many luxury Florida HOAs including coastal communities. Comparable in managing dues, amenities, and reserves, though operating at a portfolio scale.
• The Villages (Community Development Districts): Largest planned retirement community in the U.S. with extensive amenities, CDD structure, and self-governance. Comparable in master-planned community economics, amenity operations, and resident-dues revenue model, though at vastly greater scale and different demographic focus.
• Associa: Major national HOA and community management company serving thousands of U.S. communities. Comparable in HOA back-office operations, dues collection, and amenity management, but at a much broader scale.

Emerging players

• Medalist Golf Club: Private members-only golf club and residential community in Hobe Sound, FL with similar Audubon-style environmental focus and HNW owner base, though smaller and less amenity-diversified than Hammock Dunes.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/h.d.-associates-l.p.

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Hammock Dunes Owners' Association