In city review in DeLand, FL
Beresford Reserve
597 approved units on the old Sandhill golf course, a mile from downtown DeLand
D.R. Horton has a 408-lot plat working through DeLand’s review process on the old Sandhill golf course, on land zoned in 2022 for up to 597 units. There are no floor plans, no prices and no model home. There is also something the eventual brochure is unlikely to lead with: the property was a city dump before it was a golf course, it is an active Florida brownfield, and the cleanup is still in progress. All of it is on this page.
- Location
- DeLand, FL
- Entitled
- 597 units
- Plat in review
- 408 lots
- Site
- 138.72 acres
At a glance
Beresford Reserve fast facts
Here is what is on the public record today and what has not been released. The entitlement figures come from PD Ordinance 2022-13 and the plat now in review; the environmental figures come from the Florida Department of Environmental Protection file for this site. Anything marked not yet released, join the interest list and it goes out the day it drops.
- City
- DeLand, FL
- County
- Volusia County
- Location
- 800 E Euclid Avenue
- Plat under review
- 408 lots on 138.72 acres
- Full PD site
- About 167 acres
- Zoning entitlement
- 597 units under PD Ordinance 2022-13
- Rental component
- 189 units under unified ownership
- Site history
- Former municipal dump, then golf course
- Environmental status
- Active Florida brownfield, remediation in progress
- Applicant
- D.R. Horton, Inc.
- Schools
- Freedom Elementary, DeLand Middle, DeLand High
- Floor plans
- Not yet releasedGet notified
- Pricing
- Not yet releasedGet notified
- Model home opening
- Not yet announcedGet notified
- HOA and CDD
- Not yet releasedGet notified
Where it is
The old Sandhill golf course, just south of downtown DeLand — bounded by East Euclid Avenue on the north, East Beresford Avenue on the south, South Boston Avenue on the west and South Hill Avenue on the east. About a mile and a quarter from the downtown district, under three miles from Interstate 4, and four miles from the DeLand SunRail and Amtrak station.
Approved four years ago, and still not a single published price
There is no builder page, no floor plan, no model and no price for Beresford Reserve. Add your name, email and phone and you will hear the moment plans or pricing are released, and be registered as represented before your first visit.
About the plan
What is actually approved, and what is still pending
On July 25, 2022, the DeLand City Commission rezoned this land to a planned development by Ordinance 2022-13. The vote was three to two, which is worth knowing: this was not a formality. Commissioners Apgar, Reid and Paiva voted for it; Commissioners Davis and Cloudman voted against.
That ordinance entitles 597 units, broken out as 254 single-family detached homes, 154 fee-simple townhomes, and 189 rental units held under unified ownership.
Separately, a plat filed by D.R. Horton and currently in DeLand’s Technical Review Committee covers 408 single-family lots on 138.72 acres. That plat has been in review for more than fourteen months and has not yet gone to the Planning Board. Note that 138.72 acres is the plat tract south of East Euclid Avenue, measured net of the perimeter road right-of-way; the planned development as a whole is about 167 acres and also takes in the blocks north of Euclid, where a 20.76-acre city park is being designed.
Reconciling 408 and 597. Both numbers are real and people quote them against each other as if one must be wrong. Look at the arithmetic: 254 plus 154 is 408, and 408 plus 189 is 597. Our reading is that the plat covers the fee-simple, for-sale lots, and that the 189 rental units stay under a single owner and would not be platted as individual lots. That is our reading of two documents, not a statement by the city or by the applicant. We flag it because the practical consequence is real: roughly a third of this community is entitled as rental housing under unified ownership, and that is written into the zoning rather than being a rumor.
We are also not going to publish a tidy density number for this project. A single units-per-acre figure circulates for it that does not appear in any document we could find. The plat works out to roughly 2.9 units per acre and the zoning works out to roughly 3.6, depending on which unit count you divide by which acreage. Rather than pick the flattering one and present it as the number, we will leave the arithmetic visible and let you do it yourself.
One current signal that the project is live rather than shelved: a site plan for a 20.76-acre Beresford Reserve city park, prepared by Kimley-Horn, went to the Technical Review Committee on August 20, 2026.
