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Reserve at Sherman Hills Phase 4, Brooksville, Hernando County, Florida

Roughly 166 single-family homesites on about 44 acres off Sherman Hills Boulevard, in the Ridge Manor area of eastern Hernando County, ZIP 34602. Two final plats recorded in early October 2026, and the ground is well past paper: clearing and mass grading started in mid-May 2026 and about four fifths of the site read as bare earth in late October 2026. What does not exist yet is a price, a plan, a lot size or an opening date.

At a glance

Homesites

Roughly 166 across two recorded phases

Home types

Single-family detached houses

Site size

About 44 acres, in two phases

Density

About 4.1 homes to the acre in the first phase

Recorded plats

Both phases recorded, early October 2026

Site work

Clearing and grading under way since mid-May 2026

Ground condition

About four fifths bare earth, late October 2026

Where

Eastern Hernando County, Ridge Manor area, postal Brooksville

ZIP code

34602

Interstate 75

About four tenths of a straight-line mile away

New street names

Lantana Street and Golden Rain Street

Extended streets

Liriope Drive, Redbay Drive, Barcelona Boulevard

Builder on the plats

Lennar

Land ownership today

Still held by affiliated land-banking companies

Homeowners association

A new, separate association is named on the plats

Community development district

None on this land today, from the tax record

Special flood hazard area

About 98.8% of the acreage is mapped outside

School district

Hernando County Schools, countywide

Vertical construction

No homes built, no model home

Street addresses

Not yet cut for any lot

Phase 4B lot count

Not yet confirmed from the plat sheets Get notified

Association name and dues

Not yet released Get notified

Access to the existing clubhouse

Not established, ask in writing Get notified

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Lot sizes

Not yet released Get notified

Amenities

Not yet released Get notified

Sales office

Not yet open Get notified

Opening date

Not yet announced Get notified

Compiled from public records; figures carry the year they come from. Pricing, plans and timing have not been released and are subject to change.

What is actually here

Two separate final plats, Phase 4A and Phase 4B, recorded in the Hernando County official records in early October 2026, covering about 44 acres. A recorded plat is where a subdivision becomes a legal thing, and both were re-verified at the clerk in early November 2026.

The product is single-family detached houses. Phase 4A carries about 81 numbered lots on roughly 20 buildable acres once a small drainage and right-of-way remnant is set aside, about 4.1 homes to the acre. Across both phases the working figure is roughly 166 homesites, and the Phase 4B half is not confirmed.

One wrinkle, because you may hit it searching: Phase 4B is indexed as a partial replat of Ridge Manor West Phase II, a plat on paper since the 1980s. That is a recording mechanism, not a name. The plats read Reserve at Sherman Hills.

Now the ownership, which is easy to state wrongly. Lennar is the builder named on both recorded plats, and does not yet hold title: the land sits with two sibling land-banking companies affiliated with the builder, one holding each phase, and the homebuilding company itself owns only two parcels in the whole county, both in a different community. That is the normal pre-transfer shape for a for-sale community, and the reason to treat timing as uncommitted.

Subdiview is not affiliated with, endorsed by, or sponsored by Lennar. Lennar 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.

The dirt is already moving

This is the most useful fact on the page. The newest ordinary aerial photography reachable for this site was captured in January 2026, shows unbroken turf, and was taken before anything happened.

A dated overhead vegetation record tells a different story. In the middle of May 2026 the site still read as dense vegetation. Within days, more than 40% of it read as bare ground; by mid-August about 71%, and at the most recent cloud-free look in late October 2026 about 80% and holding. Two neighbouring off-site areas measured on the same imagery did not change at all, so this is clearing and grading on this ground rather than a dry season. Grading began roughly four and a half months earlier than the plats recorded, a common ordering where plans are approved and dirt moves while the plat works through final signature.

What has not happened matters too. No homes built, no model home, and no lots cut into parcels, so there are no lot numbers and no addresses. Graded ground is far past an approval and short of a house you can walk through.

The streets: two new names, and four that already exist

Six street names ride along with this project, and the obvious reading of that list is wrong. Checked against the county's maintained-roadway inventory, Liriope Drive already exists in one of the older Sherman Hills sections, Redbay Drive in the newest, and Barcelona Boulevard and Lexington Circle in Ridge Manor West. Only Lantana Street and Golden Rain Street do not appear in the inventory at all.

So Phase 4 largely extends an established grid rather than inventing one. That tells you what this is: an infill expansion stitched into a neighbourhood that already has roads and neighbours, not an isolated pod on its own entrance road.

Sherman Hills Boulevard is the county-owned spine, running a little over a mile north from the main east-west state road, and Barcelona Boulevard meets it roughly four tenths of a mile north of that road. The new rights of way are dedicated by the plats but not yet taken into the maintained inventory. Which phase Lantana, Lexington and Golden Rain each sit in could not be established independently.

