Tynes Ridge, Middleburg, Florida

At a glance

Homesites

31 addressed homesites

Streets

One, Tynes Ridge Cove

Site size

About eight and a third acres

Where

Middleburg, Clay County

Jurisdiction

Unincorporated county, no city

ZIP code

32068

Frontage road

Old Jennings Road

Landowner and builder of record

Drees Homes

Zoning

Planned unit development

Approximate lot frontage

Around fifty feet, derived

Community development district

None established over the site

Special flood hazard area

Site mapped outside

School district

Clay County District Schools

Site work

Graded, stormwater pond in

Recorded plat

None on the records available

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Series or product line

Not yet released Get notified

Homeowners association dues

Not yet released Get notified

Sales office

Not yet announced Get notified

Model home

Not yet announced Get notified

First deliveries

Not yet announced Get notified

Details on this page are compiled from public county, state and federal records and are targets rather than commitments. Pricing, plans, phasing and timing have not been released and are subject to change without notice. Market figures carry the year they were taken from.

What is actually here

One street, thirty-one homesites, about eight and a third acres. That is the whole community, and the scale is the point rather than something to apologise for. Tynes Ridge Cove runs roughly north to south off Old Jennings Road as a single cul-de-sac, with homes facing each other across it. There is no second phase, no second builder taking a pod, and no five-year build-out. A community this size is usually delivered in one continuous run, so the construction noise and the mud have an end date you can see from your own driveway.

The thirty-one figure comes from the county's addressing records, where all thirty-one residential addresses were created in a single batch in spring 2026. It is an addressing figure rather than a certified lot count from a recorded plat, so this page says thirty-one addressed homesites every time. A thirty-second address exists on the street and it is not a house: it is an entrance sign, added in late summer 2026, which is why a naive count off a county map comes back one too high.

Lot size can be estimated, carefully. The spacing between consecutive address points along each side puts frontages at roughly fifty feet, with a band of wider homesites mid-run, and the distance between the facing rows implies depths of around a hundred and fifteen to a hundred and twenty feet. That is derived geometry and it is approximate, not a published specification, and the builder's own dimensions will govern. What it tells you is the product category: a mainstream fifty-foot homesite, the width that carries a two-car garage and a side yard.

Drees Homes owns the land here outright, in its own name, and is the builder of record. There is no separate lot developer in the middle, which is unusual enough to be worth saying: the party that controls the dirt is the party that will build the houses, so the timetable is one company's decision rather than a handoff.Drees Homes has not released pricing, floor plans, a series name, dues or a date.

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

The record here is unusually clean and it reads as a straight line. In August 2025 the state water management district issued an individual environmental resource permit for the site: an individual permit rather than a conceptual approval, the authorisation that lets earth move and the stormwater system be built. Dated aerial imagery from early 2026 shows the whole parcel cleared and mass graded to bare sand, with the pond excavated mid-site. In spring 2026 the county assigned all thirty-one residential addresses in one batch. In late summer 2026 an address was created for the entrance sign. And in October 2026 the county's address records flipped the first few homesites to an issued building-permit status.

That last step is worth understanding. The public permit search most people land on in Clay County is a legacy system that stopped receiving data years ago, so it returns nothing for any recent project in the county, including communities with houses visibly going up. The current signal lives in the county's addressing layer, which carries a status flag against each address and was last touched here in late October 2026. It is a single source, and this page treats it as what it is: a current, county-authored, timestamped record. All dates are targets.

Here is what would otherwise confuse anyone checking the records themselves: no final plat has recorded. The county roll carries no Tynes Ridge lots, the property is still one unsplit parcel with a deed-based legal description, and the new street does not appear on the county's inventory of roads accepted for maintenance. In many Florida counties that combination would be a red flag. In Clay it is not, because Clay assigns addresses and draws the subdivision polygon at construction-plan approval rather than at plat. So the street and the addresses exist in county data and the plat is a later step. Read it as not recorded on the records available rather than as stalled. One practical consequence: street and lot numbers are usually locked when a plat records, so a homesite identified today by address can move, and no lots have been conveyed to anyone.

