Lakeside Preserve

Yes, and the approval here is unusually solid for a community this early. A final plat of three sheets recorded in December 2025, creating one hundred and thirty-four lots and twenty-two tracts. A recorded final plat is the strongest approval document a Florida subdivision has: it means the lot lines legally exist, the streets are dedicated and the tracts are assigned. Separately, the regional water management district issued the environmental resource permit covering the site work in late 2023, which is what authorises the grading and the stormwater system, and a recorded notice of that permit followed within days. The declaration of covenants recorded the same day as the plat, and the homeowners association is incorporated and already owns twenty of the twenty-two tracts. Two small permits are issued, for the entrance sign lighting and for the play structure on the park tract. So this is not one piece of paper. What has not happened is any home: there is no single-family or townhouse permit, no model home permit, no sales trailer permit, and no price of any kind has been released.

Maiden Cane Drive, Creeping Water Bend, Brooke Trout Cove and Two Jack Alley, with access off Dan Smith Road. Those four names came with the recorded plat and the county assigned one hundred and thirty-four addresses along them in a single batch in January 2026: forty-nine on Maiden Cane, thirty-one on Creeping Water, twenty-six on Brooke Trout and twenty-eight on Two Jack. We publish them deliberately, because at this stage they are the most useful handle anybody has on this community. Note the fourth one: Two Jack Alley is literally an alley, and it carries twenty-eight addresses. Together with the two tracts the plat dedicates as alleys, that is the clearest single confirmation of what is being built here, which is rear-loaded attached product rather than detached houses on driveways.

Townhomes, and we want to be direct about it because the queue we work from originally had this wrong and we corrected it. Three independent things agree. The county appraiser carries the land code for townhouse lots on all one hundred and thirty-four parcels. We measured the lot polygons ourselves and the median lot is about twenty feet wide by about one hundred and twenty feet deep, which is attached product and nothing else. And the recorded plat dedicates two tracts as alleys, with a street typed as an alley carrying twenty-eight of the addresses, which is the standard rear-loaded townhome section. One honest caveat: the appraiser's land code carries its own provisional flag pending the next recap cycle, so it is not a final classification. But it agrees with the measured geometry and with the alleys, so all three point the same way. If anyone tells you detached single-family homes are coming here, ask them what the alleys are for.

This is the most important question on this page and the honest answer will cost somebody money if they get it wrong. Most of this site is mapped inside the special flood hazard area. The county's effective mapping puts two polygons over the plat: the larger one carries a base flood elevation of sixty-one feet, and the smaller one at the south-east corner is mapped outside the hazard area in the shaded lower-probability band. We tested every one of the one hundred and thirty-four lot outlines against those polygons ourselves, and one hundred and thirty-one of them have at least one corner inside the mapped hazard area. We then confirmed that independently against the federal flood map service itself at three separate points on the site, and it agreed. There is no letter of map revision on file for this site that we could find. Here is why that matters, and why it is worth checking for yourself. Developers on floodplain sites routinely bring in fill, raise the finished lots and then apply to have the map revised so the finished lots sit outside the hazard area, and the aerial imagery of this site shows exactly that kind of raised, mass-graded sand pad. But until a map revision is actually issued and published, the effective map is what governs, and that means a federally backed mortgage on most of these lots would carry a flood insurance requirement. Ask three questions before you sign anything here: has a map revision been applied for, has it been issued, and what is the finished floor elevation of my specific lot relative to that sixty-one foot figure. Get all three in writing.

Worth knowing, and it is a mixed picture rather than an alarming one. Across this ZIP code the federal flood insurance programme records seventy-five claims and about five hundred and sixty-three thousand dollars paid over its whole history back to the late 1980s, as of the September 2026 data release. The claims cluster hard around three events rather than spreading evenly, which is the normal Florida pattern and is the useful part. Hurricane Irma accounts for eighteen claims in the single month of September 2017, which is twenty-four per cent of all claims ever filed in this ZIP, and nineteen claims across the 2017 calendar year, which is twenty-five per cent. Hurricane Ian accounts for sixteen claims in September 2022, twenty-one per cent of the all-time total, and seventeen across that calendar year. The 2004 hurricane season accounts for fifteen claims in September 2004 alone, twenty per cent, and twenty across that year. Payouts follow the same shape: about two hundred and forty-five thousand dollars for 2017, about two hundred and fourteen thousand for 2022, about fifty-four thousand for 2004. Through the September 2026 data freeze, no claims are recorded for 2026, and 2025 shows one. Roughly two-thirds of the claims in this ZIP were rated in the higher-hazard flood categories, which is consistent with mapping like this site's.

