Flagler Beach government is considering selling the 40-acre, nine-hole Ocean Palm Golf Course at the south end of town to Jeff Ryan’s KTS Holdings, the current leaseholder of the property.
Ryan would sign a deed restriction that would ensure the grounds remain a golf course in perpetuity. But Ryan is proposing to build a two-story, 30,000-square foot clubhouse and restaurant (the footprint would be 15,000 square feet, the building height 30 feet). The existing clubhouse is a one-story 1,560 square foot building built in 1961.
A new building of that size would significantly change the landscape there: The 30,000 square-foot building would be nearly equal to the size of Palm Coast City Hall, also a two-story building (without the 8,000 square foot Community Wing.) Put another way, the 15,000 footprint would be twice the size of Miller’s Ale House on State Road 100, in the BJ’s Warehouse shopping center. The course is rimmed by single-family houses for most of its squarish shape. It is shadowed to the east by garish high-rises of 10 stories each.
The city’s planner is recommending approval of the conceptual site plan.
The city secured two appraisals so far, both reflecting the city’s conditions that the property’s use be restricted. One appraisal put the value of the property at $794,000, the other at $810,000.
“Restoring the 9-hole course and constructing a new clubhouse with a banquet facility offering a variety of golf-related entertainment options is part of the new management concept,” the appraisal by Cooksey and Associates states. “Along with its location near the ocean, this concept would offer a unique, open to the public, golf venue in the market.”
The city bought the golf course in 2008 and reopened it in 2015 under a new leaseholder. The relationship between the leaseholder and the city was fraught with conflict, ending with an out-of-court settlement in June 2023 after the city severed the lease and the leaseholder sued the city. Ryan took over in January 2024.
The relationship with the city has been smoother. The city has been charging rent of around $3,200 a month.
According to the conceptual site plan Ryan submitted to the city last August, the golf course would be regraded. The parking lot off South Central Avenue would be expanded to 117 spaces, up from the 40-odd spaces there now. Though those details are not in the proposal, he would also build an indoor electronic driving range in the new building, along with meeting space, among other indoor amenities. Under the tentative terms of the sale, Ryan would be responsible for maintaining the city’s elaborate stormwater system on the property.
Mark Imhoff of Ocean Palm Drive is part of a newly formed citizen group of about 15 to 20 properties. “We’re concerned and aware of what’s going to happen down at the golf course,” he told the City Commission in late March. “I totally get the problem that’s been with the other lessee, and what you can do with that amount of property. We just would like to have some input into the decision that will eventually be made on that golf course or excuse.”
Imhoff said the group is “extremely concerned about possible negative impacts, not just to our neighborhood, but also as to the city as a whole,” and called for the commission to hold a workshop on the matter.
Richard Phelan, another Ocean Palm Drive resident since 2012, said he is seeing the character of the city change from what had attracted him to the city. His concern is the proposed building at the golf course. “I think with that magnitude of a building that we are no longer looking at a golf course,” he said. “The focus is going to be on what happens within that building and how it’s going to generate money. That property was, was supposed to remain as purely recreational, and if we’re looking at a 30,000 square foot building that’s no longer focused on recreation, then we’re not even conforming to the current zoning, and it bothers me.”
Commissioner Scott Spradley tried to reassure the concerned citizens. “My understanding is that if there is a sale of that property, it not only will be accompanied by deed restriction, meaning that it can only be used for recreational,” he said, “it’s going to be even a further restriction to recreational, to be a golf course. Meaning that if someone buys it, there will be a permanent deed restriction having to do with its use being a golf course.”
He said the buyer would invest a significant amount of money. But if there is a proposed sale, it would first have to go before the City Commission at two public hearings, and possibly a workshop.
“Anything that is going on now is just simply different concepts at staff level,” Commissioner Eric Cooley said. “Nobody’s even approached commission. There hasn’t been any decisions made.”
Sue says
Seems like Palm Coast sells land at a reduced price!!!
Mark Imhoof says
Thank you for the article. I should note that the concensus so far of the input from the neighbors is ok for the course, use the current footprints for the current clubhouse and cart barns for the new buildings at the current high restrictions and no sale of the course. I did some personal research about links courses and IF we had a design similar to the Jack Nicoloas Jupiter 3 par and the Augusta National par 3, we could have an absolute world class opportunity here in Flagler using current soil profiles, minimizing water and maintenance input and greatly enhancing the quality of the greens. The planting list at Gable Rogers STate Park could be use for reference for plantings in the rough areas, extending natural habitat from Gamble Rogers on the north side of the course to North Peninsula on the south. If nothing else, clink the links to Augusta and Bears Club below. This can be an AWESOME opportunity for residents of the city and our visitors. A total win, win, win and supporting completely the city vision statement.
https://essential.golf/the-future-of-golf-what-can-we-expect/
https://www.golfspan.com/what-is-a-links-golf-course
https://golf.com/news/features/augusta-national-masters-par-3-course-perfection/
https://www.thebearsclub.com/golf
Vision Statement
Flagler Beach is a diverse coastal community committed to enhancing our quality of life by:
Preserving our environment as a community asset
Maintaining our old Florida heritage and small town charm
Providing a safe, healthy, and clean environment
Supporting the development of local business to provide services to residents
Promoting the supporting eco-tourism through our natural resources
Providing opportunities for education, culture, and recreation
L Giorno says
117 parking spots and 30,000 square foot building seems excessive for size of golf course….
This plan would definitely affect drainage/ flooding possibilities, traffic, noise levels , and sadly less green space within Flagler beach .
There should definitely be workshops & meetings addressing size limits on new structures and paved areas .
Is this to be “recreational “ or are we turning this into more of a “commercial” endeavor.
