› Concrete Foundation Contractors › Concrete Foundation Contractors in Flagler Beach
The rest of the page is in full screen.
Drawn from the HTML mttr fetched, not a screenshot.page.md2,503 words, about 5,034 tokens
★★★★★ **5.0** Google Rated · Verified Reviews
**Fully Insured**
**Free Estimates**
**Locally Owned** — Volusia County
[Home](https://concreteportorange.com/) › [Concrete Foundation Contractors](https://concreteportorange.com/concrete-foundation-contractors/) › Concrete Foundation Contractors in Flagler Beach
Foundations · Flagler Beach, FL
# Concrete Foundation Contractors in Flagler Beach, FL
Stem wall and slab foundations for Flagler Beach lots, built to Flagler County rules. We bring 40+ years of experience. Free estimates.
[📞 Call (386) 220-8770](tel:+13862208770) [Get Free Quote](https://concreteportorange.com/concrete-foundation-contractors-flagler-beach/#quote)
Fully Insured
Free Quotes
5-Star Google Rated
## Get Your Free Flagler Beach Estimate
Tell us about your project and we'll get back to you within 24 hours with a detailed, no-obligation quote.
- 100% free, no-obligation estimates
- Response within 24 hours
- Insured and locally owned
- Transparent pricing — no hidden fees
- Volusia County concrete experience
Quick answer
A concrete foundation contractor in Flagler Beach works to Flagler County rules, not Volusia's. In the city's AE flood zones, fill is capped at the stem wall interior, driveway and walk grades, and 50 cubic yards. Port Orange Concrete Co plans around that, pulls the permit when the job needs one, and writes you a free estimate first.
## Concrete foundation contractors in Flagler Beach work under a different county's rulebook
The paperwork changes the minute you cross the county line. Flagler Beach has its own Planning, Building and Engineering departments. Engineering handles driveways, rights-of-way, floodplain management and flood zone questions, and keeps the elevation certificates. The city's [plan review page](https://www.cityofflaglerbeach.com/227/Building-Plan-Reviews-Inspections-Divisi) says a building permit is required to construct, enlarge, alter, repair, move or demolish a building or structure. Appendix A of the city's code on Municode holds the land development regulations.
Flagler County's flood maps are a separate set, too. The panels sit under DFIRM 12035C, all effective June 6, 2018, and show zones A, AE, AO, VE and X. Our [permit guide](https://concreteportorange.com/guides/volusia-county-concrete-permits/) covers Volusia County, so read it as background and start with Flagler Beach's own offices. Whichever office has your parcel gets our filing, and your free estimate tells you which one that is.
## Fill in an AE zone: the stem wall interior, the walks and 50 cubic yards
Inside the city boundary, FEMA's layer at 59 spots showed 49.2 percent in Zone AE, 28.8 percent in Zone X, 20.3 percent in shaded X and 1.7 percent in Zone VE. That big AE share makes one rule matter. Under Section 9.04.04(b) of the land development regulations, fill in an AE zone covers three things only: what you need inside a stem wall foundation to pour the slab at the required elevation, fill to bring driveways and sidewalks to approved grades, and no more than 50 cubic yards anywhere else. That works out to generally 6 inches or less of grade change, with slopes no steeper than 3 to 1.
That section also bars filling a lot higher than the final average grade of adjacent developed lots, unless it was already higher. Fill in the right-of-way is allowed only for driveway and culvert installation. The whole rule is built around the stem wall. A monolithic slab that needs several feet of fill to reach elevation runs into trouble, and you learn that at our site visit, not after you place the order. Fill volume goes on the driveway site plan in cubic yards.
