Approved in St. Cloud, FL
Fontana Lakes
2,575 approved homes and a 174-slip marina on Lake Toho
Osceola County approved the preliminary subdivision plan for Fontana Lakes in April 2025: 2,575 units and 96 tracts plus commercial development on roughly 677 acres, east of Lake Tohopekaliga. Two months earlier the State of Florida approved a 174-slip marina on the lake for the same developer. No homebuilder has been named, no floor plan released, and no price exists. Nothing has been released to the public yet.
- Location
- St. Cloud, FL
- Homes
- 2,575 approved
- Site
- ~677 acres
- Marina
- 174 slips
At a glance
Fontana Lakes fast facts: approved April 2025
Here is what is on the public record today and what has not been released. Everything on the left side of that line comes from Osceola County's own concept-plan record. Anything marked not yet released, join the interest list and it goes out the day it drops.
- City
- St. Cloud, FL
- County
- Osceola County
- Site
- About 677.34 acres
- Approved plan
- 2,575 units, 96 tracts, plus commercial
- Zoning
- Mixed Use (MXD)
- Status
- Preliminary subdivision approved April 2025
- County application
- PS22-00049
- Master developer
- Fontana Lakes, LLC (Jeff Fuqua)
- Marina
- 174 wet slips approved on Lake Toho
- Home builder
- Not yet announcedGet notified
- Home types and sizes
- 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
North of Friars Cove Road, south of Kissimmee Park Road, east of Lake Tohopekaliga Road, and west of Florida’s Turnpike. Immediately south of Crossprairie. No street addresses yet; those come as phases plat.
Nothing has been released yet
A 2,575-home community with a state-approved marina, and there is no builder page, no floor plans and no published pricing. Add your name, email, and phone and you will hear the moment a builder is announced or a phase is priced, and be registered as represented before your first visit.
About the plan
What was actually approved
On April 21, 2025, after Planning Commission review four days earlier, the Osceola County Board of County Commissioners approved application PS22-00049: a preliminary subdivision plan for Fontana Lakes covering 2,575 units and 96 tracts plus commercial development on approximately 677.34 acres, within a Mixed Use zoning district. The master developer is Fontana Lakes, LLC, led by Jeff Fuqua, chairman of Amick Holdings, who acquired the property in 2014 and updated the plan in 2018.
A preliminary subdivision approval is a meaningful milestone. It is the stage that authorizes the County Manager to sign the final plat once the plat is found in substantial compliance, which means the lot layout is settled and the next public events are platting and vertical construction rather than another round of zoning.
You may see a breakdown quoted elsewhere of 1,752 single-family homes, 1,200 multifamily units and 248 condominiums. We are not publishing it. That set traces to a 2021 article describing a 2018 concept plan, and it adds up to 3,200 units, which does not reconcile with the 2,575 the county actually approved in 2025. When sources conflict we publish the one with a file number on it.
The part nobody is talking about
A 174-slip marina on Lake Toho, already approved by the State of Florida
On December 17, 2024, Florida’s Board of Trustees of the Internal Improvement Trust Fund, which is the Governor and Cabinet sitting as trustees of state sovereignty lands, approved a submerged land lease and easement to Fontana Lakes, LLC for a commercial marina on Lake Tohopekaliga. Not proposed. Approved.
- 174 wet slips, sized for vessels 25 to 45 feet
- A five-year lease preempting about 7.6 acres of sovereign submerged land
- A 25-year easement over about 3.5 acres for the access channel
- Authorization to dredge 31,807 cubic yards for a 40-foot navigation channel
- A boat ramp with staging structures, plus fixed and floating docks
- $245,927.41 paid in lease, easement and dredge severance fees
One condition is worth reading twice, because it is unusual and it changes who this is for: the state requires that at least ninety percent of the wet slips be available for rent to the general public on a first come, first served basis. This is not a private residents-only harbor. Liveaboards, fueling and sewage pumpout are not authorized.
What we will not tell you: that these are lakefront homes. The platted community is east of Lake Tohopekaliga Road and the lake is west of it, so on the face of the county record the subdivision and the shoreline are separated by a public road. The marina is permitted to the same developer, and the state describes its upland as a parcel on the north side of Friars Cove Road. Whether any residential parcel actually touches the water has not been published anywhere we can find. If you see a listing here advertising waterfront lots before a plat shows them, ask to see the plat.
Location
The last big piece of the East Lake Toho corridor
Fontana Lakes sits north of Friars Cove Road, south of Kissimmee Park Road, east of Lake Tohopekaliga Road and west of Florida’s Turnpike. It is part of Osceola County’s East Lake Toho planning area, and it is not arriving in an empty field: Crossprairie is immediately to the north.