The part nobody advertises
This was a city dump, then a golf course, and the cleanup is still open
Most pre-launch pages skip this. We are leading with it, because you are going to find it eventually and it is better that you find it here, in full, with the sources named, than in a rumor thread three weeks after you put down a deposit.
The history
From roughly 1958 to 1968 the City of DeLand ran an unpermitted municipal dump on this land. From 1968 until 2018 it was a golf course, known as Sandhill and later Southridge. Both uses left something behind. The dump left buried household and construction debris. Fifty years of golf course maintenance left pesticide and metals residue in the top couple of feet of soil.
The designation
On November 2, 2020, by Resolution 2020-94, DeLand designated the property part of the Former Sandhill Golf Course Brownfield Area. The individual site is enrolled with the state as BF642001001, the Beresford Springs Redevelopment Brownfield Site — Beresford Springs being this project’s earlier name. A Brownfield Site Rehabilitation Agreement with the Florida Department of Environmental Protection was executed on December 29, 2020. Under a later amendment to that agreement, D.R. Horton, Inc. is the sole party responsible for site rehabilitation.
It is worth being precise about what a brownfield designation is, because the word frightens people in one direction and reassures them in the other. It is a Florida economic-incentive program, created by statute, whose purpose is to get contaminated land cleaned up and put back into use. It brings tax credits and liability protections to the party doing the cleaning. It is not a certification that a site is clean, and it is not a hazard score. It is a cleanup agreement. This one is still open.
What was found
The Remedial Action Plan prepared by Tetra Tech, dated September 23, 2025, identifies in the upper two feet of soil the pesticides toxaphene, chlordane, heptachlor epoxide and dieldrin, the metals barium, copper, antimony, arsenic, lead and mercury, and benzo(a)pyrene equivalents. In the buried-waste areas it additionally identifies thallium and total recoverable petroleum hydrocarbons. In groundwater it identifies arsenic, dieldrin and total dissolved solids. The state file records that these impacts do not extend off the property.
We are reporting the contents of a public document. We are not characterizing risk, because that is not ours to characterize and any number we attached to it would be invented. What those findings mean for a specific household is a question for the file itself and for an environmental professional you hire.
The remedy, and the lots that sit on it
The approved approach is to excavate the buried waste, power-screen it, and consolidate it into three encapsulation areas on the property, each capped with at least two feet of verified clean fill. The Department approved recalculated site-specific soil cleanup target levels on April 6, 2026. The most recent entry in the state file, dated August 5, 2026, concerns soil vapor monitoring.
Read this part twice. The site plan places roughly 37 rear-facing single-family lots, about 10 townhome lots and about 12 rental single-family lots over the capped areas. Those lots will carry institutional controls recorded in Volusia County public records — legally binding restrictions that run with the land and limit activities such as digging below the cap. If you buy one of those homes, that restriction is part of what you own. It is not a reason to walk away, and it is not a footnote either. It is a thing to know before you tour, and to put in front of your own agent and your own attorney.
Where it stands today
No Site Rehabilitation Completion Order has been issued, and no No Further Action determination has been issued. The completion date field is empty in the Department’s own brownfield sites data layer. The project sits in the remedial action stage: the plan is approved and the work is under way. We will say what the record says, and we will not say anything past it. If and when a completion order is issued, the people on the interest list will hear it from us.
Sources for this section: City of DeLand Resolution 2020-94; the Florida Department of Environmental Protection Brownfield Site Rehabilitation Agreement and amendments for site BF642001001; the Remedial Action Plan by Tetra Tech dated September 23, 2025; and the Department’s Brownfield Sites data layer. We are deliberately not publishing the execution date of the amendment that made D.R. Horton the responsible party, because the state’s own report gives two conflicting dates for it. Ask for the document rather than trusting a date, including ours.
