Approved and pre-construction near Beverly Hills, FL
Tuscany Ranch
4,937 approved homes on 1,069 acres, and an agreement the county has not signed
This is the largest residential approval in Citrus County in a generation. The commission adopted the rezoning in July 2025 on a 3-2 vote after a hearing that ran to almost midnight. 3,687 single-family lots, 1,250 multi-family units, a 119-acre town center. No builder has been named and nothing is for sale.
- Area
- Beverly Hills, FL
- Units
- 4,937 approved
- Site
- 1,069.5 ac
- Adopted
- Jul 2025
At a glance
Tuscany Ranch fast facts: rezoning adopted July 2025
Here is what is on the public record today and what has not been released. Anything marked not yet released, join the interest list and it goes out the day it drops.
- Area
- Near Beverly Hills, FL
- County
- Unincorporated Citrus County
- Site
- 1,069.5 acres
- Approved plan
- 4,937 homes and apartments
- Single-family lots
- 3,687 on 719.5 acres
- Multi-family units
- 1,250 on 154.7 acres
- Life care units
- Up to 400, on top of the 4,937
- Overall density
- 4.6 units per acre
- Rezoning adopted
- July 2025, by a 3-2 vote
- Town center
- 119.7 acres
- Recreation site
- 20 acres
- Age restriction
- None in the county record
- Owner of record
- Beverly Hills Development LLC
- Home builder
- None named in the recordGet notified
- Phasing
- Not publishedGet notified
- Pricing
- Not yet releasedGet notified
- Model home opening
- Not yet announcedGet notified
Details on this page are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, home counts, and timing have not been released by the builder and are subject to change without notice.
Where it is
On the county highway corridor at Beverly Hills, in unincorporated Citrus County. The approval reserves 8.3 acres along the frontage for a future widening of that highway. No street addresses have been assigned.
Nearly 5,000 homes approved. Not one builder named.
A community this size does not launch all at once. It gets sold off in pods, and each pod gets its own builder, its own name and its own first release. The people who hear about the first one are the people on a list.
The part nobody has read
The developers signed the agreement. On the county's own copy, the county did not.
A project like this runs on two documents. The rezoning, which changes what the land is allowed to become, and the development agreement, which is the contract between the county and the developer setting out who builds what, when, and who pays for the roads. The commission voted on both on the same night in July 2025, and adopted both, 3-2.
The rezoning was enacted as an ordinance and is done. The development agreement is where it gets strange. The county released its copy of the executed agreement in February 2026, and on the face of that copy: the three developer entities signed it in February 2026, and the signature block for the Board of County Commissioners is blank. Chair, Clerk and County Attorney lines are all unsigned. The notary block still reads "this __ day of ____, 2025", never filled in. There is no recording stamp and no book and page anywhere on the document.
That matters because of what the agreement says about itself. Its own effective-date clause provides that it becomes effective upon the recording of the fully executed agreement in the official records of the county, under the Florida statute that governs development agreements.
What we are not claiming. We have not searched the county's official records, because the clerk's search requires a human to clear a security check. So we are not telling you the agreement was never recorded. We are telling you exactly what the county's own released copy shows, and that as of that copy it was developer-signed, county-unsigned, and unrecorded. If that distinction matters to a decision you are making, have someone pull the official records index before you act. Most sites would not tell you this exists at all.
About the plan
What 4,937 units actually looks like
The approved site data table totals 4,937 lots and units on 1,069.5 acres, an overall density of 4.6 units per acre. Inside that: 3,687 single-family lots across 719.5 acres at about 5.1 per acre, and 1,250 multi-family units across 154.7 acres at about 8.1 per acre. The rest of the land is a 119.7-acre town center, a 20-acre recreation and amenity site, 40.5 acres of internal roads, 8.3 acres reserved for a future highway widening, and about 7 acres of medians, open space and a powerline easement.
Separately, and this is easy to misread, the approval allows up to 400 life care units which are expressly excluded from the 4,937. A life care center is licensed senior living, not an age-restricted subdivision, and it is the only senior-specific element in the entire file.
