Estates at Northwoods

Entitled, platted, permitted and under site work, with no price released. The rezoning from agricultural to single-family was recorded in mid-2025. The city council approved the subdivision plan on a unanimous vote in December 2025, and the water management district issued the construction-authorising kind of environmental resource permit in the same month. The final plat recorded in mid-2026, which legally created the thirty lots, and all thirty addresses were assigned on one street in a single batch days later. In late September 2026 a notice of commencement was recorded, which is the formal start of construction work on the site. What has not happened is a price, a model, a sales office or a single recorded sale. That is the window you are reading this in.

Because it changed hands and changed brands while the paperwork was moving, and each stage left its own name behind. The land was carried through the city's early files under the former owner's surname as Clark Properties. The plat, the rezoning ordinance, the water permit and the homeowners association all recorded under Thomason Estates, which is still the name of record. The retail brand filed with the city in mid-2026 is Estates at Northwoods, which is what the community is most commonly called now and the name we title this page with. And the builder's own web address and some of its copy use Estates at Longwood or Estates at Longwoods, which is the one genuinely dangerous variant: Longwood is a real city in Seminole County about forty miles north, where the same builder also builds. If you search Estates at Longwood you can easily end up looking at the wrong county. All five names describe this one thirty-lot street in St. Cloud.

No, and in this corridor that is the single most valuable thing on this page. We checked it three ways: a search of the county clerk's official records for any district instrument or district party tied to this community or this name returned nothing at all; the only recorded community-level governing instrument is a homeowners association declaration; and the county's adopted millage schedule for this year carries no district code for this subdivision, which sits in the plain city mill code. So the community-level cost here is association dues only. That matters because a community development district is a special-purpose local government that borrows to build the roads, water, sewer and stormwater and repays those bonds through an annual assessment on every single home, landing as a second line on your tax bill and typically running twenty to thirty years. Most of the competing new-construction communities you will be shown around St. Cloud do carry one, and almost no buyer knows to ask. Comparing a sticker price here against a sticker price in a district community is not a comparison at all. Get written confirmation anyway, and get the association dues in writing, because no dues figure has been published.

Yes, and we would rather you heard it here than found it out afterwards. When the rezoning and the preliminary subdivision plan first came to the city council in June 2025, the hearing was continued rather than approved. Residents raised drainage, sight lines and traffic, and there was a specific dispute about whether a South Delaware Avenue connector road should be built. The council heard it again the following month and approved it with conditions: final engineered plans had to match the approved concept, sidewalk alignment and sight lines at the Michigan Avenue and Fertic Road intersection had to be addressed, and the southern stub had to be adjusted to satisfy emergency-access turnaround requirements. Final engineering came back to the council and passed unanimously in December 2025. That is ordinary infill friction rather than a red flag, but two things follow for you. Whether the South Delaware connector will actually be built is not established, and your street, traffic and drainage experience could differ depending on the answer. And the people who raised those concerns are your future neighbours, which is worth knowing before you choose a lot.

One street. Doire Drive, with thirty detached homes on about ten acres, house numbers running from 441 to 602. The even and odd numbering tells you the lots sit on both sides of a single stub street roughly a thousand feet long. That is a small, self-contained infill plat rather than a masterplan, and the consequences cut both ways. On the good side, thirty houses get built and finished quickly rather than leaving you living beside construction equipment for a decade, there are no later phases to dilute what you bought into, and you will know every neighbour. On the other side, thirty homes cannot support an amenity programme, and nothing of the kind is platted or permitted here: no clubhouse, no pool, no amenity centre, no gate. What you are buying instead is location, because downtown St. Cloud is about a mile and a third away in a straight line. One search warning: the street name is unusual enough that search engines fuzzy-match it to the word doctor and return medical clinics. Quote it and add the ZIP.

D.R. Horton is the builder. Forestar is the land developer: it is the entity that holds the land, took out the water permit and is the corporate dedicator on the recorded plat, which means it platted the ground and is putting in the lots and the infrastructure. They are related companies doing different jobs, and Forestar should never be called the builder. The builder statement here rests on two independent legs rather than on an inference: the builder publishes this community under its own brand at this street address with five named plans, and a recorded instrument in the county's official records names the builder against this plat's legal description. One thing is not established, and you should know it: no conveyance of the thirty lots from the land developer to the builder is recorded yet. Builders and their land arms normally close those takedowns in batches shortly before vertical construction, and for this same pairing such deeds are on record at other communities in this county. Here it has not happened yet.

