Greenway Reserve

Yes, five separate times over, and we want to be emphatic because this is the question we went in most sceptical about. The city council adopted an ordinance in November 2024 rezoning this land from institutional to planned development, and the city's own zoning mapping independently confirms that ordinance against this site. At the same meeting the council adopted a resolution approving the planned development plan and standards book for it, and it adopted an amendment to that book in the summer of 2025. The conceptual subdivision plan itself was then approved twice, by the planning and zoning commission in September 2025 and by the city council in October 2025, with the record showing it passed at both. And the water management district issued an individual environmental resource permit for this site in December 2025, which authorises the site work and runs to 2030. We checked the district's pending list separately and this project does not appear on it, so there is no applied-for-but-unissued permit hanging over the site. Each one of those on its own would be a real approval by a real agency. What has not happened is any home: no building permit in either jurisdiction, no plat, no builder.

No, and this is the single most important limitation to understand about this community. We tested it three ways rather than trusting a name search, because that is the usual way to get this wrong. First, the county's current subdivision mapping, which carries recorded plat book and page references and which we proved is current by finding 2025 and 2026 recordings in it, has no Greenway Reserve at all. Second, a point query of the site against that same mapping returns nothing, meaning the site sits inside no recorded subdivision. Third and most conclusively, the land is still one undivided tract of about twelve and a half acres in the appraisal record. A recorded fifty-five-lot plat would have created fifty-five child parcels, and they do not exist. So the lots do not legally exist yet, the lot dimensions are not fixed on paper, and nothing here can be sold. Two city steps have to happen before a final plat can even be applied for: the improvement plan has to be approved, and a developer's agreement has to be approved by the council and recorded. Neither has happened.

NE 26th Avenue, NE 27th Avenue, NE 29th Place, NE 29th Lane and NE 30th Lane, assigned across eleven street segments in late September 2026. We publish them, but we are going to be honest about their value in a way we would not be elsewhere. These are numbered grid names, continuing the existing Ocala street grid, rather than distinctive invented subdivision names. On most communities we write about, the street names are the single most useful thing we can give you, because nobody else has them and they are highly searchable. Here they are not, because dozens of unrelated existing addresses already sit on similarly numbered streets nearby. We did run a search on them specifically looking for a hidden builder brand, and found nothing but unrelated existing houses. What the addressing does tell you is real, though: the county formally assigned those eleven segments to this subdivision by name, which is independent confirmation that the project is live and moving rather than a paper approval sitting dormant.

This is the thing we would most want to know if we were buying here, and it is the question a builder's page will never answer. Everything leaving this subdivision goes out onto NE 25th Avenue, which is a two-lane road, and then south to the NE 14th Street and Bonnie Heath Boulevard signals. On the way there is an active freight railroad crossing that closes for four minutes or more several times a day. That alone would be a manageable quirk. The problem is cumulative. Two other residential subdivisions nearby were under construction at the same time as this one was approved, one of them around a hundred units, and all three feed onto the same two-lane road. Each of the three was individually small enough to fall below the city's threshold for requiring a full traffic impact study, so none of them triggered one. Greenway Reserve's own approved plan counts about six hundred average daily trips and about fifty-eight trips in the evening peak hour, under the hundred-trip threshold, so only a short traffic statement was required rather than a study. A neighbour wrote to the city council in September 2025 making exactly this point, estimating roughly two hundred additional vehicles in the morning school-and-work hour once all three are occupied, and asking the city to produce a cumulative study across the three. Nothing in the public record shows one was ever done. We are not telling you the road will fail. We are telling you nobody has checked, the rail crossing is real, and you should drive NE 25th Avenue southbound at half past seven in the morning before you commit to anything here.

This is the second thing worth checking yourself, and it is unusually stark. The surrounding area is a 1960s and 1970s large-lot city grid. The block directly abutting this site to the east and south is made up of lots of roughly four-tenths to just over half an acre each, carrying houses built between the 1960s and the 2000s, valued broadly between the high one hundreds and the mid two hundreds of thousands. Greenway Reserve's lots are about forty feet by one hundred and ten, which is around four thousand four hundred square feet. That is roughly four to five times smaller than the lots immediately across the property line, and the approved plan shows perimeter walls around the site. Neither of those facts is hidden or improper, and small lots are how new construction gets built at an attainable price in an established city. But it does mean the product here will look and feel different from its surroundings, that the walls are doing real work, and that you should expect the established neighbours to have views about it, because the record shows they already do. Also in the same envelope are a church and a proposed convenience store and fuel project at NE 35th Street whose site plan is pending resubmittal.