Our ranges for a foundation, applied to Flagler Beach lots where the flood zone and fill cap set the work.
| Job | Per sq ft | Typical project | What moves the price |
| --- | --- | --- | --- |
| Monolithic slab foundation | $8 to $15 | 1,200 sq ft house: $9,600 to $18,000 | Footing depth, base, access |
| 28 by 36 ft house, stem wall | $10 to $18 | 1,008 sq ft: $10,080 to $18,144 | Wall height, fill cap, elevation |
| 20 by 20 ft garage, monolithic | $8 to $15 | 400 sq ft: $3,200 to $6,000 | Thickened edge, apron, setbacks |
| Carport or entry pad | $7 to $12 | Priced after we see the site | Zone, frangible rule in V zones, thickness |
Ranges only. After we see your lot, the free written estimate is the price you pay. City permit fees are billed separately.
## Oceanside lots, the 1988 control line and frangible slabs
The Flagler County Coastal Construction Control Line, set by the state in 1988, crosses the city boundary, and the Volusia County line from 1991 touches the south end. About 7 percent of the city sits seaward of it. Under state law, no one may build a structure seaward of a filed line, or excavate or alter ground elevations there, except as the statute provides. That takes a permit from the Florida Department of Environmental Protection. Site plans under the city's floodplain code must show the line or note that the site is seaward of it. Our [beachside guide](https://concreteportorange.com/guides/beachside-concrete-salt-air-flood-zones/) explains how that shapes a pour.
Flood zones add a second layer. V zones and Coastal A zones require slabs used as parking pads, patios, walkways and similar uses to be structurally independent of the building foundation, and "frangible and not reinforced." The city's regulations also include a sea turtle protection article, with lighting standards for new and existing development near the beach. Want a stamped or other decorative concrete finish on a patio? The rule still applies to the slab underneath it.
## Tidal muck, gravelly sand and smoothed fill under Flagler Beach
On the barrier island, soil can change inside a single block. Tidal Turnbull and Pellicer soils, very poorly drained and flooding very often, cover 20.3 percent of the spots. Palm Beach gravelly sand, excessively drained, covers 16.9 percent. Narcoossee shell substratum-Welaka complex covers 11.9 percent and Udarents, smoothed covers 8.5 percent. Open water takes 15.3 percent. For dwellings without basements, about 42 percent of the points rated "not limited" and 32 percent "very limited." The Atlantic, the Intracoastal Waterway, Halifax Creek, Smith Creek and Silver Lake all touch the boundary.
The [residential code](https://up.codes/viewer/florida/fl-residential-code-2023/chapter/5/floors) calls for clean, compacted fill under a slab, a 4 inch base course below grade unless the soil is well drained Group I, and a 6-mil vapor retarder. Footings sit 12 inches below finished grade. Hurricanes Ian and Nicole closed the Flagler Beach Pier in 2022, a fair reminder of what storms do on this stretch of coast. We build the footing and base for the ground we find.
## Garages, carports and decks: the accessory setback map
In the SFR, LDR and MDR districts, Section 2.05.05.1 of the regulations caps detached accessory structures at 15 feet tall and 30 percent of the required rear yard. Each one must meet the principal front setback and sit at least 5 feet from side and rear lines. A garage or carport on an alley sits back 15 feet when the door faces the alley, and 5 feet when it faces sideways. Other districts make accessory structures follow the principal front and side setbacks and stay 10 feet off the rear line.
Attached decks, screen enclosures, gazebos and porches get a reduced 5 foot side yard setback, but none can sit in a visibility triangle. The census puts the median home at 1985. Of 3,697 units, 56.5 percent were built from 1970 to 1989, and the median owner-occupied value is $557,600. Expect additions to houses with older slabs, plus garage and carport pads. Here, the survey and the footprint decide what fits.
