Just rezoned in St. Cloud, FL
Sweetbriar Reserve
129 acres cleared for a new community in Osceola County
On August 18, 2026 the Osceola County Board of County Commissioners rezoned roughly 129.62 acres here from agricultural to Planned Development. No builder has been named, no home count has been filed, and no price exists. This is as early as a new community gets, and we found it in the county’s own commission record a week after the vote.
- Location
- St. Cloud, FL
- Site
- ~129.62 acres
- Rezoned
- August 2026
- Status
- Planned
At a glance
Sweetbriar Reserve fast facts: 129 acres, rezoned August 2026
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 129.62 acres
- Zoning
- Rezoned to Planned Development
- Previous zoning
- Agricultural Development and Conservation
- Approved
- Ordinance #2026-52, August 18, 2026
- County application
- PD26-00009
- Status
- Rezoned, no site plan filed
- Builder
- Not yet announcedGet notified
- Home count
- Not yet releasedGet notified
- Home types
- Not yet releasedGet notified
- Pricing
- Not yet releasedGet notified
- Model home opening
- Not yet announcedGet notified
- HOA and CDD
- Not yet determinedGet notified
Where it is
North of Jack Brack Road, south of Oesterle Road, east of and adjacent to Zuni Road, and west of McMichael Road. No street address has been assigned yet; those come with platting.
Nothing has been released yet
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 files, a home count is set, or pricing is released, and be registered as represented before your first visit.
About the plan
What the rezoning actually did
On August 18, 2026 the Osceola County Board of County Commissioners adopted Ordinance #2026-52, rezoning approximately 129.62 acres from Agricultural Development and Conservation to Planned Development under application PD26-00009. The land sits north of Jack Brack Road, south of Oesterle Road, east of and adjacent to Zuni Road, and west of McMichael Road.
A Planned Development rezoning is the gate a large residential community has to pass through here. It does not by itself say how many homes get built or who builds them, and it does not guarantee anything gets built at all. What it does say is that 129 acres of former agricultural land in St. Cloud is now entitled for development, and that someone spent real money and roughly a year of process to get it there.
That is the whole reason this page exists at this stage. By the time a name goes on a sign, this community will have been through a subdivision plan, a plat, and permitting, and the interest list will have had a year of head start.
Location
Farmland today, with a corridor moving toward it
We would rather be straight with you than sell you a picture. This is rural land. The neighboring properties are large acreage parcels on well and septic in an Agricultural Conservation District with no HOA, the kind of listing that describes itself as country living. There are no rooftops, no retail, and no sidewalks at Zuni and Jack Brack right now.
What makes it interesting is not what is there. It is what is coming toward it, and how fast. Osceola County is converting Jack Brack Road into an urban thoroughfare: a two-lane divided roadway with a raised median and closed drainage, buffered bike lanes, a sidewalk and a 10-foot shared-use path, street lighting and stormwater ponds, running about 2.6 miles from Narcoossee Road to Absher Road. That project includes a new traffic signal at Zuni Road, which is this property’s own frontage.
The honest caveat: design began in fall 2023 and right-of-way acquisition was projected for late 2025, but construction is unfunded and has no start date. Treat the improved road as planned, not scheduled. The eastern piece is already done, though: the county completed the Jack Brack Road Extension in 2026, roughly 6,000 feet of four-lane road from Absher Road to the south entrance of Del Webb Sunbridge, with a sidewalk and 12-foot multi-use trail.
The nearest developed node is the Narcoossee Road corridor to the west, where there is already commercially zoned, pad-ready retail and medical-office land marketed as roughly five miles south of Lake Nona’s Medical City and three miles east of Tavistock’s Sunbridge. Center Lake Ranch, a 1,000-acre master-planned community with neighborhoods by M/I Homes and Taylor Morrison, is on Narcoossee Road in the same stretch.
Sweetbriar Reserve sits one parcel-row east of where those rooftops currently stop, and the land market has already noticed: 5.37 vacant acres at 2500 Zuni Road sold for $1,550,000 in June 2026, roughly $289,000 an acre. That is development pricing, not farm pricing, on the same road.
