Deering Park Center, Edgewater, Florida

At a glance

City

Edgewater, Volusia County

Location

Southwest corner of I-95 and SR 442

Stage

Site work and mass grading

Approved phases

Four preliminary plats with construction plans

Homesites laid out

Roughly 750 so far, across three of the four phases

Homebuilders named

Taylor Morrison and Cresswind by Kolter Homes

Age-restricted part

Cresswind by Kolter Homes, a gated 55+ neighbourhood

Rest of the master

All ages, not age-restricted

Special district

Deering Park Stewardship District

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Model homes

Targeted for spring 2027, subject to change Get notified

Homeowners association dues

Not yet released Get notified

Per-lot special assessment

Not yet published Get notified

School attendance zones

Not yet established Get notified

Details on this page are compiled from public entitlement records and are accurate as of late October 2026. Approval counts, phase names and timing are targets rather than commitments. Pricing, floor plans and an opening date have not been released and everything here is subject to change without notice.

About the community

The land is the former Farmton Tree Farm, a working timber property held by one family for roughly a century at the southern end of Volusia County. That history is the reason this community does not feel like an ordinary subdivision fill-in. More than forty-six thousand acres of the surrounding holding are already under permanent conservation easement and form part of the Florida Wildlife Corridor, so what wraps this master plan is protected land rather than the next master plan. An on-site wetland park with boardwalk trails is being built by the special district that serves these lands.

The developer is a joint venture of the Kolter Group and Swallowtail, managed through Brookfield Kolter Land Partners. The planned mix is single family homes, townhomes and active adult homes, and the developer has said every home will be low maintenance, with lawn care, landscaping and common area upkeep included. Included high-speed fibre internet is part of the plan, served from a hub on site.

Two homebuilders are on record. Taylor Morrison has its own neighbourhood at the master. Cresswind by Kolter Homes is the gated 55+ neighbourhood, which makes Kolter both half of the land joint venture and a vertical homebuilder here. Additional builders have not been named. Subdiview is not affiliated with, endorsed by, or sponsored by Taylor Morrison, Cresswind by Kolter Homes, or any other builder or developer named on this page. Those names and the community names are trademarks of their respective owners and are used here for identification only.

The 55+ side, and the side that is not age-restricted

This is the single most misread thing about Deering Park Center, so it is worth being precise. The active adult component is genuinely age-restricted. Cresswind by Kolter Homes is a gated 55+ neighbourhood with its own collection of resident-only amenities and a lifestyle built around fitness and social programming, and two of the four approved preliminary plats are titled as active adult phases. Those are Phase 1A, at about 157 acres with 328 homesites along Loring Park Drive, and Phase 1B, at about 89 acres with 146 homesites along Collier Drive.

The rest of the master is not age-restricted. Single Family Phase 1 covers about 107 acres with 275 homesites across four streets, and the townhome phase covers about 93 acres. Those are all-ages neighbourhoods. If you are shopping for an active adult community, or if you are specifically avoiding one, do not rely on the master plan name: ask which phase and which street a homesite is on, and get the answer in writing on the contract rather than at the desk.

Being gated and separately amenitised also usually means being separately governed and separately billed. Whether the 55+ pod carries its own amenity budget and its own share of the district assessment, apart from the all-ages phases, has not been published. That is a fair and specific question to put to a sales office in writing the day one opens.

The streets, and how many homes go on each

Street names are the earliest real detail a community like this produces, and they arrive long before addresses. Six residential streets are confirmed in the county records, with homesite counts attached, so you can tell which neighbourhood is the big one before anyone shows you a map.

Loring Park Drive is the largest street in the first phase at 328 homesites, and it is in the gated 55+ active adult pod. Collier Drive carries 146 homesites in the second active adult phase. On the all-ages single family side, Hammock Park Road carries 175 homesites, Badlands Drive carries 45, Vondel Park Road carries 40 and Retro Way carries 15. That last one is small enough to be worth watching if you want a short street rather than a long one.