## Pricing a stem wall or slab on the Flagler coast
Start with our range: $8 to $15 per square foot for a monolithic concrete slab foundation, $10 to $18 per square foot of footprint for a stem wall foundation. Say you want a 28 by 36 foot house slab. That's 1,008 square feet, so monolithic comes to $8,064 to $15,120 and stem wall to $10,080 to $18,144. A 20 by 20 foot garage covers 400 square feet and runs $3,200 to $6,000 monolithic. Fill limits, tidal ground and island trucking push you up the range. For the new HB 803 law, the city adopted Resolution 2026-54 to revise building permit fees, with temporary changes through June 30, 2027, so ask for the current fee sheet. Once we see the lot, the estimate is free and in writing, and permit fees get their own line. The whole job is on our [foundation contractor page](https://concreteportorange.com/concrete-foundation-contractors/), and [all concrete work in Flagler Beach](https://concreteportorange.com/concrete-contractors-flagler-beach/) shows the rest. If you're lining up a concrete foundation contractor in Flagler Beach, send us the address and we'll look at the lot before we quote.
### Sources
1. [Planning, Building and Engineering](https://www.cityofflaglerbeach.com/118/Planning-Building-Engineering), City of Flagler Beach
2. [Building Plan Reviews and Inspections Division](https://www.cityofflaglerbeach.com/227/Building-Plan-Reviews-Inspections-Divisi), City of Flagler Beach
3. [Code of Ordinances, Appendix A Land Development Regulations](https://library.municode.com/fl/flagler_beach), City of Flagler Beach (Municode)
4. [LDR Sec. 2.05.05 Minimum yard regulations for accessory structures](https://library.municode.com/fl/flagler_beach/codes/code_of_ordinances?nodeId=PTIICOOR_APXALADERE_ARTIIZO_S2.05.05MIYAREACST), City of Flagler Beach (Municode)
5. [Res 2026-54 Revised Building Permit Fees in Compliance with Florida HB 803](https://www.cityofflaglerbeach.com/DocumentCenter/View/7382/Res-2026-54---Revised-Bldg-Permit-Fees-in-Compliance-with-Florida-HB-803-posted-071326), City of Flagler Beach
6. [F.S. 161.053 Coastal construction and excavation](http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0161/Sections/0161.053.html), Online Sunshine (Florida Legislature)
7. [Coastal Construction Control Line Program](https://floridadep.gov/water/coastal-construction-control-line), Florida DEP
8. [2023 FBC-Residential R506 Floors](https://up.codes/viewer/florida/fl-residential-code-2023/chapter/5/floors), UpCodes / ICC
9. [National Flood Hazard Layer](https://www.fema.gov/flood-maps/national-flood-hazard-layer), FEMA
Reviews
## What Our Clients Say
★★★★★ **5.0 / 5** Verified 5-star Google reviews
★★★★★
“Awesome job on the foundation! Will hire again 👍 they were quick and on time, and its level and strong.”
**Ashley Ricardo**Foundation
★★★★★
“Port Orange Concrete Co. was awesome to work with! They took our idea and made it even better than we imagined. The crew was super friendly, showed up on time, and really knew their stuff. Our new patio looks incredible—we're beyond happy! Definitely recommend them.”
**Jose Lara**Concrete Patio
★★★★★
“I hired Port Orange Concrete Co. to replace our front walkway, and I'm so glad I did. The team was friendly and really helped us pick the perfect design to match our home. They showed up on time, worked efficiently, and paid attention to all the little details. The walkway turned out beautifully, and our neighbors have already noticed and complimented it. I had a small concern after the project was done, and they addressed it right away, making sure we were completely happy. If you need concrete work, I highly recommend Port Orange Concrete Co.—they really care about their customers”
**NY Leah**Walkway
★★★★★
“Gave me a great deal on my concrete driveway replacement, and did way better than the team that originally installed it. The owner is friendly, honest, and cheerful. Will use these guys again someday!”
**Matthew Miller**Driveway Replacement
[Call (386) 220-8770](tel:+13862208770)
Nearby Service Areas
## Concrete Foundation Contractors Near Flagler Beach
We provide foundation contractors across Volusia County and surrounding communities.