Location
A mile from downtown DeLand
Whatever else is true about this property, the location is the reason somebody bothered. The old golf course sits just south of downtown DeLand, which is one of the more intact historic downtowns in Central Florida — a walkable restaurant and shop district anchored by Stetson University a mile and a half north. Interstate 4 is under three miles away and the DeLand SunRail and Amtrak station is about four, which is what makes this address work for a household with an Orlando commute.
The St. Johns River side of the county is close too: Lake Beresford Park is under four miles, and Blue Spring State Park and Hontoon Island are both a bit over five.
- State Road 44
- 0.7 mi
- US-17/92
- 1.0 mi
- Downtown DeLand
- 1.3 mi
- Stetson University
- 1.6 mi
- AdventHealth DeLand
- 2.6 mi
- Interstate 4
- 2.8 mi
- DeLand Municipal Airport
- 2.9 mi
- Lake Beresford Park
- 3.6 mi
- DeLand SunRail and Amtrak station
- 4.0 mi
- Hontoon Island State Park
- 5.2 mi
- Blue Spring State Park
- 5.4 mi
Straight-line distances measured from the center of the parcel. Actual drive times are longer.
Do not confuse these
There are four Beresfords in DeLand and only one of them is this
DeLand has an unusual number of similar names in play at once, and we have watched buyers and even agents merge them. Here is the disambiguation.
- Beresford Reserve — this project. The old Sandhill golf course south of downtown, between East Euclid and East Beresford Avenues. Nothing for sale yet.
- Beresford Springs — the same project under its earlier name. It is still the name on the state environmental file, which is why searching it turns up cleanup documents rather than homes.
- Beresford Woods — a different community entirely, on the west side of DeLand in 32720. Stanley Martin closed out its own section there, but the community is still selling: Risewell Homes is offering homes from about $359,990, and dozens of lots remain in builder hands. If someone told you Beresford Woods sold out, that is only half true.
- Beresford Manor — an existing neighborhood, built between 1972 and 2006. Not new construction and not related.
And for completeness: Delaney Reserve is yet another DeLand-area name in circulation and is a separate development. If you are tracking more than one of these, keep the addresses rather than the names.
Market context
What new construction costs in DeLand
Beresford Reserve has no price yet. Here is the market it will price into.
As of the end of July 2026, the typical home value in DeLand was about $339,465, down 1.0% year over year, with a median sale price around $331,667. Roughly 65% of sales closed below list price. That combination — values flat to slightly down, most sellers taking less than they asked — describes a market where a buyer has room to negotiate, which is not the market Central Florida had three years ago.
On the new construction side, Canopy Preserve by Pulte advertises from about $279,990, Pelham Square runs roughly $285,000 to $300,000, and Seasons at Grandview Gardens by Richmond American advertises from about $369,950. Those are advertised starting figures for base plans on base homesites, and they move.
Two Florida-specific costs deserve attention before you budget. The first is the CDD. Much large Central Florida new construction is financed through a Community Development District, and the assessment lands on your annual tax bill on top of HOA dues. Whether Beresford Reserve will carry one, and at what level, has not been published.
The second is property tax. The property sits inside DeLand city limits in tax district 012, where the total combined millage was 18.2289 mills on the 2025 final roll, with 18.1607 mills proposed for 2026. That total already bundles the city, Volusia County, the School Board, the water management district and several smaller districts; a CDD assessment, if any, would be additional and appears separately as a non-ad-valorem line. Florida has no state income tax.
On schools, the Volusia County Schools attendance locator puts this address at Freedom Elementary, DeLand Middle School and DeLand High School for the 2026-27 year. Zones are redrawn periodically; confirm with the district before relying on them.
What you need to know
Buying new construction, the smart way
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, the addenda, and, in Florida, the CDD disclosure.
At Beresford Reserve there is a second set of documents to read that most communities do not have. Ask which homesite you are being shown relative to the three encapsulation areas, ask for the recorded institutional controls that apply to that lot, and ask whether a Site Rehabilitation Completion Order has been issued by the time you are reading this. Those are ordinary questions with documented answers. An agent who works for you can ask them without worrying about how it lands.