How many lots, honestly

Phase 4A's lot run was counted at about 81. Phase 4B's count could not be pinned at all: the clerk's document-image service would not deliver the plat sheets, and the county's subdivision mapping has not taken in the new plat book. So the published figure is roughly 166 across both phases, with the Phase 4B half left unconfirmed rather than guessed at.

Two associations, one clubhouse: the question to ask first

This is the part of this page we would most want a buyer to read, and it is not a question a sales office is set up to answer. The Phase 4 plats name a new and separate homeowners association; its registered legal name could not be confirmed, so we print none. The structure, though, is visible in the ownership record.

The existing Sherman Hills association already owns a great deal of land here: every drainage retention tract in the newest of the older phases, two vegetation easements, two recreation tracts, and a two-acre tract on the main boulevard. A separate company holds the clubhouse tracts outright.

Put those facts together and the question writes itself. If Phase 4 is platted into its own association, do Phase 4 owners get access to the existing recreation area and clubhouse, or none at all? And who will own and maintain Phase 4's own stormwater ponds? Two associations, with the amenity and drainage land already titled to the older one, is exactly the fact pattern that produces a surprise after closing.

None of that is established today and we will not guess. What we can tell you is what to ask for, in writing: the Phase 4 association's budget and governing documents, a plain answer on whether your dues include use of the existing recreation area and clubhouse, and who will own the new ponds. Get notified when the association documents are published.

New in Phase 4, or a resale two streets over

That is a real decision here in a way it is not in most new communities, because the old and the new share a street grid. Four Sherman Hills sections are already recorded, about 605 platted lots and 576 parcels on the roll, about 534 of them with a house built between 2001 and 2020 by two other builders, all in ZIP 34602. The 2025 certified roll put the median just value across those parcels at about $257,850, and as of early November 2026 a dozen homes were listed for resale in the older sections from about $235,000 to about $349,900. Nothing in Phase 4 is priced.

Here is the part a builder page would never raise. Institutional single-family rental operators hold about 5% of the parcels in the older sections, roughly one house in twenty. Stated without alarm: that is resale buying in sections built between the 1990s and 2020, and it is not evidence that Phase 4 is or will be a rental project. Phase 4 is a for-sale community with no lots cut and no houses.

So the comparison is a new house to current code with a new association and a new buyer's tax posture, against an older house on the same grid with a mature yard and often a capped tax bill that will not transfer to you.

Eastern Hernando County, the interstate, and the noise

The locational headline is simple: Interstate 75 passes within about four tenths of a straight-line mile of this tract, and that is measured, not estimated. The main east-west state road runs along the south end of Sherman Hills Boulevard. For a commute toward Tampa, that is about as good as the geography gets out here.

It cuts both ways, and we would rather say so. Under half a mile from an interstate means traffic noise is a real consideration, not a theoretical one. It carries, varies with wind and with whatever vegetation stays standing, and it is exactly the thing a site plan will not mention. Stand on the graded ground at rush hour, and ask which lots back toward the interstate and what buffer is kept. We measured no drive times and publish none: a guess is worth less than an honest blank.

Brooksville and Ridge Manor, as places

Brooksville is the county seat, a small inland town on the hills north of Tampa Bay, with an old brick core and a character closer to rural north-central Florida than to the coastal metros an hour away. Ridge Manor, where this land sits, is the eastern end of the county: long-established platted subdivisions along the state road and the interstate, with pasture and oak hammock between them. Dade City is the nearest town over the county line, Spring Hill the nearest suburban concentration.

What that gives you is a different Florida from the brochures. The surrounding country is conservation and river land: the Withlacoochee flows east of here through state forest, and eastern Hernando County is a patchwork of wildlife and water management holdings. Paddling and cycling country rather than beach country.

The flood mapping, measured properly

We queried the federal flood mapping against the whole parcel outlines rather than a single centre point. The largest parcel, the body of Phase 4A, is entirely mapped outside the special flood hazard area. The Phase 4B parcel has about 2% of its area mapped inside, and the small right-of-way and drainage remnant about 7%. Across all three, about 1.2% of the acreage is mapped inside the special flood hazard area and about 98.8% is mapped outside.

That is a good result, and the mapped-inside slivers fall on the Phase 4B edge and on the drainage remnant, where a subdivision puts its ponds anyway. A community-level answer is still not your answer: individual lots do not exist yet, so nobody can say which side of a mapped line your homesite lands on, and along the Phase 4B boundary that is a live question. Flood insurance, its cost and resale all turn on the lot-level determination, so get it in writing before you are committed. One limit: the county's own parcel data has an empty flood field here, which is an absence of data.

Insurance and storm exposure, inland but not immune

This is inland Hernando County, far enough from the Gulf that storm surge is not the threat here and not far enough inland to be out of the wind. The consequence of a major storm out here is wind damage, trees down and long power outages.

