Approved in north Apopka, pricing not yet posted

Oakmoor, Apopka: 196 Pulte Homes homesites with about half the site preserved and no price posted yet

Oakmoor is a 196-lot detached single-family community on about 197 acres at the northwest corner of Ondich Road and the Wekiva Parkway, inside the City of Apopka in Orange County, Florida, in the 32712 ZIP code. The city records that approved it call it Ondich North, which is still the name on the ordinance and the permits; Pulte Homes calls it Oakmoor. Both names point at the same land, and if you have been searching one and finding nothing, that is why.

Three approvals are already in hand and the plan itself is unusual for this market in a way that is worth understanding before you tour anything. What has not been published is a price. Get pricing and the incentive terms from us the moment they exist, along with a Florida agent who can represent you at the table. Get pricing & incentives

Where the Oakmoor project actually stands

Three separate approvals have landed here, from three different bodies, and each one is a public record rather than a builder claim.

The city adopted the planned-development rezoning for this land on second reading in January 2026. It was not unanimous: the council carried the motion with one member in opposition, which is a normal outcome for a rezoning on the rural edge of a city and worth knowing if you want the honest temperature of the room. The change took the land from a county rural future land use designation and county residential zoning to a city planned development with a residential estate designation. It is a residential planned development, not a mixed-use project, whatever you may have read.

In April 2026 the city commission approved the major development plan for the subdivision, and that one was unanimous. The planning commission had recommended it unanimously a few weeks earlier. The development plan is the document that fixes the lot standards, the open space, the setbacks and the phasing, which is why most of what is usefully knowable about this community comes from it.

Then in June 2026 the state water management district issued the individual environmental resource permit for the site. That is the approval that genuinely authorises construction of the stormwater system and the site work, and it was issued to Pulte Homes as applicant. It is not a conceptual approval and it is not a pre-application file; it is the real one.

Pulte Homes is also the owner. The builder bought the whole assembly in late summer 2026 and holds fee title to every parcel in its own name, and the same company is the applicant on both the water management district permit and the development plan. There is no land banker, no option structure and no master developer taking a cut, which matters practically: a builder who owns the dirt outright and funds the horizontal work itself controls its own timeline.

The subdivision construction plan was still in city engineering review as of July 2026, when the city's review committee recommended its third submittal for approval. A recommendation is not a final sign-off, and no later item for this subdivision appears on a published city agenda since.

And the thing that has not happened: no plat has been recorded. More than that, no plat application has even been filed with the city, which is the step that has to come before a plat can record. Until a plat records, the whole subdivision remains a handful of whole, unplatted tracts on the tax roll and no individual lot legally exists to be conveyed. Nothing about that is irregular at this stage, but it is the step to watch, because the first closing cannot happen until it lands.

The thing nobody will put on a sign

Here is the structural fact about Oakmoor that is worth more than any floor plan, and it is the one most likely to be mangled in conversation: this is a conservation-cluster plan, and the lots are not an acre.

The density figure attached to the approval is one dwelling unit per acre. That sounds like acre lots, and people repeat it as though it were. It is not lot size. It is gross density across the entire tract, and the way the plan achieves it is the interesting part. Rather than spreading 196 one-acre lots evenly across 197 acres, the approved plan clusters the houses into a defined development envelope at a minimum lot of 75 feet wide by 130 feet deep, a minimum of 9,750 square feet, which is roughly a fifth of an acre. What that buys is the other half of the property: about 98 acres, close to fifty percent of the site, stays as preserved open space.

That is a genuinely different product from either thing it gets confused with. You are not buying an acre of your own to mow, fence and irrigate, and you are not buying a 45-foot lot on a street with no breathing room either. A 75-foot-wide homesite is wide for new construction in this market, and it sits inside a plan where roughly half the land around it will never be built on.