No, and this is the most reassuring answer on the page. We queried the federal flood mapping using the whole parcel outline rather than a single point, which matters because a point query can miss part of a site, and exactly one flood area intersects it: the whole parcel is mapped outside the special flood hazard area, in the category the mapping describes as minimal flood hazard, with no base flood elevation assigned. The approved plan's own survey benchmarks put the site at roughly seventy-five to eighty-three feet of elevation, which is high ground for Florida, and the stormwater system drains to a landlocked basin rather than to a river or a lake. That combination is about as good as a Florida flood answer gets. For context on the wider area rather than this site, the federal flood insurance programme records four claims across the whole of this county in 2026, two with a loss date in March and two in June, with the most recent month showing two. Looking back, the county recorded nineteen claims in 2023 and eight in 2024, with none recorded for 2025 through the current data freeze, and about one and a half million dollars paid across the county from 2020 onward. Those are countywide figures and not specific to this site. A lender should not require flood insurance on a parcel mapped like this, but confirm it in writing for your own lot once lots exist.

There is no community development district covering this parcel, and we checked the city's own development agreements mapping at the site rather than assuming. The one live district case in the city's planning records belongs to a different project entirely. So there will be no district assessment as a second line on the tax bill, which in Florida is usually the most welcome thing you can hear. Instead the association will own and fund the retention areas, the drainage outside the public right of way and the amenity tract, while the roads, water and sewer will be publicly maintained by the city, which is a better split for a buyer than it sounds. Now the part that cuts the other way, and it is routinely missed. This site is inside Ocala city limits, having been annexed in 2005, which means the tax bill carries the city municipal millage on top of the county, school and water management district levies. Comparable new construction in unincorporated Marion County does not carry that city levy. We did not pull the current adopted city and county rates, and we are not going to estimate a tax figure without them, so treat the city-versus-county difference as a real question to price rather than a number we have given you. Florida's additional homestead exemption is set statewide by Florida law rather than locally, and applies only from the January after you establish residency.

Nobody yet, and that is an unusually clean answer rather than a gap in our research. There is no homebuilder named in any public record for this project and no builder marketing of any kind anywhere. The owner of the land, which is also the entity that holds the water management district permit, is a single-purpose local company that acquired the site in December 2024, the month after the rezoning was adopted. That is a land-development entity, not a consumer homebuilding brand. Local news coverage from October 2025 reports the developer as Boyd Real Estate Group, and we are passing that on as reported in local coverage rather than as a record fact, because we did not find that name in any government document we reached. The engineer who signed the approved plan is a local Ocala engineering firm based in the same address building as the owner company. What this means practically is that the most important single thing about this community, which is who will build the houses and to what specification and price, is genuinely undecided. A fifty-five-lot subdivision inside city limits is the size that gets sold to a regional builder rather than developed by a national one, so expect that, and expect the brand name on it to be something that does not exist yet.

It is a real caveat and the approved plan states it in capital letters rather than burying it, so we will repeat it plainly: this project has not been granted concurrency approval, and that question is deferred to later review stages including building permit review. Concurrency is the Florida mechanism for confirming that public facilities, which in practice means roads, water, sewer, drainage, schools and parks, have the capacity to serve a development when it comes online. Deferring it is normal and it is not a sign of anything irregular. Plenty of approved plans carry exactly this note. But it matters here for two reasons. First, it is the formal hook on which the traffic question above could still be revisited, because capacity is precisely what concurrency tests. Second, it means that between today and a building permit there is still a review stage at which conditions can be attached, and conditions can change lot yields, road connections and timing. So when somebody eventually tells you this community is fully approved and ready to go, the accurate version is that the zoning and the plan are approved, the site work is permitted, and the capacity test and the plat are still ahead of it.

