Springhaven, Apopka, Florida

At a glance

Homes approved

392 lots

Home type

Detached single-family, for sale

Site size

About 117 acres

City and county

Apopka, Orange County

ZIP code

32712

Builder

Ashton Woods, permittee of record

Phase one

239 lots

Phase two

153 lots

Lot widths

34, 55 and 60 feet

Lot depth

At least 115 feet

Open space

About a quarter of the site

Amenities planned

Pool and cabana, trail, play and gathering areas

Future land use

Mixed use

Community development district

None on the parcels

Flood

Mapped outside the special flood hazard area

School district

Orange County Public Schools

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Street names

Not yet established Get notified

Homeowners association dues

Not yet released Get notified

Sales office

Targeted for summer 2027 Get notified

First deliveries

Not yet announced Get notified

Details on this page are compiled from public entitlement records and from the approved plan, and they are targets rather than commitments. Pricing, floor plans, street names and timing have not been released publicly and are subject to change without notice. Market figures carry the date they were taken from.

What is approved here

The approved plan is unusually specific for this stage, and it fixes the shape of the neighbourhood long before anybody prints a brochure. It carries three hundred and ninety-two detached, for-sale single-family homesites on about one hundred and seventeen acres, a little under three and a half homes to the acre, with roughly three acres coming back out as road dedication. The city approved it against a mixed-use future land use category permitting up to fifteen homes to the acre, so this is a much lower-density outcome than the land was entitled to carry.

The lot mix is worth reading twice. One hundred and sixty-two homesites are thirty-four feet wide with rear-loaded garages served off alleys, one hundred and thirty are fifty-five feet wide and front-loaded, and one hundred are sixty feet wide and front-loaded. Every lot is at least one hundred and fifteen feet deep, and that depth is what makes the narrow product work: a thirty-four-foot lot with the garage on a rear alley gives a street frontage with no driveway cut and no garage door, a very different streetscape from the garage-forward pattern that dominates new construction here.

The product is move-up and second-move-up, and the builder is on record that this community will not carry its entry-level brand. Much of what is going up around Kelly Park Road is entry-level and attached product, so a detached, three-width community reads as a step up from the surrounding stock.

Development is planned in two phases: two hundred and thirty-nine homesites across the east and central part of the site, then one hundred and fifty-three to the west with the amenity tracts. Which releases first for sale has not been published.

Subdiview is not affiliated with, endorsed by, or sponsored by Ashton Woods. Ashton Woods and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

Where the project actually stands

Three separate approvals are on record and they are worth keeping apart. The first is the major development plan, approved unanimously by the Apopka City Council in September 2025 after two rounds through the city's development review committee and a stop at the planning commission. That is the approval of the community itself: lot count, layout, density and open space.

The second is the state environmental resource permit, issued in December 2025. It is a full individual permit rather than a self-certification or an exemption, and it is the authorisation that lets earth move: stormwater ponds, grading, drainage.

The third is a utility construction reimbursement agreement between the City of Apopka and the builder, approved unanimously in March 2026. The builder funds and builds the public water and sewer infrastructure and the city reimburses it, after which the city owns and maintains those systems. That tells you two useful things: the utilities here will be city utilities rather than a private system, and the financing is a reimbursement agreement rather than a bond-funded special district.

Alongside those, a construction site plan for the subdivision went through three rounds of city review ending in March 2026, and a separate plan covering the amenity tracts was still in review as of September 2026. The written approval of the subdivision construction plan was not located as a document, so this page does not claim it exists.

On ownership, the land is currently held by a land-banking entity rather than by the builder, and the assembly is recent: twenty contiguous parcels that sat in roughly eleven separate hands until the purchases closed in late spring of 2026. That is a normal for-sale structure rather than a worry, with the land bank holding the dirt and the homebuilder taking it down in stages as it needs finished lots. Whether earth has turned on site is not something this page can confirm from the records available.

There are no street names yet

This gets a section of its own because it is the question people ask first. Springhaven has no street names. Not provisional ones, not draft ones we are withholding. No final plat has recorded: a search of the Orange County plat index by name, including under the Chandler Hills name, and a second search by the property's location both come back empty. The index is current to late September 2026, so that is a live negative rather than a stale layer, with the caveat that something recorded in the last few weeks would not yet show.

No new addressing has been issued either. The handful of address points inside the property boundary all attach to pre-existing rural structures created between the early nineteen-nineties and the middle of the last decade.