Five plans are offered under the builder's entry-level Tradition Series, running from about 2,020 to 2,601 square feet, with four and five bedroom layouts, three baths and two or three car garages. Lots are 62.5 by 120 feet, which is about seven and a half thousand square feet, with front-loaded garages rather than alleys or zero lot lines. Density works out at about 2.9 homes per acre against a land use that would have permitted 4.0, so the plat is deliberately below the maximum. We are not reproducing elevations, specifications or plan details here, because those are the builder's own published material and they change. Go and read them at source, then use an agent to establish what is actually standard against what you are shown in a model. On a thirty-lot site, ask specifically for the plotted site plan for your lot: the lots at the ends of the street, the ones adjoining the stormwater area and the ones nearest the Fertic Road frontage are materially different from the interior ones, and on a community this small that is a large share of the available homesites.

On the federal mapping, no. We tested it by intersecting the whole site footprint against the federal flood hazard layer rather than checking a single centre point, which is the test that usually turns an optimistic answer pessimistic, and here the answer held across the entire ten acres: a single polygon covers the site and it is an area of minimal flood hazard, so the land is mapped outside the special flood hazard area with no partial-in, partial-out split. The practical effect is that a federally backed lender will not require a flood policy as a condition of your mortgage, and a low-cost preferred-risk policy is usually available if you want one anyway. Two caveats. Mapped outside the hazard area does not mean water never stands anywhere on a property, and drainage was one of the things the neighbours raised at the hearing, so ask where your particular lot sits relative to the stormwater area and what the finished floor elevation is. And flood maps get revised. Your lender and insurer will use the elevation certificate and the map in force at closing, not this page.

The total adopted millage for the St. Cloud mill code is 17.8699 mills on the 2026 adopted roll, which is about seventeen dollars and eighty-seven cents per thousand dollars of taxable value. That breaks into county levies of 7.2500, school levies of 5.2770, the city at 5.1128 and the water management district at 0.2301. Being inside the city means you carry the city levy, which an unincorporated parcel would not, but you also avoid the county emergency services levy that unincorporated Osceola carries. Set against that there is no community development district assessment here, which in this corridor usually outweighs the city levy comfortably. 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, and the Save Our Homes cap, the non-homestead cap and the timing of a new home's first assessment all change the real bill. Treat every figure here as carrying an as-of date of the 2026 adopted roll rather than as a quote, and get a written monthly estimate built on the actual purchase price for your specific home, with dues and insurance in it.

The county district, which covers the whole county, and we are deliberately not naming individual schools. Florida districts are countywide with attendance zones set by address, and those zones get redrawn, more often in a fast-growing part of a county than in a settled one. The city's review of this project did include a school capacity report as a standard attachment to the rezoning, which is how this county tests whether capacity exists for a new subdivision. Builder and aggregator pages do print three school names for communities like this. Get the assignment for the exact address in writing from the district before you rely on it, and ask about capacity as well as assignment, because a community adding thirty families at once can arrive after a school has already closed enrolment.

This is old St. Cloud rather than greenfield edge. The site is ringed by neighbourhoods platted decades ago, with hundreds of existing homes within walking distance, and it is about a mile and a third from the historic downtown grid and the East Lake Tohopekaliga lakefront park. That is a genuinely unusual combination for a new-construction street in this county: most new product here sits miles out on a corridor. Michigan Avenue is a north-south city arterial and Fertic Road is a local east-west road, so you are on the local network rather than a highway frontage. The Lake Nona and Medical City employment cluster is about nine and a third miles away in a straight line, downtown Orlando about twenty-two and a third, and the Narcoossee and Canoe Creek corridors carry most of the growth in this part of the county. We have published no drive times because we did not measure any, and on corridors growing this fast a published figure would be stale quickly. Honest tradeoffs: this is car-dependent, the surrounding roads are carrying heavy growth, and thirty homes buys you a quiet street and no amenities at all. Against that, a new house inside a real small-town downtown's orbit, with no district assessment and mapped outside the flood hazard area, is a sensible piece of product.

Less than an older house nearby, for structural reasons rather than as a discount. Florida requires insurers to credit verified wind-mitigation features, and a house built to the current code earns most of them automatically: roof covering and deck attachment, roof-to-wall connections, roof shape and opening protection. Roof age is the single biggest underwriting question in this state, so a brand-new roof matters more than almost anything else, and being mapped outside the special flood hazard area removes the lender-required flood policy. We gathered no premium figures for this community and will publish none. Get real quotes on the actual specification before you are committed, ask for the wind-mitigation credit breakdown in writing, and price a preferred-risk flood policy separately so you can decide rather than assume.

Possibly, and it is worth understanding what is and is not part of this. A substantially larger assembly of land, a few hundred acres of pasture, sits adjacent in the same section and is held by a different entity entirely. It is legally and physically separate from this community: different owner, different parcels, its own entitlement path, and nothing about it is part of what you would be buying here. We mention it because thirty lots on ten acres surrounded by open pasture invites the assumption that later phases are coming, and here they are not. There is also a pre-existing single-family house from the nineteen-seventies on the parcel frontage toward Fertic Road, which is not new construction and is not part of the thirty homes.