Close, and this is a genuinely convenient location, which is most of the reason an infill site like this gets developed at all. Downtown Ocala is under two miles to the south-west, which is walking-adjacent by Florida standards and a very short drive. The route is NE 25th Avenue south to NE 14th Street and Bonnie Heath Boulevard, which is the state road that carries you west toward the interstate corridor and the rest of the county. Being inside the city means city water, city sewer and city services rather than wells, septic systems and longer response times, which is a material quality-of-life difference from much of the new construction going up in unincorporated Marion County. Ocala's wider draw is horse country, and the equestrian economy north and west of town is the reason this market exists at the scale it does, along with a steady flow of retirees and remote workers priced out of central Florida. The honest tradeoffs for this particular site: it is a small infill subdivision on a two-lane road with a rail crossing, not an amenity community, the lots are small relative to the neighbourhood, and the amenity provision is a single small tract rather than a clubhouse and pool. What you get in exchange is a new, code-built house inside city limits a couple of miles from downtown.

This site is served by Marion County Public Schools, which is a single countywide district, and we are deliberately not naming individual schools. School assignment follows a specific address, and while the street segments here have been assigned, no lot and no house exists yet, so there is no address to run through an assignment tool. Beyond that, naming an elementary school on a page like this is the single most damaging error we could make, because a buyer makes a real decision on it and then discovers the boundary moved. Use the district's own school locator once your specific address exists, and get the answer in writing before you sign anything. Worth noting in passing that school capacity is one of the public facilities the deferred concurrency review will look at, so it is not an entirely settled question at the community level either.

No figure is published and we will not invent one. What we can tell you is precisely what the association is going to be responsible for, which is more useful at this stage than a number would be, because it tells you the shape of the eventual budget. The approved plan assigns the retention areas, the drainage outside the public right of way, and the amenity tract to the association to own and maintain. The amenity tract is small, a little over a quarter of an acre, so do not expect a clubhouse, a resort pool or a fitness centre on a community of fifty-five homes, because there is no economic basis for one. The roads, the potable water and the sanitary sewer will be publicly maintained by the city, which is genuinely good news: on many Florida communities the association carries private roads, and road resurfacing is the single largest line item an association ever faces. So the likely profile here is a modest assessment covering stormwater maintenance, the small amenity tract, landscaping, the perimeter walls and insurance. Ask for the budget, the dues schedule and the full declaration in writing, and ask specifically who maintains the perimeter walls, because walls are expensive and long-lived and the answer is not always obvious.

A handful of things, and we would rather list them than let silence imply we checked everything. We could not find the city improvement plan's case record or its approval status. The city's permit register sits behind an authenticated portal that refused our requests, and the two public mapping layers the city does publish, both of which we read in full, do not carry this project, although one of them is demonstrably a curated subset rather than a complete register. So that is a record we could not reach, not a finding that no improvement plan exists, and it is certainly not a finding that it was merely applied for. The last positive information on it is local coverage from October 2025 describing improvement plans as under city staff review. We also could not find any developer's agreement in any status, and that one is a genuine absence rather than an access problem, because a search of council matters returns only the two 2025 plan items, so no such item has reached an agenda. We could not establish a builder, any price, any floor plan, or any dues figure. We could not resolve whether the correct ZIP code here is 34470 or 34479, because the boundary runs through this area and an undeveloped tract has no situs address. We did not pull current millage rates, so we state no tax figure. And we did not inspect recent aerial imagery, so whether earth has physically moved on the site since the permit issued in December 2025 is unknown to us: the permit authorises it, and no record confirms it has started.

Because on this community the single most consequential fact, which is who builds the houses, has not been decided yet, and that decision will be made before anything is advertised. The sequence from here is fairly predictable: the improvement plan gets approved, a developer's agreement goes to the council and gets recorded, the final plat is processed administratively with no public hearing, and somewhere around there the lots get sold to a builder, who brings a brand, a plan set and a price list. By the time there is anything to look at, the product decisions are already made. Joining a list now costs nothing, puts no deposit at risk and creates no obligation. What it does is put you in front of a real estate professional licensed in Florida who represents you rather than the seller, before you ever put your own name on a builder's registration form, which is the one step in this whole process that is genuinely hard to undo afterwards.