Tynes Ridge Cove is not Tynes Boulevard

Worth thirty seconds, because it will cost you more than that otherwise. Middleburg already has a Tynes Boulevard: an older, paved, county-maintained road platted decades ago, carrying hundreds of existing addresses and plenty of search results. Tynes Ridge Cove is a different street. The county's road data separates them on every field that matters: name token, street type, road class, address range, and a single short segment rather than twenty-odd. The new street is also absent from the county's maintained-road inventory, exactly what you expect of a subdivision street still under construction. A Tynes Elementary School shares the root name too. None of these are each other.

A second disambiguation. Drees Homes also has an established, actively selling community roughly a mile north of this site, on its own streets, easy to blur together because they share a builder and a town. They are different communities with different lots and different economics, and the prices published for that one are that community's prices and are not carried over here. Immediately east of Tynes Ridge there is also a recently built neighbourhood of single-family rental homes, on separate streets under a separate owner. It is a neighbour, not part of this community.

Why thirty-one homes changes the maths

Small infill communities get undersold, usually because there is nothing photogenic to put in a brochure. There is no clubhouse here, no resort pool, no amenity centre and no gate, and this page will not invent one. On eight acres with thirty-one homes there is no room for them and no fee base to run them. You are trading amenities for two other things.

The first is carrying cost. Amenities are not free: somebody pays to insure, staff and eventually replace a pool deck, and in a large Florida community that somebody is you, every month, forever. A community whose common areas amount to the street frontage, the pond and the entrance has a far shorter list of things to maintain, which tends to show up as a lower association budget. Dues here have not been published, so that is a structural expectation rather than a number.

The second is the character of the street. A single cul-de-sac has no through traffic by definition, because nobody drives down it except the people who live there. That matters for anyone with small children or a dog. You will also know your neighbours, which some buyers want and some emphatically do not, and it is worth being honest that this cuts both ways. There is a buying consequence too: if the community releases in one or two groups, the window on any particular homesite is short by arithmetic rather than by sales pressure.

The cost stack: no district, and what that means

Start with the good finding, because it is real and it was verified rather than assumed. Tynes Ridge is not inside any community development district established in Clay County. The county publishes a layer of every district it has, and the site was tested against it geometrically, not by eyeballing a map and not by reading a tax code, which cannot detect a Florida district at all. The site does abut a neighbouring district's boundary, and the two polygons overlap by less than one percent of the site area along that edge, a digitising artefact rather than real district territory.

A district assessment is a non-ad-valorem charge on the annual tax bill repaying the bonds that paid for the roads, drainage and utilities, and it can run well over a thousand dollars a year for two or three decades. It is a financing mechanism rather than a scandal, but it is a real monthly number that does not appear in the sale price and that buyers routinely discover late. The honest caveat: that layer shows only districts already established, and Clay creates several new ones a year, so one could still be established here later. Have it confirmed in writing at your own closing. Separately, expect a homeowners association for the common areas.

On property taxes, the number you want does not exist yet, and anyone quoting one is quoting the wrong thing. The parcel is on the roll as vacant residential land, so its present assessment says nothing about what a finished house will pay. Your bill is calculated on the completed home, and the first full tax year on new construction typically jumps hard from whatever the land was carrying. The two Florida mechanisms that soften it, the homestead exemption and the Save Our Homes cap, do not come with the house: they begin after you own and occupy it and file for them. Clay County sets rates annually, and because this site is unincorporated there is no city millage on top of county and school rates.

Homeowners insurance is the other line that moves the monthly payment, and in Florida it moves it a lot. Buying new is an advantage: a house built to current code, with a new roof and documented wind mitigation features, prices very differently from a nineteen-nineties house with an aging roof. Get a real quote on the specific plan and homesite rather than working from a county average, and treat flood coverage as a separate conversation.

Flood, drainage and what the maps do and do not say

Every part of the Tynes Ridge parcel is mapped outside the special flood hazard area, on both the effective flood insurance rate map and the proposed map now in process, and no floodway is mapped on it. That was tested against the whole parcel boundary and against the subdivision boundary, not just a point in the middle, and both maps return the same single minimal-hazard result. The proposed map matters as much as the effective one, because a site outside today but inside on the next revision is a very different purchase.

Now the part a page about Middleburg has a duty to say plainly. Middleburg has real flood history. It grew up as a river settlement between the two forks of Black Creek, and when Black Creek has flooded it has done serious damage to homes along it. That history is local and riverine: a story about properties near the creek. This site sits in the Branan Field uplands roughly three miles north of the south fork, which is why both maps read as they do. Anyone telling you Middleburg does not flood is as wrong as someone telling you this parcel is exposed.