The rest of the approved standards are worth having before you choose a homesite. Homes are capped at 35 feet and two storeys. Setbacks run 25 feet at the front, 25 feet at the rear, 7.5 feet at the sides and 25 feet on corner and street-side lots. The community is built in two phases, the first covering the southern and eastern part of the site and the second extending north, and a central amenity area is required to be built as part of that first phase rather than deferred to the end. Roadways are private and will be maintained by the association, and the plan shows an alley network running alongside the street grid.

Two honest limits. An approved plan can be amended, so ask in writing which open-space areas are encumbered and by what instrument. And the per-phase lot split has not been published, so if the first phase matters to you, that is a question for the sales office rather than a number we can give you.

The streets, the lot lines and what is not public yet

Because no plat has recorded, there is no public survey drawing of this subdivision to read, and there are no street names. That second point surprises people, so it is worth being plain about: the approved plan labels its roads by letter rather than by name. Street names are created when the plat is approved and recorded, and addresses are assigned a week or two after that. Anyone quoting you a street name or a lot number in this community right now is quoting something that does not yet exist in the record.

That is a real constraint on what anyone can honestly tell you today, including us. The standards above come from the approved plan, so lot width, depth, area, height and setbacks are solid. Which homesite backs onto preserved open space, which plans fit on which lots, and what a premium homesite costs are questions answered at the plat and the price release, which is exactly the window when selection is still open.

How to buy Oakmoor without leaving money on the table

The person at the builder's sales desk works for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract line by line, and pushing for every incentive, upgrade and closing-cost credit the builder will give. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The one catch is timing. You usually need your own agent from the very first visit, or the builder will not recognise them and you lose it. Start here and we will set it up.

That matters more than usual on this community, for a specific reason. No price list exists yet, which means the first buyers here will be negotiating against a brand-new price sheet in a 196-home subdivision where the builder owns the land outright and has every reason to move the first dozen homes quickly. Incentives in that window are usually structured rather than advertised: rate buy-downs, closing-cost credits, a design-studio allowance, sometimes a homesite premium waived. Knowing which of those are actually on the table, and which homesites the builder most wants gone, is the difference between list price and a real deal. Get pricing & incentives and we will have someone in your corner before the first release.

What it will cost to own here

No base price has been posted, so the usable thing to discuss is carrying cost, and this is where buyers of new Florida construction most often get hurt.

Start with the tax rate, because it is knowable. The total millage carried by this land on the current certified roll is 16.0079 mills. That is made up of the two school levies, the county general levy, the City of Apopka levy, the county library levy and the water management district levy. Applied to a purchase price, that is your realistic annual ad-valorem bill, and on top of it sits the city stormwater drainage assessment, which runs in the low hundreds of dollars a year on this land.

Now the trap that is specific to this community. Do not look up the current tax bill on this land and reason from it. The body of the site is still agriculturally classified for the current year, which drops its assessed value to a small fraction of its market value. The tax currently paid on these acres is therefore a farm number and it says nothing whatsoever about what a finished house here will be taxed on. The relatedFlorida timing trap applies too: improvements are assessed as they stand on the first of January, so a house finished in spring carries a land-only assessment for that whole tax year and the first bill with an actual house in it arrives more than a year later. Budget from the millage rate applied to your purchase price, never from a first bill.

Florida's homestead exemption takes 25,000 dollars off every levy and a second 25,000 off the non-school levies, with the assessment cap applying from your second year. The 51,411 dollar figure that circulates in Florida tax conversations is the statewide portability ceiling set by Florida law and constitution. It is a state number, not an Orange County number, whatever anyone tells you.

On community development districts the news here is good, and it was established on the right records rather than guessed from a tax code. The county's parcel data carries a district field, and it is empty on every parcel in this project. Independently, the parcels' own current non-ad-valorem assessment schedule is published in full, and the only line on it is the city stormwater drainage charge. There is no district bond here. In a market where a district assessment commonly adds well over a thousand dollars a year to a new home for two or three decades, that is a real and durable advantage, and it is one of the few things about this community you can take to the bank today. Two honest caveats. A district can in principle be created later, although this is the fact pattern where it is least likely, because the builder owns the land outright and is funding the horizontal work itself rather than bonding it. And a homeowners association will exist: the approved plan requires one to own and maintain all the common areas and the private streets. No association has been registered yet and no budget has been published, so no dues figure appears on this page. Ask for the draft budget, and ask what the association is responsible for, before you sign.

