Hunters Creek, Lake City, Florida

At a glance

Homes approved

335 total

Single-family lots

201 lots

Townhomes

134 units

Site size

About 95 acres

City and county

Lake City, Columbia County

Zoning

Planned residential development

Homebuilder

Adams Homes

Lot developer

Garden Street Communities Southeast

Frontage

SW Bascom Norris Drive

ZIP code

32025

Single-family lot widths

Forty-foot and fifty-foot lots

Townhome lot size

Roughly 20 by 100 feet

Water and sewer

City water and sewer

Community development district

None established

Total millage inside the city, 2026

18.2300 mills

School district

Columbia County School District

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Phase one and phase two split

Not yet released Get notified

Homeowners association dues

Not yet released Get notified

Sales center

Not yet announced Get notified

First deliveries

Not yet announced Get notified

Final street names

Not yet settled 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, phasing and timing have not been released publicly and are subject to change without notice. Market figures carry the year they were taken from.

What is approved here

The approved plan is specific, and it is the single most useful document a buyer can know about at this stage, because it fixes the shape of the neighbourhood long before anyone prints a brochure. It carries three hundred and thirty-five units on roughly ninety-four acres of plan area: forty-two homesites at forty feet wide, one hundred and fifty-nine at fifty feet wide, and one hundred and thirty-four townhomes. Add the first two together and you get two hundred and one single-family lots. The land is zoned as a planned residential development, which is the zoning category Florida cities use when a project is approved as one integrated plan rather than lot by lot against a generic rulebook, and all four parcels that make up the property sit inside the Lake City limits rather than in the unincorporated county. That last detail is not trivia and it shows up on your tax bill, which is covered further down.

A fifty-foot lot is the mainstream new-construction product in this part of Florida: enough width for a two-car garage and a side yard you can walk down, without the frontage premium of a larger homesite. The forty-foot lots are the more compact option and a small slice of the plan. The townhomes sit on lots of roughly twenty by one hundred feet, and at forty percent of the plan they are a far bigger part of this community than the name suggests.

Two companies, two jobs. Garden Street Communities Southeast owns all four parcels and is the lot developer: it carried the project through the approvals, and it builds the roads, the drainage and the utilities and then sells finished lots. Adams Homes is the homebuilder and the builder of record for the community, very likely the only one, and the product mix it has described publicly spans both the detached houses and the attached ones, which points to the same builder taking all three hundred and thirty-five. Keeping those roles straight is worth doing, because the two companies answer different questions: the developer controls when a phase of lots is finished, and the builder controls what gets built on them and what it costs.

Subdiview is not affiliated with, endorsed by, or sponsored by Adams Homes. Adams Homes 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

There are two developer approvals on record and one city council action, and they are worth separating because they are routinely blurred together. The first is a state environmental resource permit for site work, issued in January 2025 and long past its review stage, covering about sixty-eight acres of the plan area. That is the permit that lets earth move: stormwater ponds, the floodplain work, the grading. The second is the City of Lake City construction-plan approval, granted in March 2025. That is the subdivision approval, the one that says the engineering for the roads and utilities is accepted as drawn.

The third item is a city council resolution adopted unanimously in March 2025, and its subject is narrower than it is often made to sound: it approves a developer agreement about the shared cost of an offsite water main serving the project. It is a cost-sharing instrument between the developer and the city, not the approval of the community. Worth knowing for a different reason, though. The same agreement has the developer building the infrastructure and then dedicating it to the City of Lake City, which then owns and maintains it. That is the structure that explains why there is no special district here, and it is covered in the tax section below.

As for what has happened on the ground, the project's own city permit inspection history is unusually informative. Inspections in late 2024 record that construction had not begun. An inspection in late 2025 records no construction observed. An inspection in October 2026 records a clean pass with no such note, and the county assigned all the current street addresses inside the property in that same month. The straightforward reading, and it is a conclusion rather than a guess, is that infrastructure work began during 2026 and addressing followed in October 2026. Addressing is not decoration: counties assign it when there is a road network to hang numbers on. All dates here are targets and subject to change.