The conditions attached at the hearing are unusually specific and worth reading as a description of what the finished place is meant to be: a parks, trails and green space master plan and a phasing and amenities plan both due back to the commission before the 301st home is finished; an annual absorption report to the school district; fiber optic throughout; the stormwater system sized for an eventual six-lane county highway; reclaimed water for the common areas when available; a cost mechanism for a two-bay fire station before the 1,000th unit; a 25-year expiration on the approval; and the elimination of open-space credit for retention areas, buffers and floodplain compensation.
On the height question, we will not pick a number. The commission amended the conditions from the dais to allow four stories in two specific multi-family areas, with a matching change to the density footnote. The master plan drawing stamped approved that same night still shows two and three stories and the old density figure. The commission said on the record that the attorneys would reconcile the inconsistencies. We have not found a corrected drawing, so we are showing you both.
One thing to be careful about
Four different companies, four different roles, and no builder
The county record names several parties and gives each a different job. We are repeating them precisely, because the difference is exactly what gets blurred elsewhere.
Beverly Hills Development LLC is the owner of record, named on the signed authorization form in the county file. The development agreement defines the developer as that company together with two affiliated entities, Tuscany Ranch Partners II LLC and Tuscany Ranch 491 LLC. An Ocala attorney was the applicant of record in the hearing caption. A Tampa development company's entitlements team presented the case at the podium and the master plan labels an optional lagoon amenity with that company's name, but it is not a party to the development agreement and we will not call it the developer.
No homebuilder is named anywhere in the county record, and nothing is for sale under this name. We searched the listing portals and the new-home aggregators for this county; the communities they carry are all older, established names, and this is not among them.
On a 1,069-acre approval, that is what you would expect. Land of this size is sold in pods over ten or twenty years, and each pod tends to arrive with a different production builder and a different marketing name. Nobody will announce "Tuscany Ranch is now selling". A first pod will simply appear under a name you have never heard, and unless you were told, you will not connect it to any of this.
Location and costs
County land, deferred tests, and no district
The site is in unincorporated Citrus County at Beverly Hills, which is a census-designated place rather than a city, on the main county highway corridor. Because it is county land with no municipality over it, a buyer here would pay county millage with no city millage component.
Two tests this project has not yet passed. The county's own presentation states that water and sewer concurrency must be demonstrated at the time of platting for each subdivision, which is to say it was deferred rather than met. And the applicant's own material notes that this county does not have school concurrency, so a residential approval here is not tested against school capacity the way it is in some other Florida counties. Neither of those is unusual. Both are things you would want to know and would not be told.
On recurring costs there is one piece of unusually good news: no community development district has been established over this land. A district is a special-purpose unit of local government that borrows for infrastructure and repays it through an annual assessment on your tax notice, on top of HOA dues, often for decades. Many large Florida master plans have one. This one, as of today, does not. That can change before homes are sold, and on a project of this size it very well may, so ask at contract rather than assuming.
We do not publish drive times to Ocala, The Villages, Crystal River or Tampa, because Tuscany Ranch has no assigned address or coordinates yet and any mileage would be invented precision.
What you need to know
Buying new construction, the smart way
Whoever ends up building the homes at Tuscany Ranch, the same rule applies: the person at the model's sales desk works for the builder, not for you. They are usually helpful and usually honest, and they still represent the seller's side of the transaction. You are allowed, and smart, to have your own representation, and in almost every case it costs you nothing, because the builder budgets a cooperating commission into the deal whether you bring an agent or not.
The catch is timing. Most builders require your agent to register you on your first visit. Tour or sign in alone and bring an agent later, and the builder can refuse to recognize them, and you lose your representation for that community. Get connected before you tour, have your agent register you, and let them read the contract and the addenda.
On a community that will be built out over a decade or more, the question nobody asks early enough is what will be next to you in year eight. Here the answer is partly on the record already: a town center, a recreation site, and up to 1,250 apartments somewhere in 154 acres. Ask which pod you are in and what the master plan shows adjoining it before you choose a homesite.
