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Woodsong, Umatilla, Florida

One hundred and thirty one new homesites on about forty acres off Pine Street, inside the city limits of Umatilla in northern Lake County, at the southern door of the Ocala National Forest. The plat is recorded, the streets and drainage are built, the pads are graded and the city has already put house numbers on the lots. What does not exist yet is a house. No floor plans, no prices, no model home and no opening date have been released.

Two things set this apart from the usual coming-soon community. It is further along than most: everything on the ground is finished except the homes themselves. And about seventy of the lots are platted as fee-simple townhome lots, which means you would own the land under your townhome rather than a unit inside a building a condominium association owns. That is a bigger difference than it sounds, and we get into it below.

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At a glance

Lots on the recorded plat
131, plus eight common-area tracts
Mix
About 60 detached homesites and about 70 fee-simple townhome lots
Site size
About 40 acres
Where
Pine Street, inside the Umatilla city limits
ZIP code
32784
New interior streets
Ashbury Street, Branchory Court, Crandon Court
Phasing
Three phases
Detached lot sizes
Roughly 7,700 to 16,700 square feet
Townhome lot sizes
Roughly 2,200 to 5,400 square feet
Stage
Streets, drainage and graded pads in as of autumn 2026
Homes under construction
None yet
Addresses
Assigned by the city, so the lots have house numbers
Recorded covenants
Declaration of restrictions recorded autumn 2026
Homebuilder
LGI Homes, first to take title to homesites here
Special flood hazard area
About a quarter of the site mapped inside it; none of the numbered lots
Community development district
None of record over this site
Water and sewer
City of Umatilla runs both
School district
Lake County Schools
Pricing
Not yet released Get notified
Floor plans
Not yet released Get notified
Home sizes
Not yet released Get notified
Homeowners association dues
Not yet released Get notified
Amenities
Not yet released Get notified
Model home and sales office
Not yet announced Get notified
First deliveries
Not yet announced Get notified

Details on this page are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, home counts, and timing have not been released by the builder and are subject to change without notice.

Pricing, floor plans, home sizes, association dues and an opening date have not been published, which is exactly why a list is useful at this stage.

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What is actually recorded here

The final plat for Woodsong recorded in the public land records in late summer 2026. A recorded plat is the document that legally creates individual numbered lots, fixes their boundaries, names the streets and dedicates the rights of way, and until it records nobody can convey you a lot. This one creates one hundred and thirty one lots plus eight common-area tracts across about forty acres, in three phases.

Because the plat exists, the lot sizes are a matter of public record rather than a thing you have to wait for. The detached homesites run from roughly seven thousand seven hundred square feet up to about sixteen thousand seven hundred, so a range from a little under a fifth of an acre to a little under four tenths. The townhome lots run from about two thousand two hundred to about five thousand four hundred square feet. Three new streets serve the site: Ashbury Street, Branchory Court and Crandon Court, two of them ending in cul-de-sacs. Swan Shores Way and Wafford Street run along the edges and were there long before this.

A declaration of covenants and restrictions recorded in autumn 2026. That is unusually useful to a buyer at this stage, because the rules you would be agreeing to live under are already a public document you can read before you sign anything, rather than a draft handed to you at a sales desk. What the declaration does not tell you is the money: association dues have not been set or published.

One note for anyone searching the records. The state stormwater permit file for this project carries the longer name Woodsong Single Family Residential, and the land is still titled in the name of a holding company called Umatilla Residential, so a records search may turn up any of those names. They are all the same forty acres off Pine Street. Woodsong is also a name used by unrelated communities elsewhere in Florida, so anchor your searching to Umatilla and Pine Street.