Three limits on what that buys you. Being outside the special flood hazard area is a statement about the one percent annual chance flood, a statistical line and not a guarantee. It says little about pluvial flooding, where extreme rainfall exceeds what the drainage can carry, which here is governed by the site's own permitted stormwater system rather than by the federal map. And maps get revised. Being outside the mapped area usually means a lender will not require flood insurance, a real saving, but it does not make coverage a bad idea.

Middleburg, the commute, and the expressway

Middleburg is not a town in the way the name suggests. It is an unincorporated community with no city government and no real downtown, strung along the crossroads of Blanding Boulevard and County Road 218 about three miles south of this site. The 2020 census counted 12,881 people in it, slightly fewer than in 2010, which tells you something: the growth here is happening around the edges of the old settlement rather than inside it. What a buyer gets today is a semi-rural landscape of large-lot homesteads, churches and strip retail being steadily overwritten from the north by Oakleaf spillover, and this community is one of those arrivals.

Be realistic about retail. Day-to-day shopping, restaurants and services are thin locally and concentrate northeast: Oakleaf Town Center is about four and a half miles away in a straight line and Orange Park about nine, with the usual caveat that road distance is longer. You will drive for most things. The flip side is Clay County prices with Oakleaf-adjacent access. The commutes, all straight-line and approximate: the NAS Jacksonville main gate is about thirteen miles northeast, which puts this site firmly in the catchment of people working on the base, and downtown Jacksonville about nineteen.

This site fronts Old Jennings Road, the cross street at an interchange on the First Coast Expressway, the limited-access toll route that has reshaped access across western Clay County over the last decade. From that corridor you can run north continuously to Interstate 10 without a traffic light. Here is the detail nobody selling you a house will lead with: the nearest interchange is a partial one, with a southbound exit and a northbound entrance and nothing else. Head north in the morning and you can get on right here; come home southbound and you can get off right here. The reverse movements do not exist there, so a northbound arrival or a southbound departure means a full interchange instead: Blanding Boulevard to the south, currently the expressway's southern end, or Oakleaf Plantation Parkway to the north. Further interchanges in this corridor are planned but not built.

That is not a reason to walk away. For a northbound-in, southbound-home commuter, which describes most people working toward Jacksonville, it does exactly what you need. But know it before you buy rather than in your second week, and drive your own commute, both ways, at the hour you would really make it.

Schools

Clay County District Schools serves the whole county, so the district is certain. It is also one of the stronger arguments for this corridor: the Florida Department of Education graded the district an A in both 2025 and 2026, putting it among the better-performing districts in northeast Florida. That is a district-level fact with its years attached, and it is the level at which we are willing to state it.

The individual schools are a different matter and this page will not name them. Attendance in Clay is assigned by address, these addresses were created this year, boundaries get re-zoned, and an unplatted subdivision is not yet assigned in any published boundary file. Once your homesite has a real address, run it through the district's locator, and if a specific school is the reason you are buying, make it a written condition of the contract.

Buying before a sales office opens, with someone on your side

There is no sales office here and no model home, and that changes how first contact works. At this stage your first interaction is almost always a registration rather than a visit: a form, an enquiry, a name on a list. That is where the representation question gets decided, and most people do not realise it.

The person at the desk in a builder's sales centre 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 catch is timing: most builders will only recognise your agent if that agent is named at your very first registration. Give your details first and in many cases you have given away the right to be represented for the rest of the transaction.

Be clear about what an interest list is and is not. It is not a contract, not a deposit, not a reservation and not a place in a queue anyone must honour. It is early information: the release date, the price band and the plan lineup when they are published rather than three weeks later. It also gets your representation sorted before the moment it matters.

A pre-construction contract is not a resale contract either, and the negotiating room sits elsewhere: the deposit structure and when deposits go hard, specification allowances, what happens if the schedule slips, whether the price is locked against cost escalation, what the structural warranty covers, and whether you can bring your own inspector at frame stage and again before closing.

Other names this goes by

The community appears in the state permitting record and in county records as Tynes Ridge, with the addressing layer abbreviating the street to the Cove form. You will also see Tynes Ridge Middleburg and Tynes Ridge Clay County, written by people separating it from the older Tynes Boulevard neighbourhood. Because the land records still describe the property by its metes and bounds rather than by a plat, a tax search on the name will not find it: search the Old Jennings Road frontage.

Questions