Subdiview is not affiliated with, endorsed by, or sponsored by any homebuilder, the developer, or Citrus County. No homebuilder has been named for this community; the owner of record and the developer entities are identified here because they are the parties of record in the county's published entitlement documents, which is a statement of fact about the public record and not a representation of any relationship. Community names and marks are the property of their respective owners and are used for identification only. Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you. All community details on this page are compiled from public records, are targets rather than commitments, and are subject to change without notice.
Questions and answers
Tuscany Ranch FAQ
What is Tuscany Ranch?
Tuscany Ranch is an approved master planned community on about 1,069 acres of unincorporated Citrus County, near Beverly Hills. The approved master plan totals 4,937 residential lots and units: 3,687 single-family lots and 1,250 multi-family units, at an overall density of 4.6 units per acre. It also includes a 119.7-acre town center, a 20-acre recreation site, and a separate allowance for up to 400 life care units that are not counted in the 4,937. Nothing has been built, no builder has been named, and nothing is for sale.
Is it 4,937 units or 4,933?
4,937. You will find 4,933 in press coverage. The county's own controlling document, the PUD master plan site data table dated April 21 2025, totals 4,937 lots and units on 1,069.5 acres. That figure is confirmed twice more inside the county file: the county planner's own presentation slide shows 3,687 single-family units proposed, and the development agreement refers to 1,250 multi-family units. 3,687 plus 1,250 is 4,937. We publish the county's number.
Is this an active adult or 55-plus community?
Not according to the county record. There is no age restriction anywhere in the adopted ordinance or in the development agreement. You may find third-party descriptions calling this a large active adult community; nothing in the county file supports that. What the file does contain is a separate allowance for up to 400 life care units, which is a licensed senior living use and a different thing entirely from an age-restricted subdivision. If an age restriction is added later it will be in a recorded document, and we will say so.
Is the approval final?
The rezoning is adopted. The county commission approved it in July 2025 on a 3-2 vote and enacted it as an ordinance. That part is done. The development agreement that sits alongside it is a separate document with a separate vote, and its status is unusual enough that we have given it its own section further up this page. Read that section before you rely on anything here.
Who is building it?
Nobody yet, and no homebuilder is named anywhere in the county record. The owner of record is Beverly Hills Development LLC. The development agreement defines the developer as that company together with two affiliated entities. An Ocala law firm was the applicant of record at the hearing, and an entitlements team from a Tampa development company presented the case. None of that makes anyone your builder. On a project this size the land is very likely to be sold in pods to multiple production builders over many years, and each of them will choose its own name, product and price.
How many stories can the apartments be?
This is genuinely unresolved in the county's own paperwork, and we would rather show you that than pick a number. The commission amended the conditions from the dais to allow four stories in two specific multi-family areas, and the adopted condition set reflects that. The master plan drawing that was stamped approved the same night still shows two and three stories and still carries a density footnote the commission also changed. The commission acknowledged the inconsistency on the record and directed the attorneys to reconcile it. We have not found a corrected drawing.
What about schools and traffic?
Two things from the file that a sales office will not raise. First, Citrus County does not have school concurrency, which means a residential approval here is not tested against school capacity the way it would be in some other Florida counties. Second, water and sewer concurrency was deferred: the county's own presentation says it must be demonstrated at the time of platting for each subdivision, not now. Road mitigation is a proportionate-share contribution toward widening the adjacent county highway from two lanes to four, and the stormwater system was required to be sized for an eventual six lanes. A contribution toward a widening is not a completed road.
What does joining the interest list actually do?
It puts you on the list we notify when something on this page changes: a builder named, a pod sold, a plat recorded, a name announced, or first pricing. It costs nothing, it creates no brokerage relationship, and it obligates you to nothing. When you are ready, a real estate professional licensed in Florida can register you as represented before your first visit to a sales office, which is the one step that is very hard to undo later.
Be first in line
Get on the Tuscany Ranch interest list
4,937 homes approved on a 3-2 vote, no builder, no price, and a development agreement whose status is worth understanding before anyone signs anything. When the first pod launches it will carry a name nobody has heard yet.
Joining costs nothing, creates no brokerage relationship, and does not obligate you to anything. When you are ready, a real estate professional licensed in Florida will reach out and can register you as represented before your first visit to a sales office.