The spine road into the community is Lily Hammock. The county address record spells it as a Road and the city approval item titles it as a Boulevard, so it is worth searching both forms when you are looking for news or for a map pin. Lily Hammock is a road, not a neighbourhood brand, and the only two addresses that exist anywhere on this site today sit on it, both on the welcome centre parcel.

Roughly 750 homesites have been laid out so far across three of the four approved phases, and the townhome phase is still to come, so that number will rise. None of those homesites has an address, none of the streets is in a navigation app, and no plat has recorded. In practical terms the lot you eventually buy exists on paper and on the ground, but not yet in any public index you can look up by street number.

How many homes, and why the figures disagree

There is no single published number for this community, and pretending otherwise would be the easy, wrong thing to do. The city entitlement for Deering Park Center is about 1,360 homes. The developer describes the community as over 1,700 homes. Both are real statements from real sources and they do not match, which usually means an entitlement has room to be amended or that the developer is counting land the city counts under a different heading.

What you can rely on is the approved phase detail: four preliminary plats with construction plans, about 157, 89, 93 and 107 acres respectively, and roughly 750 homesites laid out so far across three of them. Treat anything more precise than that as a projection rather than a fact, and if a number matters to your decision, ask for the source.

One more name to keep straight. Deering Park North is a separate, later set of phases, each of a few hundred residential units, still pending before the city council. Those homes are not counted anywhere on this page and those phases are not approved. If you see a much larger unit count attached to the Deering Park name, it is almost certainly counting the northern phases, or the wider land holding, rather than this one.

The special district, and what it does to your tax bill

This is the most useful thing on this page, and it is the thing least likely to come up on a tour. These lands are served by the Deering Park Stewardship District, an independent special district created by a special act of the Florida legislature. It finances and builds the big infrastructure: roads, drainage, utilities and the wetland park. An earlier community development district covering the same ground was dissolved years ago, so do not read the absence of a community development district line as meaning there is no district here. There is one, and it is active.

In October 2025 the district issued special assessment revenue bonds for its first assessment area. In plain language, that means it has borrowed money to build the infrastructure, and the way that debt gets repaid is through a non-ad-valorem special assessment charged against the individual homesites inside that assessment area. It lands on your annual property tax bill as its own line, separate from Volusia County and City of Edgewater millage, and it is in addition to homeowners association dues, not instead of them. It is not deductible the way ad-valorem property tax generally is, and it typically runs for decades until the bonds are retired.

Here is the part that should change how you shop. Neither the per-lot annual assessment amount nor the exact boundary of the first assessment area has been published. That means two homesites on different streets in this community could carry materially different annual costs, and nobody browsing can tell which. Before you sign anything, ask in writing for three things: whether your specific homesite is inside the current assessment area, the annual per-lot assessment amount and how long it runs, and the projected homeowners association dues on top of it. Then put the total next to the total for any community you are comparing against. On a thirty-year horizon a district assessment of a couple of thousand dollars a year is worth far more than any upgrade package you will be shown, and it is the number most buyers find out about after they have already chosen.

Two related items belong in the same conversation. Edgewater raised its police, fire, parks, utility and transportation impact fees several years ago, and this phase is also subject to a proportionate share agreement with the city for roadway mitigation. Those costs sit with the developer rather than with you directly, but they are part of why the eventual price and assessment look the way they do.

Flood, drainage and the local context

The approved plats show this first phase mapped partly inside the special flood hazard area and partly outside it, and no base flood elevation has been published for the mapped higher-hazard portions. That is a genuinely mixed picture rather than a clean yes or no, and it means flood exposure here is a lot-by-lot question. Two homesites a few hundred feet apart can land on opposite sides of the line, and the finished pad elevation a builder constructs to can change the practical answer again. Get a written flood determination for your specific homesite, ask what the finished floor elevation will be, and get an insurance quote before you are under contract rather than after.