[Concrete Foundation Contractors in Port Orange](https://concreteportorange.com/concrete-foundation-contractors-port-orange-fl/)[Concrete Foundation Contractors in Daytona Beach](https://concreteportorange.com/concrete-foundation-contractors-daytona-beach/)[Concrete Foundation Contractors in Ormond Beach](https://concreteportorange.com/concrete-foundation-contractors-ormond-beach/)[Concrete Foundation Contractors in New Smyrna Beach](https://concreteportorange.com/concrete-foundation-contractors-new-smyrna-beach/)[Concrete Foundation Contractors in DeLand](https://concreteportorange.com/concrete-foundation-contractors-deland/)[Concrete Foundation Contractors in Deltona](https://concreteportorange.com/concrete-foundation-contractors-deltona/)[Concrete Foundation Contractors in Edgewater](https://concreteportorange.com/concrete-foundation-contractors-edgewater/)[Concrete Foundation Contractors in South Daytona](https://concreteportorange.com/concrete-foundation-contractors-south-daytona/)[Concrete Foundation Contractors in Holly Hill](https://concreteportorange.com/concrete-foundation-contractors-holly-hill/)[Concrete Foundation Contractors in Ponce Inlet](https://concreteportorange.com/concrete-foundation-contractors-ponce-inlet/)[Concrete Foundation Contractors in DeBary](https://concreteportorange.com/concrete-foundation-contractors-debary/)
More in Flagler Beach
## Other Concrete Services in Flagler Beach
[Concrete Driveway Contractors in Flagler Beach](https://concreteportorange.com/concrete-driveway-contractors-flagler-beach/)[Concrete Patio Contractors in Flagler Beach](https://concreteportorange.com/concrete-patio-contractors-flagler-beach/)[Stamped Concrete Contractors in Flagler Beach](https://concreteportorange.com/stamped-concrete-contractors-flagler-beach/)[Concrete Slab Contractors in Flagler Beach](https://concreteportorange.com/concrete-slab-contractors-flagler-beach/)[Pole Barn Barndominium Concrete Slabs in Flagler Beach](https://concreteportorange.com/pole-barn-barndominium-concrete-slabs-flagler-beach/)[Concrete Pool Deck Contractors in Flagler Beach](https://concreteportorange.com/concrete-pool-deck-contractors-flagler-beach/)[Concrete Sidewalk Contractors in Flagler Beach](https://concreteportorange.com/concrete-sidewalk-contractors-flagler-beach/)[Commercial Concrete in Flagler Beach](https://concreteportorange.com/commercial-concrete-flagler-beach/)[Concrete Retaining Walls in Flagler Beach](https://concreteportorange.com/concrete-retaining-walls-flagler-beach/)
More Services
## Other Concrete Services in Port Orange
[🚗 Driveways & Sidewalks Professional driveway installation, replacement, and resurfacing for Port Orange homes. Learn More →](https://concreteportorange.com/concrete-driveway-contractors/) [☀️ Patios & Porches Custom patios and covered porches across Port Orange. Learn More →](https://concreteportorange.com/concrete-patio-contractors/) [🏗️ Slabs & Foundations Concrete slabs, garage floors, pole barn pads, and foundations for residential and commercial. Learn More →](https://concreteportorange.com/concrete-slab-contractors/) [💎 Stamped Concrete Decorative stamped concrete driveways, patios, and sidewalks. Learn More →](https://concreteportorange.com/stamped-concrete-contractors/) [🏊 Pool Deck Contractors Learn More →](https://concreteportorange.com/concrete-pool-deck-contractors/) [🚶 Sidewalk Contractors Residential and commercial sidewalks, walkways, and ADA-compliant pathways. Learn More →](https://concreteportorange.com/concrete-sidewalk-contractors/) [🧱 Retaining Walls Structural and decorative retaining walls for erosion control and landscaping. Learn More →](https://concreteportorange.com/concrete-retaining-walls/) [🏢 Commercial Concrete Commercial flatwork, parking lots, warehouse floors, ADA ramps, and loading docks. Learn More →](https://concreteportorange.com/commercial-concrete/) [🏚 Pole Barn & Barndominium Slabs Concrete slabs and foundations for pole barns, barndominiums, and metal buildings. Learn More →](https://concreteportorange.com/pole-barn-barndominium-concrete-slabs/)
Our Work
## Foundation Contractors Projects Near Flagler Beach
Recent foundation contractors work in the Flagler Beach area.