Street names and lot numbers are normally fixed when the plat records, and everything before that is subject to change. If you are watching mapping apps for signs of life here, watch for a new batch of addresses inside the property boundary: counties assign them when there is a road network to hang numbers on.

The amenity plan and the quarter of the site nobody builds on

About a quarter of this property is set aside as open space, which on a hundred-and-seventeen-acre site is on the order of twenty-six acres that will never carry a house. On a plan this dense that is the number that decides whether a neighbourhood feels like one.

Two amenity tracts are in the plan. A central tract of roughly two acres carries pickleball courts, a playground, a dog park, a gathering area and a mail kiosk, and a second tract of about an acre in the south-east corner carries a pool and cabana. Along the northern edge runs a twelve-foot multi-use trail, wide enough for bicycles and pedestrians to pass each other, which is a different thing from a sidewalk.

Both amenity tracts sit with phase two in the approved phasing, which raises the obvious question for anyone buying early: amenities drawn with the second phase are generally delivered with it, and early buyers often live through a period where the pool is a fenced construction area. Nothing has been published about the delivery schedule for either tract, so if amenity timing matters to you, put it in writing at contract rather than accepting it verbally.

Taxes, assessments and the district that is not here

Start with the finding. There is no community development district on any of the parcels that make up this site. That is read off the county's parcel-level district field, the authoritative place to look, rather than inferred from a tax code, which cannot answer the question. The field is empty on every parcel.

If you have shopped new construction in central Florida you know why that is worth stating. A community development district is a local unit of government that issues bonds to pay for a community's roads, utilities and amenities, then levies an annual assessment on every lot to repay them. It lands on the tax bill as a separate non-ad-valorem line, typically runs for decades, and buyers routinely discover it at the closing table. Where there is no district, that line is simply not there, and here the infrastructure is funded through a city reimbursement agreement instead.

Two honest limits. It says nothing about any other community in the corridor, and this page makes no claim about anybody else's district debt: if you are comparing against a community nearby, check that community's own parcels. And you will still have a homeowners association here covering the common areas, the amenity tracts and the trail, with dues not yet published.

One caution while comparing: several brokerage articles quote an annual district assessment for Horizon West or a Village I district in Orange County. No such district exists, and the figure has been copied from page to page. Do not carry it into a budget for anything in this county.

On property tax itself, we are not publishing a millage rate here, because we do not have a current sourced Orange County figure as of late October 2026 and a stale rate is worse than none. The mechanic matters more anyway. Florida assesses property as of the first of January each year, so while your house is being built the parcel is assessed as vacant land and the figure attached to the lot bears no relationship to what you will pay. Once the certificate of occupancy issues it is reassessed as a completed home at market value. Neither the homestead exemption nor the Save Our Homes cap transfers to you from the builder: you apply for homestead after you own and occupy, and the cap builds from your own first assessment. Budget from the assessed value of the finished house, not a neighbourhood median.

Flood, drainage and insurance

The flood reading here is about as clean as Florida gets. The entire project area was queried against the current national flood hazard layer and returns a single hazard record across the whole polygon: minimal flood hazard, with the special flood hazard area flag off. The site is mapped outside the special flood hazard area. That reading is as of late October 2026, and flood maps are revised periodically.

That is worth something concrete. A property mapped outside the special flood hazard area is not subject to the federal mandatory flood insurance purchase requirement a lender imposes inside it, so flood coverage becomes an optional policy at a preferred-risk price. Plenty of central Florida owners buy it anyway, and at that pricing it is an easy decision on its own merits.

The caveat applies to any unbuilt site. A community-wide reading is not a lot-level determination, and this property will be graded, ponded and re-contoured before the first slab is poured. When you choose a homesite, ask for the flood determination on that lot in writing, before you sign rather than after.

On homeowners insurance generally, this is inland Orange County rather than a coastal one, so the windstorm pressure behind the headlines about Florida premiums is less acute here, though no part of central Florida is outside hurricane exposure. Pricing turns heavily on roof age, roof shape and documented wind mitigation, which is the quiet advantage of buying new: a house built to the current Florida building code, with a new roof and a wind mitigation inspection filed on day one, prices very differently from a twenty-year-old house with a fifteen-year-old roof. Get a real quote on the specific plan and homesite rather than a county average.

The Kelly Park corridor, and what is actually going up around here

This site fronts West Kelly Park Road, roughly a mile and a half east of where Kelly Park Road meets State Road 429. That interchange is the reason the corridor is being built out, and what is happening along it matters more to a buyer here than any single fact about this project, because Springhaven is a small, purely residential infill inside a very large build-out.