One thing that has not happened is a recorded final plat. Three independent checks come back empty on it, and all twenty-five addresses assigned so far still sit on the original parent parcels rather than on individual lots. No lots have been conveyed to the homebuilder yet either, which is the normal pre-plat state rather than a warning sign. One caveat: Lake City delegated plat approval to its own staff in early 2026, so a plat can clear without a public meeting and the public layers can lag. Read it as not recorded on the records available.

The streets, and why they will change

Five street names carry county addresses inside the property today: SW Dawn Court, SW Hunters Creek Lane, SW Stag Terrace, SW Alligator Lane and SW Lynn Place. Twenty-five addresses exist across those five, with the largest cluster on SW Dawn Court. If you are watching a mapping app for progress, those are the names to watch, and you will not find most of them on a navigation app for a while yet because an assigned address arrives before a drivable street does.

Here is the honest part. The approved plan names more interior streets than that, including a whole run of wildlife names, and only a couple of those names carry through to the county addressing record so far. Several of the names that do have addresses do not appear in the approved plan at all. In other words the naming is genuinely still in motion: expect more streets to be named, expect some of the plan names to be replaced, and do not treat any list as final, including this one. We would rather tell you that than publish a street list that reads confident and turns out wrong, which is the sort of error that follows a community around for years in search results.

It matters practically too: street names and lot numbers are usually locked in when the plat records, and the plat has not recorded, so a lot identified today by street and number can move.

The hundred and thirty-four townhomes nobody is talking about

Of the three hundred and thirty-five approved units, one hundred and thirty-four are townhomes on lots of roughly twenty by one hundred feet, for sale by the same homebuilder as the detached houses. That is forty percent of the community, and it is the most consequential open question on the whole project.

Why it matters depends on which side of it you are on. If you want a detached house on a fifty-foot lot, the townhome pod is a sizeable share of your future neighbourhood, and whether it lands next to you is a question about the phasing plan. If a low-maintenance attached home is what you want, this is one of the few new communities in the area where that product exists in volume, and the release order decides whether you can buy in the first wave. Either way the questions are the same three: which phase do the townhomes land in, do they release before or after the two hundred and one single-family lots, and what is the price gap.

None of those three has been published, and the approved plan does not resolve them: it shows a phase one and a phase two, but the split of units between them is not established from the record, and nor is the phase the twenty-five already-addressed lots sit in. Those are the questions we will put on behalf of the people on this list.

Taxes, assessments and the city line

Hunters Creek is inside the Lake City limits, and in Columbia County that is a real and measurable cost difference rather than a technicality. The total millage for the Lake City taxing district in 2026 is 18.2300. For the unincorporated county it is 13.4476. Millage is dollars of tax per thousand dollars of taxable value, so on a taxable value of three hundred thousand dollars the city rate works out to roughly fourteen hundred dollars a year more than the same house would pay outside the city limits. Those are 2026 figures and rates are set every year, so treat them as the current shape of the difference rather than a quote.

You get something for it: the city provides the services the county would otherwise provide, and it will own and maintain the roads and the water and sewer system here once the developer dedicates them. The point is to know which side of that line you are buying on before you compare monthly payments between two communities ten minutes apart.

On special assessments, the news is good and it is worth being precise about why. No community development district has been established for Hunters Creek. That is not an inference from a tax code, which cannot actually tell you whether a district exists; it comes from the county tax collector's own list of the authorities that levy non-ad-valorem assessments, and no district appears on it for this project. The list carries county fire protection and solid waste for unincorporated areas, city fire protection for in-city properties, and paving and lighting assessments where owners have petitioned for them. The city record points the same way: the developer builds the improvements and dedicates them to the city rather than financing them with district bonds. If you have shopped new construction in central or south Florida, you know what that is worth. A district assessment can run well over a thousand dollars a year for decades on top of property tax, and buyers routinely discover it at the closing table.

Two caveats. Expect a City of Lake City fire-protection assessment on the bill, because that is on the levying list for in-city property, and expect a homeowners association for the internal common areas, with a separate schedule of dues likely for the attached homes. Association dues have not been published.