FAQ
## Frequently Asked Questions
Which Flagler Beach office does a concrete foundation contractor in Flagler Beach file with?
The Building Division takes the permit, and the Engineering Division covers floodplain management, elevation certificates and anything in the right-of-way. Appendix A of the city code holds the land development rules. When the job touches both offices, both reviews have to clear. We pull the permit when the job needs one.
Why does Flagler Beach limit fill in its AE zones?
Section 9.04.04(b) allows only the fill needed inside a stem wall to pour the slab at elevation, plus driveway and sidewalk grades, plus 50 cubic yards elsewhere. The rule is built around the stem wall, so a stem wall can fit better than a tall monolithic fill pad.
How do I know if my Flagler Beach lot is seaward of the control line?
Ask the Engineering Division, which wants site plans to show the line or note that the lot is seaward of it. Roughly 7 percent of the city sits seaward of the Flagler County line. Anything seaward needs a state permit from the Florida Department of Environmental Protection.
Can I put a reinforced patio slab next to my V-zone house in Flagler Beach?
Not as a normal patio. V zones and Coastal A zones make patio, walkway and parking pad slabs structurally independent of the foundation, frangible and not reinforced. A designer or the Engineering Division can confirm your zone before we cut a single wire or pour a single yard.
Where can a garage with an alley door sit on a Flagler Beach lot?
Garages and carports on an alley in SFR and LDR districts sit back 15 feet when the door faces the alley, and 5 feet when it faces sideways. The principal front setback still applies, and the building stays under 15 feet tall. On an alley lot, get the survey done first.
Do the sea turtle rules change how a Flagler Beach foundation is built?
Lights, not slabs. The city's sea turtle article sets lighting standards for new and existing development near the beach, so outdoor lighting on a new garage or addition near the beach has to meet them. When you file, ask the Building Division what applies to your block.
## Get your Flagler Beach foundation priced
Want a concrete foundation contractor in Flagler Beach who plans the stem wall around the fill cap? Call [(386) 220-8770](tel:+13862208770). We'll walk the lot and write the price down, free.
[📞 Call (386) 220-8770](tel:+13862208770) [Request Quote Online](https://concreteportorange.com/contact/)
An agent gets this page whole: its own text is in the HTML the server sends.
The figures
100 pages, set against the 167,893 sites with figures.
Readablehigher is better
100%100 of 100 pages
All 167,893 sitesBetter than 47%
Pages whose own text is in the HTML the server sends, enough of it for their kind.
Cleanhigher is better
93%middle page
All 167,893 sitesBetter than 90%
Of the words before script, the share that are the page and not menus, footer and forms.
Costshown, never scored
536,666tokens
About 5,367 a page
To read every page once. A long page that answers well is not worse for it. Tokens are estimated at about 4 characters each.
How its pages spread on Clean
Its middle, 93%
1198
0%25%50%75%100%
100 pages measured.
Against its rivals
The sites nearest it by what they do, with figures. Close means similar work, not better.
No site near it by what it does has figures yet.
AI crawler access
What robots.txt says to each, as read on October 23, 2026. 8 of 8 may read the site.
concreteportorange.com in Agent View: 100% of pages readable, better than 47% of sites; 93% clean; 536,666 tokens to read all 100 pages. mttr.si/agent-view/concreteportorange.com
What to do next
Fix the pages, let an agent do it, and read the site again to see the figures move.
Fix what agents miss
0pages lose something
No page loses anything an agent needs. The action plan has the site’s other fixes.
Drawn from the HTML mttr fetched on its read of October 23, 2026, not a screenshot, and only from the 100 pages read, where the read stopped at its page limit. An assistant’s own reader may differ. Tokens are estimated at about 4 characters each. A site an agent reads well is not a site an assistant cites.