Flood is clean, and it was checked the careful way. Each parcel that makes up this project was tested individually against the county's flood mapping, and every one of them comes back mapped entirely outside the special flood hazard area, as an area of minimal flood hazard. The approved plan sheet agrees. A conforming mortgage should not require flood insurance here, which on a new Florida home is worth a meaningful amount every year. Be honest about what it does not mean, though. Land elsewhere in this part of north Apopka does include areas mapped inside the hazard area, so this is a finding about these parcels and not a statement about the neighbourhood. Mapping is also a regulatory status that gets revised on the next map cycle, and it is not a promise about ponding in a heavy summer afternoon.

On homeowners insurance, inland Orange County is the comparatively fortunate half of theFlorida problem: a long way from the coast, outside the wind-borne debris and surge geography that drives coastal pricing, and outside the flood hazard area, so no flood policy should be required. Against that, every new Florida homeowner faces the same statewide market of withdrawing carriers and premiums that have risen hard regardless of geography. The biggest lever here is that these are brand-new builds, which earn the best wind-mitigation credits on a new roof and code-current openings. No premium figure appears on this page because none was established for this community. Get two real quotes before your financing contingency expires.

One last cost line that almost never makes it into a first-year budget: the gap between what a builder calls a finished home and what a household needs to move in. That usually means window coverings, gutters, back-yard fencing and landscaping beyond the front elevation, and on a 75-foot lot fencing costs more than on a narrow homesite. Ask for the written list of what the base plan excludes, price it, and put it in your closing-cost line rather than on a credit card in month three.

Daily life on the north edge of Apopka

Ondich Road today is rural north Apopka, and that is the honest starting point. The parcels around this site are county-zoned agricultural: vacant and rural single-family land to the north, single-family homes to the east, vacant land and agricultural facilities to the west, and the city's Kelly Park Interchange district to the south, where another residential subdivision is going in. The land itself is still classified as agricultural timberland. This is working citrus-and-pasture country at the leading edge of a growth district, which is exactly why a plan that preserves roughly half its site reads differently here than it would in a built-out suburb.

The road network is the reason this location exists as a residential proposition at all. The site's eastern boundary is the limited-access right of way of State Road 429, the Wekiva Parkway, at its interchange with the State Road 453 connector to State Road 46. That is a tolled, limited-access expressway on your doorstep rather than a county two-lane, and it is what puts Orlando and Altamonte Springs within a realistic commute to the southeast. State Road 414, the John Land Apopka Expressway, runs south of downtown Apopka and feeds the same network. Mount Dora is the near town to the northwest. We are not publishing drive times, because honest ones for this address do not exist yet and an invented one is worse than none; drive the route you would actually drive, at the hour you would actually drive it, before you commit.

What is genuinely good about this corner of Orange County is the outdoors, and it is not a stretch. Kelly Park and Rock Springs are close by, and the spring run there is the kind of place families end up at most summer weekends. Wekiwa Springs State Park lies east across the parkway. The Lake Apopka Loop Trail runs the lake's north shore and is one of the better flat rides in central Florida; the West Orange Trail and the Wekiva Trail are both in reach, and a trailhead for the Neighborhood Lakes segment sits north of here. Trimble Park is over toward Mount Dora, and the city's Northwest Recreation Complex carries the organised youth sports. For a household that wants springs, trails and lake access as a weekly thing rather than a holiday, this is a strong address.

Everyday errands are a different story. There is nothing retail on Ondich Road itself. Groceries and daily needs are in Apopka proper to the south or Mount Dora to the northwest, so nothing here is walkable and two cars is the assumption. Healthcare anchors on AdventHealth Apopka, the only hospital within about fourteen kilometres of the site; the larger Orlando systems are further southeast.