Windstorm exposure drives premiums in this market more than flood does, and new construction is a real advantage against it. A house built to the current Florida Building Code with a wind mitigation inspection on file earns the largest credits available: roof deck attachment, secondary water resistance, opening protection and roof-to-wall connections. A 2026-built house generally prices insurance better than the 2002 to 2020 stock two streets away, and the insurance line moves a Florida monthly payment more than anything except the rate. Hernando County carries sinkhole risk generally; the appraiser's sinkhole field reads negative on these parcels, which is not a geotechnical report. No premium figure appears here because none was sourced.

The cost stack: taxes, exemptions and the district question

The older sections are a large sample of exactly the tax treatment Phase 4 will inherit. On the 2025 certified roll, across the taxable parcels in those four sections, the median annual ad valorem bill was about $2,500 and the median effective rate about 0.89% of just value, with a spread from roughly 0.49% to 1.43% between the tenth and ninetieth percentiles. On top sit a county fire and rescue district assessment of about $362 and a solid waste assessment of about $98.

That spread is not noise, it is Florida's homestead mechanics. About seven in ten of those parcels carry a county exemption, median about $50,700, and the assessment cap has limited how fast their assessed values could rise. A long-held homesteaded house sits near the bottom of the range; a brand-new, non-homesteaded purchase sits near the top of it, close to the full rate, in its first full year.

Which gives the advice that will save you real money: never price a new house off a neighbour's tax bill, and never apply a town-wide median effective rate to new construction. Those medians are built out of older, exempt, long-held stock and they understate what you will pay. Run your own number off a real purchase price at close to the full rate, add the two assessments, then apply the homestead exemption only from the year you own, occupy and file for it.

Now the question that catches Florida buyers out more than any other. A community development district is a special-purpose local government that borrows to build a community's roads and drainage and repays the bonds through an annual assessment on every home inside it, collected on your tax bill. It does not replace an association.

For this land the present tense can be answered from the record, which is unusual. There is no district line item on any of the 576 parcels in the older sections and none on the three Phase 4 parcels, whose only non-ad-valorem entry is the fire and rescue district. The record would show one if it existed, because the same roll carries a visible district line in another Hernando County community the same builder is involved in. A nearby street-lighting assessment unit overlaps the area but is not on these parcels.

What is not established is the future tense: whether a district or a new special assessment will later be created for Phase 4. Nothing in the record settles that, and an ordinary tax code could never answer it, because these assessments never appear in the ad valorem record. Ask in writing the day a sales office opens.

Schools, utilities and what follows an address

Much of the practical detail waits on one event: lots being cut and addresses assigned. Schools are Hernando County Schools, the single countywide district, so the district is certain; the assigned elementary, middle and high schools are not, and this page will not assert them. Assignment follows a street address, no lot here has one, and boundaries get redrawn. Once a homesite has an address, run it through the district's own locator, and if a particular school is why you are buying, make it a written condition.

Buying new, with someone on your side

There is no sales office here yet and no model home. At this stage your first interaction with any builder is almost always a registration rather than a visit, and that is where the representation question quietly gets decided.

The person at the desk in a builder's sales centre works for the builder, and is paid by and accountable to the party on the other side of your purchase agreement. That is what the job is, and it means the only person reading that agreement for you is whoever you brought. Your own representation generally costs a buyer nothing extra, because builders budget for a buyer's agent whether or not you bring one. Where people lose it is timing: most builders will only recognise your agent if that agent is named at the very first registration.

The honest tradeoffs

In its favour: two recorded final plats, independently verified, and a site about four fifths graded as of late October 2026, far past the paper stage where most approvals stall. It is an infill expansion of an established neighbourhood with county-maintained roads in place, under half a mile from an interstate, with almost all of the acreage mapped outside the special flood hazard area and no district on the land today.

Against it, plainly: almost nothing about the homes is released. No price, no plan, no square footage, no lot size, no dues, no amenity list, no opening date. Phase 4B's lot count is unconfirmed. Whether Phase 4 dues buy any access to the existing recreation area and clubhouse is unknown, and so is who will own the new ponds, and whether a district gets levied later. A new, non-homesteaded buyer pays near the top of the local tax range. The interstate is close enough to hear, and buying early means living beside construction for a while.

What is still genuinely unknown

Not released: pricing, plans, square footages, elevations, lot sizes, dues, the amenity list, a sales office and an opening date. Not established: Phase 4B's exact lot count; the new association's registered legal name; which phase three of the street names sit in; assigned addresses and lot parcels, which have not been cut; whether a district or special assessment will later be levied; and the zoned schools, which follow from addresses that do not exist yet.

Two honest limits on our side, because not reaching a record is not the same as the record being empty. The clerk's document-image service would not deliver the plat sheets, which is why the Phase 4B lot count stays approximate. And the clerk's document-type search failed its own control, so whether any notice of commencement has been recorded is simply not established, and we will not report that as a zero.

Questions