Crossprairie is roughly 1,400 acres with more than 9,000 planned homes and nine builders signed, including Lennar, Pulte, M/I Homes, Meritage, KB Home, Dream Finders, Beazer, Jones Homes and Ashton Woods. Thousands of those homes are already built and occupied, and Cross Prairie K-8 opened in August 2025. Kindred, Tohoqua and Edgewater fill out the rest of the corridor. That matters for a buyer looking at Fontana Lakes: the schools, retail and rooftops that usually take a decade to arrive are largely already here, one community north.
The land on the Friars Cove frontage itself is still improved pasture and live oak, which is the state’s own description of the site in the marina permit file. So the community is early, but the neighborhood around it is not.
The roads are the real story
On the same April 2025 agenda that approved the subdivision, the county approved a Tri-Party Development Agreement with the City of St. Cloud and Fontana Lakes, LLC, covering about four miles of road improvements over roughly 47.85 acres of right of way: Cross Prairie Parkway, Friars Cove Road, and three internal roads. The developer is building road network, not just lots.
Separately, Osceola County committed more than $47 million to the Cross Prairie Parkway Connector, a 1.6-mile four-lane divided segment between Nolte Road and the C-31 Canal that closes the gap in the corridor. It carries bike lanes, a sidewalk, a multi-use path and a signal at Nolte Road, and is targeted for completion in summer 2028, projected to carry about 25,000 vehicles a day by 2030. A funded Turnpike interchange at Nolte Road is also slated to open in 2028.
Note these are two different projects that share a name: the developer’s Cross Prairie Parkway obligation under DA25-00003, and the county’s Cross Prairie Parkway Connector between Nolte Road and the C-31 Canal. We do not publish drive times we cannot measure from this parcel, so you get the road program instead of invented minutes.
Market context
What new construction costs in St. Cloud
Fontana Lakes has no price yet. Here is the market it will price into, and the two Florida-specific costs that surprise relocating buyers most.
St. Cloud’s typical home value was $394,703 as of July 31, 2026, down 3.5% year over year, with a median 57 days to pending. In ZIP 34771, the Narcoossee corridor this property sits in, median prices were off about 4% on the year. A softening resale market is usually when builders get more generous with incentives, which matters for anyone timing a purchase here.
Advertised starting prices across St. Cloud new-construction communities, as of June 16, 2026, ran from about $306,600 to $875,000. Representative starting points: The Meadow at Crossprairie $306,620; Del Webb Sunbridge $380,776; Waterlin $384,999; Buena Lago $399,990; The Waters at Center Lake Ranch $460,000; Bridgewalk $539,990. Those are advertised figures as of June 2026 and they move.
Two Florida-specific costs deserve attention before you budget. The first is the CDD. Most 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. The east-Osceola County range is wide: Harmony’s CDD adopted about $1,315 a year for multifamily, $4,156 on an 80-foot single-family lot, $4,212 on a 50-foot lot, and $6,960 for estate lots in FY2025, while Gramercy Farms CDD in St. Cloud runs roughly $1,392 to $2,087. Harmony sits at the high end of the county. Whether Fontana Lakes has a CDD at all has not been determined.
The second is property tax. Osceola County’s general fund millage is 6.7 mills, held flat for a fifteenth consecutive year, plus a 0.25-mill Save Osceola levy adopted for FY2025-26. The median effective property tax rate across the county works out to roughly 1.26%, or about $3,500 a year on the median home. Florida has no state income tax, which is often what brings relocating buyers to run these numbers in the first place.
What you need to know
Buying new construction, the smart way
Whoever ends up building the homes at Fontana Lakes, the same rule applies: 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.
On a phased community of 2,575 homes there is a second advantage to being on the list early: the first release in each new phase usually carries the best homesites and the most pricing flexibility, and on a project with a marina the best positions will go fast. That window opens once per phase and closes quickly.
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 Osceola County public records, are targets rather than commitments, and are subject to change without notice.
Questions and answers
Fontana Lakes FAQ
What is Fontana Lakes?
Fontana Lakes is an approved master-planned community on roughly 677.34 acres in St. Cloud, FL. The Osceola County Board of County Commissioners approved its preliminary subdivision plan, application PS22-00049, on April 21, 2025: 2,575 units and 96 tracts plus commercial development, in a Mixed Use zoning district. The master developer is Fontana Lakes, LLC, led by Jeff Fuqua.
Where is Fontana Lakes?
Per the county record it is north of Friars Cove Road, south of Kissimmee Park Road, east of Lake Tohopekaliga Road, and west of Florida's Turnpike, on the east side of Lake Toho in St. Cloud. That puts it immediately south of Crossprairie and directly across Lake Tohopekaliga Road from the approved Ivey Groves community. There are no street addresses yet; those are assigned as phases plat.