Subdiview is not affiliated with, endorsed by, or sponsored by D.R. Horton, Inc., the City of DeLand, or the Florida Department of Environmental Protection. D.R. Horton is named here because it is identified as the applicant in DeLand’s public development review record and as the responsible party in the state environmental file; that is a statement of fact about the public record, not a representation of any relationship. 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. Nothing on this page is environmental, legal or health advice.
Questions and answers
Beresford Reserve FAQ
What is Beresford Reserve?
Beresford Reserve is a planned residential community on the land that used to be the Sandhill golf course, later called Southridge, in DeLand, FL. It sits between East Euclid Avenue on the north and East Beresford Avenue on the south, with South Boston Avenue to the west and South Hill Avenue to the east. The DeLand City Commission rezoned it to a planned development on July 25, 2022 by Ordinance 2022-13, entitling 597 units. A plat covering 408 single-family lots on 138.72 acres, filed by D.R. Horton, is currently working through the city's Technical Review Committee. No floor plans, no pricing and no model home have been released.
Is Beresford Reserve the same thing as Beresford Springs?
Yes. Beresford Springs is this project's earlier name, and it is still the name attached to the state environmental file. Several other DeLand names sound similar and are not this project. Beresford Woods is a different community on the west side of DeLand in 32720, where Risewell Homes is selling today from about $359,990. Beresford Manor is an existing neighborhood built between 1972 and 2006. Delaney Reserve is a separate townhome community off Red Buckeye Court where Hartizen Homes is selling now in the $260,000s to low $300,000s. DeLand Reserve is a different project again, on North Ridgewood Avenue. If you searched one of those and landed here, this is the one on the old Sandhill golf course between East Euclid and East Beresford Avenues.
The site used to be a landfill. What does that actually mean?
It means what it says, and it is the single most important thing to understand about this property. The City of DeLand operated an unpermitted municipal dump on this land from roughly 1958 to 1968. It then became a golf course from 1968 until it closed in 2018. Both uses left residue: buried household and construction waste from the dump, and pesticide and metals residue in the top couple of feet of soil from decades of golf course maintenance. In 2020 the city designated the property a state brownfield and the owner signed a cleanup agreement with the Florida Department of Environmental Protection. That cleanup is underway right now. It has not been completed and no closure order has been issued.
What specifically was found in the soil and groundwater?
The Remedial Action Plan prepared by Tetra Tech and dated September 23, 2025 lists, in the upper two feet of soil, the pesticides toxaphene, chlordane, heptachlor epoxide and dieldrin, the metals barium, copper, antimony, arsenic, lead and mercury, and benzo(a)pyrene equivalents. In the areas of buried waste it additionally lists thallium and total recoverable petroleum hydrocarbons. In groundwater it lists arsenic, dieldrin and total dissolved solids. The state file also records that these impacts do not extend off the property. We are reporting the contents of a public document, not characterizing risk. Anyone evaluating what those findings mean for their own household should read the file and talk to their own environmental professional.
What is the cleanup plan, and will homes sit on top of it?
The approved approach is to excavate the buried waste, power-screen it, and consolidate it into three encapsulation areas on the property, each capped with at least two feet of verified clean fill. The Department approved recalculated site-specific soil cleanup target levels on April 6, 2026, and the most recent entry in the state file, dated August 5, 2026, concerns soil vapor monitoring. And yes: the site plan places roughly 37 rear-facing single-family lots, about 10 townhome lots and about 12 rental single-family lots over the capped areas. Those lots will carry institutional controls recorded in Volusia County public records, which are legally binding restrictions on the deed limiting things like digging below the cap. If you buy one of those homes, that restriction runs with your land. That is not a reason to walk away and it is not a footnote either. It is a thing to know before you tour, and to have your own agent and attorney read.
Has the state signed off on the cleanup?
No. As of today there is no Site Rehabilitation Completion Order and no No Further Action determination for this site. The completion date field is empty in the Department's own brownfield sites data layer. The project is in the remedial action stage, meaning the plan is approved and the work is in progress. A brownfield designation is a state economic incentive program that exists specifically to get contaminated land cleaned up and rebuilt, and it carries tax credits and liability protections for the party doing the work. It is not a certification that a site is clean, and it is not a hazard rating either. It is a cleanup agreement, and this one is still open.