We do not publish drive times we cannot measure. We could not source verified road mileage from this specific parcel, so you get the corridor facts instead of invented minutes.
Market context
What new construction costs in St. Cloud
Sweetbriar Reserve has no price and will not for a long time. Here is the market it will eventually price into.
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 Sweetbriar Reserve 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 Sweetbriar Reserve, 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 community this early there is a second advantage to being on the list: first releases in a new phase usually carry the best homesites and the most pricing flexibility. That window opens once 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
Sweetbriar Reserve FAQ
What is Sweetbriar Reserve?
Sweetbriar Reserve is approximately 129.62 acres in St. Cloud, FL that the Osceola County Board of County Commissioners rezoned to Planned Development on August 18, 2026 by Ordinance #2026-52, under application PD26-00009. A Planned Development rezoning is the gate a large residential community has to clear here. It is the earliest reliable public signal that a new community is coming.
Where is Sweetbriar Reserve?
Per the county ordinance the property is north of Jack Brack Road, south of Oesterle Road, east of and adjacent to Zuni Road, and west of McMichael Road, in St. Cloud. There is no street address yet; addresses are assigned during platting.
Who is building Sweetbriar Reserve?
No builder has been named in the public record. The rezoning was approved in August 2026, and on a project at this stage a builder is often not identified publicly until a preliminary subdivision plan or plat is filed. We watch the county's filings and will email the interest list the moment a builder appears. Anyone telling you the builder today is guessing.
How many homes will Sweetbriar Reserve have?
Not yet released. The rezoning establishes what the land may be used for; the home count comes with the subdivision plan, which has not been filed. For scale, 129.62 acres in this part of Osceola County could support anywhere from roughly 250 to 500-plus homes depending on lot width and open-space requirements, but that is a range for context, not a number from any filing.
When will Sweetbriar Reserve open?
No date has been announced, and it would be early for one. The property was rezoned in August 2026 and still has subdivision plan approval, platting, infrastructure and permitting ahead of it. In Osceola County that sequence typically runs well over a year before a model home opens.
Has pricing been released?
No. There is no builder, no floor plan, and no price for Sweetbriar Reserve. That is precisely why this page exists: you can be on the list before any of it is published.
What is actually out there today?
Farmland. The neighboring parcels are large acreage properties on well and septic in an Agricultural Conservation District with no HOA. There are no rooftops, no retail, and no sidewalks at Zuni and Jack Brack right now. What makes the location interesting is what is moving toward it, not what is there.
Will there be a CDD at Sweetbriar Reserve?
Not determined. 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 range in east Osceola County is wide: Harmony's CDD adopted roughly $1,315 a year for multifamily up to about $6,960 for estate lots in FY2025, while Gramercy Farms CDD in St. Cloud runs roughly $1,392 to $2,087. Do not assume Sweetbriar Reserve matches either.
What schools will serve Sweetbriar Reserve?
We are not going to name one, and here is the honest reason: the third-party sources disagree. Listing data for Jack Brack Road addresses shows Voyager K-8 and Tohopekaliga High; data for Zuni Road addresses shows Narcoossee Elementary and Narcoossee Middle. Those conflict at the elementary and middle level. The district also approved a districtwide rezoning for the 2026/27 school year on June 23, 2026 and opened Nova Lakes High School. Confirm any address in the district's BusPlanner lookup, and note this community has no addresses yet, so it cannot be locked in until platting.
Should I have a buyer's agent before visiting a builder's sales office?
If you want representation, yes, and arrange it before your first visit. The salesperson in a model home works for the builder. Most builders require your agent to register or accompany you on that first visit for representation to apply, and once you have signed in unrepresented it is generally too late for that community.
How do I get updates on Sweetbriar Reserve?
Join the interest list on this page. We track Osceola County's commission and development-review filings directly, which is how this community surfaced a week after the rezoning passed and long before it will be marketed anywhere.
Be first in line
Get on the Sweetbriar Reserve interest list
There is no builder, no plans, and no price for Sweetbriar Reserve yet. That is exactly why the list is worth being on: when a builder files, a home count is set, or pricing is released, 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.