There is no community development district on this land, and that is a genuine finding rather than an assumption. No district instrument exists for this community in the public record, and all twenty of the common tracts are owned outright by the homeowners association. That matters in this county, because plenty of the large master-planned competition around here does carry a district, and a district assessment is a second line on a Florida tax bill, often running twenty to thirty years, paying back the bonds behind the roads and pipes. Not having one is usually the pleasant surprise in Florida new construction. The flip side is that everything the district would have maintained now sits in the association budget instead, and here that is a substantial list: the stormwater pond, both alleys, the recreation tracts and the open space. On county taxes, the general fund rate was held steady at 6.7000 mills on the most recent budget we could actually verify, and the countywide school district rate adopted for the 2025 and 2026 school year was 5.306 mills. We have not independently verified the newest adopted county rate, and we would rather say so than publish a number we did not check. Florida's additional homestead exemption is set statewide by Florida law rather than by this county, and applies only from the January after you establish residency. One timing point catches people out on new construction: a finished home is assessed as of the first of January following completion, so your first full-year bill is the first year the house itself appears on the roll rather than bare land, and it routinely lands higher than a homesteaded comparison suggests.

Not published, and we will not invent a figure. What we can tell you is that the structure is real rather than hypothetical. A declaration of covenants, conditions and restrictions recorded against this land in December 2025, on the same day as the plat, and the association named in it is incorporated and already holds title to twenty of the twenty-two tracts. That is a for-sale ownership structure rather than a rental one, which is worth saying plainly because attached product in Florida is often built to rent. Here the plat creates one hundred and thirty-four individually saleable lots and the covenants run with them. On what the dues will have to cover, the tract list tells you more than a brochure would: a stormwater pond of nearly three acres, two alleys, just under an acre of recreation tracts and all the open space. Alleys are the item people forget. A rear-loaded community has a second set of paved surfaces to maintain, light and eventually resurface, and on one hundred and thirty-four households that cost is spread fairly thin but it is real. Ask for the budget, the dues schedule and the full declaration in writing before you sign anything.

Meritage Homes of Florida is the owner of record of every one of the one hundred and thirty-four lots, it is one of the two dedicators on the recorded plat, and it is the entity that recorded the declaration of covenants. We checked whether that was just a signature on a document, and it is not: the same entity is the seller on more than a hundred recorded home sales elsewhere in this county over the past year, so it is an operating homebuilding business rather than a land-holding shell. We state that as a matter of public record and not as a relationship. We are not affiliated with them, we do not represent them, and they are not selling anything here yet. One distinction worth keeping straight: the company that obtained the site work permit for this site in 2023 was a different, earlier landowner, which sold the land on to the current owner in mid 2025. So the site work permit and the lots sit under different names, which is exactly the kind of split that makes a community like this hard to find in the records.

Because it does, in those words, and buyers should know. Of the roughly twenty-nine platted acres, about twelve across three tracts carry a future development label on the recorded plat itself, and the largest of those is dual-labelled as wetland preservation and future development. The one hundred and thirty-four townhomes are not the end state of this site. What that means in practice is that if you buy one of the first homes here, you are buying next to land that the plat already earmarks for more building, and you should expect construction activity on this site to continue after your own street is finished. It also means the eventual home count on this land is higher than one hundred and thirty-four, though by how much nobody can tell you, because no plan for those tracts has been released. The wetland label on the largest tract is a real constraint on what can be done there, but a dual label is not a preservation easement and should not be read as one. Ask what is planned for those tracts, and ask for the answer in writing, because the brochure will describe them as preserve.

Established suburbia on two sides, wetland on another, and a major road programme on paper. This is not a greenfield master plan on an empty highway. The site is a rectangle on the south side of Dan Smith Road in the Narcoossee area, and it is wrapped on the east and south by subdivisions that were built and addressed years ago: East Lake Cove, Lake Pointe, Blackstone, Avellino, Nova Pointe, Serenity Reserve, Underwood Estates and Lake Hinden Cove. Immediately west is dense wetland hammock and the East Lake Tohopekaliga floodplain, with the lake shoreline a little over half a mile away, and two large ponds flank the site. So the immediate feel is infill between existing neighbourhoods and a lake floodplain, not a frontier. Two communities nearby are genuinely active rather than legacy, with addresses assigned in the last year or two, so expect ongoing construction traffic in the area. Narcoossee itself is the local place name and the historic hamlet, and several old plats carry it.