Flood, drainage and insurance

This one needs to be stated carefully, because the simple version is wrong in both directions. A flood-map reading taken at the site point comes back as minimal hazard. But the approved plan for this community carries three separate floodplain compensation areas totalling roughly eleven to twelve acres, and engineers do not design eleven acres of compensation storage for a property that has no mapped floodplain on it. The accurate statement is that parts of the site are mapped inside the special flood hazard area, and the engineering handles them with constructed compensation areas that store the displaced volume.

What that means for a buyer is that flood exposure here is a lot-level question and not a community-level one. Two homesites in the same phase can land on opposite sides of it. Until the plat records and individual lots exist, nobody can answer it for a specific address, and anyone who does is guessing. When you get to the point of choosing a homesite, ask for the flood determination on that specific lot in writing, before you sign rather than after, and assume a lender will ask the same question. The upside of a properly engineered compensation scheme is that it is built to the current standard rather than inherited.

On insurance generally, this is inland north Florida, roughly sixty miles or more from either coast, which keeps it out of the coastal windstorm pressure that drives the headlines about Florida premiums. Pricing in this market turns mostly on roof age and wind mitigation features, and that is the quiet advantage of buying new here: a house built to the current code, with a new roof and documented mitigation credits, prices very differently from a nineteen-nineties house with a fifteen-year-old roof. Get a real quote on the specific plan and lot before you finalise a budget rather than working from a county average, and keep flood insurance as a separate line in that conversation.

Location, commute and what is nearby

SW Bascom Norris Drive is Lake City's southwest bypass, and it is the reason this site works. It feeds US 90 and US 41 and 441, and it reaches Interstate 75 in a few minutes rather than through town. Lake City itself sits at the interchange of Interstate 75 and Interstate 10, which is why it has been calling itself the gateway to Florida since long before anybody platted a subdivision here. In practical terms that means Jacksonville is a single run east on Interstate 10, Tallahassee is a single run west, and Gainesville is a single run south: roughly forty-five miles down Interstate 75, call it forty-five to fifty minutes depending on the hour. Treat every drive time as approximate.

The Gainesville number is the one that changes who this community is for. At about three quarters of an hour, the University of Florida, the UF Health Shands campus and the Veterans Affairs hospital are all inside a realistic daily commute from here, at Columbia County prices rather than Alachua County ones. That is a genuinely different value proposition from most of what is being built in north Florida, and it is a large part of why a community of this size is going in on this particular road.

Closer to home, you are inside the city, so the retail corridor, the hospital, downtown Lake City and the county sports complex are minutes away rather than a drive, and the Suwannee river and the north Florida spring systems are an easy morning out.

Schools

Columbia County School District serves the entire county, so the district is not in question. The specific schools are, and we would rather say so than guess. Attendance is assigned by address, this subdivision has only just been addressed, and the streets do not physically exist yet. Naming an elementary school for a house that cannot be found on a map is the most damaging thing a page like this can get wrong, so we will not do it. Once your lot 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 of the contract.

Buying pre-construction with someone on your side

The person at the desk in a builder's model home works for the builder. They are usually helpful and usually 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 at your very first visit or registration. Give your details at a sales desk with nobody on your side and in many cases you have given away the right to be represented for the rest of the transaction. At this stage, with no on-site sales office and no model home here, the first point of contact is likely to be a registration rather than a visit, which makes the sequencing even easier to get wrong.

A pre-construction contract is also not a resale contract, and it is worth knowing where the negotiating room is before you are sitting in front of one. The deposit structure and when deposits go hard, the specification allowances, 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 are the terms that decide how it goes. The first release of homesites is usually where the best lots and the keenest terms sit.

Other names this goes by

If you are searching for this community you will see it under more than one name, and the records are not consistent either. It appears as Hunters Creek, as Hunters Creek Subdivision in the state permitting record, as Hunters Creek Lake City to distinguish it from its far more famous namesake, and in the land records under the Garden Street name of the company that owns and is developing it. The apostrophe comes and goes between documents. All of those are the same three-hundred-and-thirty-five-unit community on SW Bascom Norris Drive.

The confusion worth guarding against is the Orlando one, which dominates the search results for the name and has nothing to do with this project. Columbia County also has a Hunters Landing, a Hunter's Oak and a Hunter's Ridge already recorded, so check the road name before you conclude anything from a tax record.

Questions