Come on Flagler Beach … don’t destroy what small amount of recreational/ park space our small beach town has left.
Please be transparent and upfront with our community about planning and proposed restrictions.
Obviously talks are being held and appraisals/ cite plans made .
Local voters have the right to be informed and involved well ahead of any proposed sale.
Land of no turn signals says says
Sounds good maybe down the road phase out the coarse and put in say 400 homes and apartment building because there are always loopholes.
Linda Morgan says
I think this idea shows promise. The deed restriction, in my opinion, is a very strong protection for all of the people living in Ocean Palm. People who lived there in the late 80’s and early 90’s are sure to remember when there was a high rise condo approved for the MIDDLE of the golf course. As a realtor back then, we had contract’s on it. If I remember correctly, the builder wanted to expand the building and the city would not approve and the project faded away. And we all gave a heavy sigh of relief.
Mary Ann Collins says
Just amazing how they have completely overlooked Flagler Beach vision statement! The coolness of Flagler Beach is getting lost in all the over building, profit making stealers to jeopardize the quaintness and under crowded beach! Shame on you oh and how tall are we planning on building this building?
Rich Phelan says
Since I bought in Flagler Beach (2013) I’ve heard time and time again how the golf course was once a true treasure with people traveling from other towns/cities to come here to play the course. From what I’ve been told, it’s decline happened from a new owner paying too much for the property and not being able to sustain the pristine condition it once had. My questions would be:
*Why is the city considering to sell this prime property that has such great potential?
*Why does it need a 30K sq ft building? It was once great with the 1500 sq ft building that is currently there. I could see expanding up and increasing the space to fit new needs. Make the course great and people will come…no need for a large, nonconforming building.
*Why doesn’t the city consider running the course with a Links concept like Mark Imhoof suggested. This make the course more environmentally friendly, uses less water resources, and is sustainable! A win-win!
The existing leaseholder has had the lease for over a year and has run the course into the ground…literally! It’s time for a change…not a sale of the property!
Pig Farmer says
Details are important, but the place does need to be profitable and the course alone doesn’t seem to be doing it. I am hopeful.
celia pugliese says
This remind me the demise of our Noth Palm Coast “Matanzas Woods Golf Course” 279 acres loss in Palm Coast when was in foreclosure for mere $200,000 in early 20oo’s and city with then councilman Netts at the helm refused to buy it and at least turned into needed green acres for today’s needs! Now been plugged in with housing denying the 279 acres sponge for storm water drainage and have us spend 10.5 millions in a a 13 acres dug out pond to aliviate the flooded streets in the L section…Have you all thought how much storm water absorbtion in FB that golf course represents? Don’t go for the lies that pro developers city staffers may come up with just like they did with our late Matanzas Golf Course. By the way the last bargain buyer for the MGC for $700,000, later just had a parcel of it for sale for 7.6 millions after rezoning approved by the city. Sad that those beautiful green acres in FB are not preserved as the breathing lungs of crowded Flagler Beach!Very valuable amenity land not sufficiently advertised to visitors? Does the golf course losse $$? Developers have their wicked ways into our cities administrations.
celia pugliese says
Not to be accused of wicked theories here is the proof of Palm Coast Matanzas Golf Course loss sad story of selling later : https://flaglerlive.com/matanzas-golf-deadline/. FB should not fall for the same trap and protect and preserve its valuable ammenity Golf Course a drainage parcel as FB floods with storms and allowing the large paving over its green acres will worsen floods. Then may cost you to improve your drainage like did in Palm coast a 10,5 million 13 acres pond dough out and controversial sufficiency as 13 acres will never replace 279 acres drainage.
The Villa Beach Walker says
Given the golf course’s location, which is in the middle of a residential housing development, the deed restriction is necessary. That deed restriction limits the property’s value. The appraisal referenced in the article assessed the course given the maintenance by the existing operator. Even with the deed restriction, any appraiser valuing the course’s 40 acres at $800,000 (or $22,000 per acre) in today’s real estate market is absurd. From the appraisal report cited in the article: “The golf course, cart paths, putting greens, etc. have all been severely neglected and are not in the condition to attract the majority of golfers in the area, when other options are available.”. Has KTS further neglected Ocean Palms in order to get a better price?
Everyone should look up Ocean Palm Golf Club LLC’s most recent State of Florida filings, dated March 16, 2025. Google ‘KTS Holdings Flagler Beach FL’. KTS Holdings has two listed addresses for the authorized members of this LLC: 12 BISHOP LANE, PALM COAST, FL 32137 and 21511 FOX FIELD CIR, GERMANTOWN, MD 20876. Google Maps shows that both are residential properties.
https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=OfficerRegisteredAgentName&directionType=Initial&searchNameOrder=LEISUREHOLDINGSLLC%20L240000348170&aggregateId=flal-l24000034817-7f311e70-3abb-4360-aced-8c4d1ce517c8&searchTerm=Leisure%20Growth%20Holdings&listNameOrder=LEISUREGROWTHHOLDINGS%20L070000913231
The dimensions of the existing clubhouse at Ocean Palms Golf Course is approximately 40 feet by 40 feet. The proposal is to sell the entire property and allow the new owner to build a new clubhouse measuring 100 feet by 150 feet. The new clubhouse would be two stories tall, whereas the current building is only one story, resulting in 30,000 square feet of enclosed space. Given that additional story, the new building will need an elevator to meet ADA requirements. The existing restrooms don’t meet current Florida or ADA building codes, and adding a floor translates to more restrooms. Can the City of Flagler Beach’s water and waste systems handle this additional load? Adding a restaurant and other related golf amenities is nice, but why can’t that be accomplished in a much smaller space?