Local context is worth having, because it cuts both ways. Edgewater has had repeated flooding problems in its older neighbourhoods, and the city currently has a general moratorium in place on certain development approvals as it works through regional stormwater improvements. That moratorium does not apply to this project, which sits inside a vested planned unit development and whose four plats were approved in December 2025 while the moratorium was in force. Nobody else is going to tell a buyer that, and it is worth knowing both halves: the city has a real drainage problem it is spending money on, and this community is being built new with an integrated stormwater system and a wetland park rather than retrofitted into an old basin.

Location, and what the drive actually looks like

The community sits at the southwest corner of Interstate 95 and State Road 442, which locals know as Indian River Boulevard, with its own realigned entrance off Indian River Boulevard. An interchange that close is the whole story of the location. The developer puts New Smyrna Beach and the Atlantic at nine miles, which in practice is a short drive east to beach access, the inlet and Flagler Avenue rather than an expedition.

North on the interstate is Daytona Beach, with the speedway, the airport and Embry-Riddle. South is the Space Coast, close enough that launches from Cape Canaveral and Kennedy Space Center are a thing you watch from the driveway rather than a thing you drive to. West on State Road 44 and Interstate 4 puts the Orlando attractions in day-trip range without putting you in Orlando traffic every morning. Williamson Boulevard is being extended and will eventually run from Pioneer Trail down to Indian River Boulevard, which is the long-run north-south alternative to the interstate for this part of the county.

Be honest about the trade, though. This is the quiet southern end of Volusia County, and the everyday retail, grocery and medical runs are currently into Edgewater and New Smyrna Beach rather than on site. The master plan includes a large non-residential component, so services are intended to arrive here eventually, but none of that is open and none of it should be priced into a decision today. A welcome centre of about 7,500 square feet on State Road 442 broke ground in spring 2025 and is not open.

Schools

Volusia County Schools serves the entire county, so the district is not in question. The attendance zones are, and we would rather say so than guess. Zones are assigned by address, no residential address has been issued anywhere in this community, and the streets do not physically exist yet. Naming an elementary school for a house that cannot be found on a map is the single most damaging thing a page like this can get wrong, so we will not do it. Once your homesite has a real address, run it through the district's own school locator, and if you are buying for a specific school, make that a written condition rather than a conversation.

Names you will see, and what each one means

The records use several names for pieces of this, and the search results are messy as a result. The master is Deering Park, and the for-sale phase on the Edgewater side is Deering Park Center. The approved phases carry their own titles, which is how you will see them in city items: the two active adult single family phases, the townhomes phase and the single family phase. Cresswind by Kolter Homes is the gated 55+ neighbourhood inside the master rather than a separate community. The Farmton name belongs to the tree farm the land came from and to the regional plan that governs it, so you will see it in older documents and local news.

Two names mean something different and are easy to confuse. Deering Park North is the separate, later set of northern phases that is still pending at council and is not part of this page. A separate employment and innovation district carrying the Deering Park name sits in a different municipality entirely and is not a residential community at all. If a figure or a timeline you find does not seem to match what is on this page, check which of those three it was actually describing.

Buying new construction with someone on your side

The person at the sales desk in a builder's model home works for the builder. They are often genuinely helpful and genuinely pleasant, 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.

The part that catches people is the timing. Most builders will only recognise your agent if that agent is named from your very first visit or registration. Walk into the model alone on a Saturday, give your details at the desk, and in many cases you have given away the right to be represented for the rest of the transaction. If you think you might want someone reading the contract, pricing the upgrades honestly, and pushing for the incentives and closing-cost credits that are genuinely available, get that arranged before you tour, not after.

A pre-construction contract is also not a resale contract. The deposit structure, the specification allowances, what happens if the schedule slips, what the warranty actually covers and for how long, and whether the price is locked are all negotiable and all worth reading closely. On a community this early, with a district assessment still unpublished and a mixed flood picture, the questions you put in writing before you contract are worth more than anything you can renegotiate afterwards.

Questions