Immediately west, between Round Lake Road and Effie Drive, is Crossroads at Kelly Park, a master plan of about two hundred acres carrying roughly six hundred and thirty multifamily units, six hundred and seventy single-family homes and a commercial component, under construction since 2023. Further along the corridor at Golden Gem Road is Wyld Oaks, two hundred and thirty acres with roughly six thousand residential units planned alongside two hotels, around one and a half million square feet of industrial space, some three hundred thousand square feet of retail and restaurant, and a hospital emergency department.

Read those two together and the picture is clear. Within a few years there will be a town centre's worth of shops, jobs and healthcare a short drive from this site, which is a different proposition from the long errand north-west Apopka has historically meant. The other side is that living through a build-out of that scale means construction traffic and road works for years, with road capacity arriving alongside the homes rather than ahead of them. This is a corridor on the way up, not a finished one.

What is already finished is the green side. Kelly Park and the Rock Springs Run State Reserve sit immediately north of the corridor, putting a spring-fed swimming run and thousands of acres of protected reserve minutes from the front door. That is a fixed amenity no amount of development will add to or take away, and it is a large part of why people choose this side of Apopka.

The commute

State Road 429 is the western beltway and it is a toll road, which is the first thing to budget for: a daily commute down the 429 carries a real monthly transponder cost, and that is the sort of number left out of a cost-of-living comparison. What it buys is a controlled-access run south and east to Florida's Turnpike and Interstate 4 without crossing central Apopka at rush hour.

Downtown Orlando is roughly twenty-five miles to the south-east and Orlando Sanford International Airport is about thirty-three minutes away. Both are approximate, both are figures as of late October 2026, and both behave differently at eight in the morning than at eleven. Maitland and the office cluster along Maitland Boulevard, where much of the north Orlando professional commute goes, sit on the same run, but we have no sourced door-to-door drive time for it and will not estimate one. Drive it yourself at the hour you would leave, in both directions, before you decide the commute works.

Schools

Orange County Public Schools serves the whole county, so the district is not in question. The individual schools are, and we would rather say so than guess. Attendance is assigned by address, this property has no new addresses, and the streets do not physically exist. Orange County also adjusts attendance boundaries as capacity shifts, and a corridor absorbing several thousand homes is exactly where they move. Once your homesite has a real address, run it through the district's own locator, and if you are buying for a particular school, make it a written condition of the contract.

Buying new construction before a sales office opens

Buying at this stage is a different exercise from walking into a model home, and the differences are mostly in your favour. There is no sales office here, and the builder's stated target for opening one is the summer of 2027, subject to change. What exists instead is a window: the first release of homesites is usually where the best lots sit and where a builder is most willing to move on terms, because it needs early contracts to justify the next lot takedown.

Be clear about what an interest list is. It is a notification list: not a reservation, not a hold on a homesite, not a contract and not a price. What it does is put you in the first group contacted when pricing, plans or a release date are published, which in a community that releases lots in small batches is the difference between choosing from thirty homesites and choosing from four. It costs nothing.

The part that catches people is representation, and its timing. The person at the desk in a builder's sales office works for the builder. They are usually helpful, and they are also paid to represent the party on the other side of your contract. You are entitled to your own representation, and on new construction it generally costs you nothing extra, because builders budget for a buyer's agent whether or not you bring one.

Here is the trap. Most builders recognise your agent only if that agent is named at your very first point of contact, which this early means the first online registration rather than the first visit. Register with nobody on your side and in many cases you have given away the right to be represented on that community for the rest of the transaction.

A pre-construction contract is also not a resale contract. The deposit structure and when deposits go hard, the specification allowances and what counts as a structural option, what happens if the schedule slips, whether the price is locked against cost escalation, what the warranty covers and for how long, and whether you can bring your own inspector at frame stage and again before closing: those terms decide how the next eighteen months go, and most are more negotiable than the headline price.

Other names this goes by

If you are searching for this community you will find it under more than one name. It appears as Springhaven, including in the state permitting record, and as Chandler Hills, the name it carried through its first trips to the city's development review committee. The city's agendas resolve it by printing both together, which is how the older name survived into the current file. You may also see it described simply by its location, east of Chandler Road off West Kelly Park Road.

Two cautions while searching. A separate attached-home project of a couple of hundred units elsewhere on Chandler Road is not this community and has a different owner and permit history, so check the lot count and product type before concluding two records describe the same thing. And the final homeowners association or marketing name here has not been published, so the entrance sign may yet carry a third one.

Questions