Is there really a marina?
Yes, and it is approved, not proposed. On December 17, 2024 Florida's Board of Trustees of the Internal Improvement Trust Fund approved a submerged land lease and easement to Fontana Lakes, LLC for a 174-wet-slip commercial marina on Lake Tohopekaliga, along with authorization to dredge 31,807 cubic yards for a 40-foot navigation channel. The developer paid $245,927.41 in lease, easement and severance fees. Slips are sized for vessels 25 to 45 feet. The underlying water management district permit was issued August 26, 2024.
Will the marina be private to residents?
No, and this is one of the more interesting conditions in the approval. The state lease requires that a minimum of ninety percent of the wet slips be made available for rent to the general public on a first come, first served basis. Liveaboards, fueling and sewage pumpout are not authorized. A boat ramp with staging structures and both fixed and floating docks are included.
Are the homes on the water?
We are not going to tell you they are, because we cannot source it. The platted community is east of Lake Tohopekaliga Road and the lake is west of that road, so on the face of the county record the subdivision and the shoreline are separated by a public road. The marina is permitted to the same developer and its upland is described by the state as a parcel on the north side of Friars Cove Road. Whether any residential parcel has actual lake frontage has not been published. Treat any listing claiming lakefront lots here with skepticism until a plat shows it.
How many homes will there be, and what types?
The county-approved figure is 2,575 units on about 677.34 acres. You may see a 1,752 single-family plus 1,200 multifamily plus 248 condominium breakdown quoted elsewhere; that traces to a 2021 report describing a 2018 concept plan, and it sums to 3,200, which does not reconcile with what was actually approved in 2025. We publish the county number. The approved plan does include commercial development and, per earlier reporting, a school site.
Who is building the homes?
No homebuilder has been publicly attached to Fontana Lakes. We searched the national builders, lot takedowns and land sales and found nothing. Jeff Fuqua's Fontana Lakes, LLC is the master developer, not a homebuilder; on a community this size the vertical builders are typically announced by phase after the master developer finishes horizontal work. That announcement is exactly what the interest list exists to catch.
What roads are being built?
On the same April 2025 agenda the county approved a Tri-Party Development Agreement, DA25-00003, with the City of St. Cloud and Fontana Lakes, LLC covering about four miles of road improvements across roughly 47.85 acres of right of way, including Cross Prairie Parkway, Friars Cove Road, and three internal roads. Separately, the county is spending more than $47 million on the Cross Prairie Parkway Connector, a 1.6-mile four-lane segment between Nolte Road and the C-31 Canal targeted for completion in summer 2028, projected to carry about 25,000 vehicles a day by 2030.
When will homes be available?
No construction start, model-home date or sales launch has been announced. The permitting chronology is public: the property was acquired in 2014, plans updated in 2018, the marina permits issued in late 2024, and the preliminary subdivision approved in April 2025. A community of 2,575 units builds out over many years in phases. Treat any timeline you see elsewhere as a target rather than a commitment.
What is already around it?
Crossprairie sits immediately north: roughly 1,400 acres and more than 9,000 planned homes with nine builders including Lennar, Pulte, M/I, Meritage, KB Home, Dream Finders, Beazer, Jones Homes and Ashton Woods, with thousands of homes already occupied and Cross Prairie K-8 open since August 2025. Kindred, Tohoqua and Edgewater are the other large communities in the East Lake Toho corridor. The land immediately around the Friars Cove frontage is still improved pasture and live oak per the state's own site description.
Will there be a CDD?
Not disclosed. Most 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. Nearby, Gramercy Farms CDD in St. Cloud runs roughly $1,392 to $2,087 a year depending on lot width, while Harmony's runs from about $1,315 for multifamily to $6,960 for estate lots. No CDD for Fontana Lakes has been found.
What schools will serve Fontana Lakes?
Osceola County is a single countywide district and attendance zones inside it decide the assignment. We are not naming one: the district approved a districtwide rezoning for the 2026/27 school year on June 23, 2026 and opened a new high school, and this community has no addresses yet to run through the district's lookup. Earlier reporting indicates the approved plan includes a school site within the community. Confirm any specific address in the district's BusPlanner lookup.
How do I get updates on Fontana Lakes?
Join the interest list on this page. We track Osceola County's commission and development-review filings directly, which is how a 2,575-unit community with an approved marina ended up documented here before any builder announced it.
Be first in line
Get on the Fontana Lakes interest list
2,575 approved homes, an approved marina, and not one builder announced. That is exactly why the list is worth being on: when a builder is named or a phase is priced, the people on it hear first.
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.