Be careful here, because this is the single easiest thing to oversell about this location, and we are going to state it as what it is. There is a substantial regional road programme documented for this corridor, covering an expressway extension in several segments, a Simpson Road extension, work from Jim Branch Creek east to Narcoossee Road, and a new interchange near Narcoossee Road. Most of that programme sits in pending technical review at the regional permitting level, not under construction. One segment pair has an issued exemption and a nearby road extension phase was permitted in late 2024. There is also a new elementary school permitted in the Narcoossee area, issued in mid 2025, which is not open. The honest reading: this corridor is clearly planned for substantially more road capacity and another school, and that is a real part of the long-term case for buying here. But permitted and pending are not the same as built and open, nothing here should be assumed to exist on the day you move in, and road programmes of this size routinely move by years. If a timeline for any of it matters to your decision, get it from the agency that is building it rather than from a sales office.

This site is served by the School District of Osceola County, which is a single countywide district, and we are deliberately not naming individual schools. That is not laziness. School assignment follows a specific address, and while the addresses here do exist on paper, no home does. More to the point, this is exactly the corridor where the district is adding capacity, and a new elementary school in the Narcoossee area has been permitted and is not yet open, which is precisely the circumstance in which attendance boundaries get redrawn. Naming an elementary school today is the single most damaging error a page like this can make, because a buyer makes a real decision on it and then finds out it changed. Use the district's own school locator once your specific address exists, and get the answer in writing before you sign.

Close, and this is the strongest part of the location case. Measured straight line from the middle of the site: Lake Nona and the Medical City employment cluster are about four and three-quarter miles north, Orlando International Airport is about nine miles north-west, downtown St. Cloud is about five miles south, and downtown Orlando is about seventeen and a half miles north-west. Narcoossee Road, which is the main artery here, is about two and a quarter miles west. Road distances run longer than straight lines in this area, because the wetland systems and the lake force the road network into a limited number of crossings, which is also the reason the road programme above exists. The practical way to read it: this is a northern Osceola County location that functions as a Lake Nona commuter location, with a St. Cloud mailing address and the lower tax and price base that comes with being over the county line. That combination is the reason the land here got platted, and it is the reason to pay attention to this address at all.

Several, and they are mostly about things that are not decided yet rather than things that are wrong. The lots legally exist, which is better than most pre-construction, but no floor plan, square footage, elevation or price has been released, so you cannot compare this to anything on a like-for-like basis today. The sanitary lift station for the community was still being permitted in the autumn of 2026, which tells you the wet utilities are unfinished and that vertical construction is not weeks away. On attached product specifically, there are questions that do not arise on a detached house and that you should settle before you sign: where exactly the party wall sits relative to your lot line, how sound transmission is handled in the wall assembly, whether the garages are rear loaded off the alley and what that means for your own parking, and most importantly what the association maintains as against what you maintain, because on townhomes that boundary varies enormously and it determines both your dues and your repair bills. Finally, ask about insurance twice, once for the flood question above and once for the structure, because attached product is sometimes insured differently from detached.

We would rather list these than let silence imply we checked everything. We could not establish the future land use designation for this site, because the county layer returned nothing for the plat outline or its centre point, and that is a record we could not find in that layer rather than evidence there is no designation. The zoning did resolve, as low density residential. We could not find any letter of map revision for this site in the federal map service, which again is a record not found by that query rather than proof that no application exists. We could not verify the newest adopted county millage, so we published the most recent rate we could confirm and labelled it. We could not find any association dues figure, any floor plan, square footage or price. We could not obtain aerial imagery newer than January 2026. And on listing history, two of the major portals refused our requests outright rather than returning empty results, so the finding that nothing here has ever been listed or sold rests on the county deed index and on a control-tested street search instead, both of which are stronger sources anyway.

Because the things you most want to know about this community are going to be settled in a specific order, and most of them will be settled before anything is advertised. The lift station gets issued and the wet utilities finish. The streets get paved. A map revision either gets applied for or does not, which decides the flood insurance question for every lot here. A model goes up, floor plans and square footages appear, and a price list follows, usually within weeks of the model being finished. 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 process that is genuinely hard to undo afterwards.