Schools are a single countywide district, Orange County Public Schools, and the district has issued a capacity letter for this development confirming that capacity is available. That is a more useful fact than it sounds, because capacity is the question that bites in fast-growing districts. We are deliberately not naming your elementary, middle and high schools: assignments are not fixed until the plat records and addresses exist, and builders in this market have a habit of publishing the nearest school rather than the zoned one. Run the district's own student-assignment lookup once your address exists, and ask about permanent capacity rather than just assignment.

Utilities are a quiet advantage. The City of Apopka will provide potable water, reclaimed water for irrigation and wastewater service. The land immediately around this site is rural and large-lot, where private wells and septic systems are the norm, so buying inside the plan means piped water and sewer, a maintained stormwater system and reclaimed water for the yard rather than a well pump and a drain field.

And the tradeoffs, without softening them. This is the rural fringe becoming suburban: construction traffic on a two-lane road for years, farm and freight movements, burn smoke in the dry season and agricultural operations as neighbours. The long sightlines over the fields next door are lovely and nobody has promised them to you, because those same agricultural parcels are the next candidates to be rezoned, exactly as this one was. There is no town centre at this end of Apopka, and the expressway is tolled, which a commuting household should put in the monthly budget. What you get in exchange is a new, sewered, code-current house on a wide homesite inside a plan that keeps about half its land unbuilt, outside the flood hazard area, with no district bond, next to an expressway interchange. For a lot of households that is a good trade. For some it is not, and it is better to know which before the first release.

Before you believe a price you have seen

No base price has been released for Oakmoor. If you have seen one, check where it came from. Listing aggregators routinely print a figure in the prose of a community page while the structured price field on the same page says pricing is not available, and that pattern is a template rather than a price band. It sends buyers into a sales office with a number in their head that was never offered. When pricing is genuinely released it will come plan by plan with an as-of date, and we will pass on both.

How we work on a Florida community

Subdiview is operated by a real estate broker licensed in Illinois. Florida is outside that licence, so we are not your agent on a community like Oakmoor and we perform no brokerage services in this state. What happens instead is a referral: tell us what you are looking for and we will connect you with a licensed Floridaprofessional who can represent you at this community, tour it with you and negotiate the contract on your behalf. We are compensated by that professional's brokerage, not by you. We are not affiliated with Pulte Homes, with the homeowners association or with any governmental body named on this page, and nothing here is an offer of brokerage services in Florida.

Everything above is drawn from public records as they stood in late October 2026. Records change, approvals change and dates move. Details compiled from public entitlement records are targets, not commitments: pricing, floor plans, home counts and timing have not been released and are subject to change without notice. We did not search civil court dockets for any party named or unnamed on this page, and nothing here should be read as a title search, a survey, a legal opinion or engineering advice.

Get your inside track on Oakmoor

Pricing has not been posted and the sales office is still coming soon, which is the best moment to have someone on your side. Tell us what you are after and we will come back with the plan-by-plan pricing and the incentive terms the day they exist, plus a licensed Florida agent who can represent you at the table. Get pricing & incentives

Common questions about Oakmoor

Other names this community appears under, and what it is not

If you have been hunting for this place and finding nothing, the names are why. The city ordinance, the approved development plan and the water management district permit all carry it as Ondich North, and the planned development itself is named Ondich North PD. The builder's retail name is Oakmoor, and the city's own agendas from spring 2026 onward print it as Oakmoor, formerly known as Ondich North. Searches for Ondich Road new construction, for the 196-home subdivision, and for the Kelly Park Interchange district will all land on the same project.

Three things nearby are not this community, and they are easy to confuse. The same builder has a separate community about a mile south, now called Crescent Ridge and formerly Ondich South, which is a different approval with different standards. A smaller subdivision of narrower lots on Ondich Road is being developed by a different builder entirely. And Crossroads at Kelly Park, immediately southeast, is its own project. If someone is quoting you plans, prices or lot sizes for one of those under this community's name, that is the mix-up.