How many homes are actually being built, 408 or 597?
Both numbers are real and they describe different layers. The 2022 zoning ordinance entitles 597 units in total: 254 single-family detached, 154 fee-simple townhomes, and 189 rental units held under unified ownership. The plat now under city review covers 408 single-family lots. Notice that 254 plus 154 is exactly 408, and 408 plus 189 is exactly 597. Our reading is that the plat covers the for-sale lots and that the 189 rentals stay under one owner and would not be platted as individual lots. That is our reading of two documents, not a statement by the city or the applicant. What matters to you as a buyer is the part nobody advertises: about a third of this community is entitled as rental housing under single ownership, and that is in the zoning, not a rumor.
Who is building the homes?
D.R. Horton, Inc. is the applicant on the pending plat and is the party responsible for the environmental cleanup under the agreement with the state. D.R. Horton has not released floor plans, pricing, a series or brand name, or a sales timeline for this community, and has published nothing about it on its own website. That announcement is exactly what the interest list on this page exists to catch.
When will homes actually be for sale?
Nobody can honestly tell you, and here is why we would rather show you the mechanics than guess. The plat has been in the Technical Review Committee for more than fourteen months and has not yet reached the Planning Board. Two things have to converge: the plat has to clear review and record, and the remediation has to progress far enough for the state to be satisfied. Neither has a published date. What we can tell you is that the project is not dormant. A new item, a site plan for a 20.76-acre Beresford Reserve city park prepared by Kimley-Horn, went to the Technical Review Committee on August 20, 2026. Developers do not pay engineers to draw parks for projects they have shelved.
Where is it and what is nearby?
The property sits just south of downtown DeLand, on the old golf course between East Euclid and East Beresford Avenues. It is about seven tenths of a mile to State Road 44, a mile to US-17/92, and roughly a mile and a quarter to downtown DeLand and its restaurants and shops. Stetson University is about a mile and a half, AdventHealth DeLand about two and a half, and Interstate 4 under three miles. The DeLand SunRail and Amtrak station is about four miles away, which matters if anyone in the household commutes toward Orlando. Blue Spring State Park and Hontoon Island are both a bit over five miles. These are straight-line distances measured from the center of the parcel, so drive times will be longer.
What schools would serve it?
Based on the Volusia County Schools attendance locator for the 2026-27 year, the address falls to Freedom Elementary, DeLand Middle School and DeLand High School. Attendance zones are redrawn from time to time and should be reconfirmed with the district before you rely on them.
What do new homes cost in DeLand right now?
Beresford Reserve has no price, so here is the market it will price into. As of the end of July 2026 the DeLand typical home value was about $339,465, down 1.0% year over year, with a median sale price around $331,667 and roughly 65% of sales closing below list price. That is a buyer-leaning market. On the new construction side, Canopy Preserve by Pulte advertises from about $279,990, Pelham Square runs roughly $285,000 to $300,000, and Seasons at Grandview Gardens by Richmond American advertises from about $369,950. Those are advertised starting figures and they move.
What will the taxes be?
The property is inside DeLand city limits in tax district 012, where the total combined millage was 18.2289 mills for the 2025 final roll, with 18.1607 mills proposed for 2026. That total already bundles the city, Volusia County, the School Board, the water management district and several smaller districts. Whether Beresford Reserve will carry a Community Development District assessment on top of that has not been published. Anyone quoting you a CDD figure today is guessing. Florida has no state income tax.
How do I get updates on Beresford Reserve?
Join the interest list on this page. We read DeLand's Technical Review Committee agendas and the state environmental file directly, which is how a 597-unit approval and an active cleanup ended up documented here before the builder published a single page about it.
Be first in line
Get on the Beresford Reserve interest list
597 units entitled, a 408-lot plat in review, an active cleanup, and not one published floor plan or price. Two things will move first here: the plat clearing review, and the state closing out the remediation. We watch both, and the people on this list hear either one the day it happens.
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 the sales office.