Subdiview is not affiliated with, endorsed by, or sponsored by LGI Homes, or by the developer of this community. LGI Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

The ground, and the first builder

Dated county aerial imagery tells the story cleanly. In the 2022 flight this site is unbroken forest. In the 2025 flight it is fully cleared and carries a complete curb-and-gutter road network, two finished cul-de-sac bulbs, graded building pads, shaped stormwater areas and a stub connecting out to Pine Street. What it does not carry is a single slab or a stick of framing. If you are checking this yourself, use recent imagery: at least one widely used aerial layer over this site is a few years old and still shows the trees.

In early November 2026 LGI Homes took title to a block of the detached homesites here, on the west side of the plat. That is a homebuilder buying finished lots from the land developer, which is normally the step immediately before model homes and a sales presence. Be clear about what it is not: it is not a launch. LGI is not selling at Woodsong, and no plan, price, model or sales office has been published. Nor does the record settle who takes the remaining detached lots or who builds the townhomes.

Fee-simple townhomes: what you would actually own

Roughly seventy of the one hundred and thirty one lots are townhome lots, each one platted as its own numbered parcel of land. That makes them fee-simple townhomes, and the distinction is the most practically valuable thing on this page if a townhome is what you are shopping for.

In a fee-simple townhome your deed conveys land. You own the ground under and immediately around the building, you insure the structure yourself on an ordinary homeowners policy, and the association looks after the common tracts, not your roof. In a condominium townhome, which can look identical from the street, you own a unit inside a building the association owns, the association carries a master policy, and your lender cares a great deal about the association's reserves, its budget and its litigation history before it will lend on your purchase.

That second arrangement has become materially harder in Florida. Lenders now routinely demand a questionnaire about the association before approving a condominium loan, and Florida's structural inspection and reserve rules have pushed dues and special assessments up sharply in older buildings. None of that machinery applies to a fee-simple townhome on its own lot. When you come to sell, your buyer's lender treats the home as a house. It is worth knowing this before you compare a payment here with a payment on something that looks the same elsewhere.

Flood mapping, and where the water goes

Here is the question a builder's brochure will never answer, and the answer is genuinely good news with a caveat attached. Tested across the entire property rather than at a single point, roughly a quarter of these forty acres is mapped inside the special flood hazard area, as an approximate A zone with no published base flood elevation. That is real, and on a lot of sites it would be the headline risk.

Now lay the recorded lot lines over that flood map, which is the part nobody does. None of the one hundred and thirty one numbered lots has any part inside the mapped area. Almost all of it falls inside the single large common-area tract on the northeast side of the site. In other words, the plat put the low ground into a tract rather than selling it to somebody as a back garden, which is what you would want a plat to do.

Three honest caveats. First, the mapping is approximate here, with no published base flood elevation, so an elevation survey is how anybody settles an argument about a specific lot. Second, your lender makes its own flood determination on your address, and that determination, not a map reading, is what decides whether a flood policy is required. Ask for it in writing. Third, being outside the mapped area says nothing about heavy-rainfall ponding, which depends on the permitted stormwater system that has just been built, and flood maps get revised. If you are choosing between lots, the ones nearest that northeast tract are the ones to ask about.

The cost stack: taxes, assessments and insurance

Start with the good news on assessments, stated as what the record shows rather than as a guarantee. No community development district covers this site. That is worth more than it sounds if you have shopped Florida new construction elsewhere, because Lake County genuinely does have such districts on other new communities, and a district assessment can add well over a thousand dollars a year for decades, never appears in the advertised price and never shows up as a tax rate because it is not a tax. The one district that does cover this ground is the city's redevelopment area, which is an arrangement among the existing taxing bodies and adds nothing to a homeowner's bill.

What being inside the city does add is a city tax rate and the city's own charges. For the current year Umatilla adopted a rate of about 7.24 mills, Lake County's countywide general fund rate is about 5.03 mills, and the school district's rate is right around six mills, with smaller county and water-management levies on top. Add the main ones and you are in the region of eighteen to nineteen dollars per thousand of taxable value, very roughly one point eight to one point nine percent before exemptions. Rates are reset every autumn, so treat that as current-year arithmetic rather than a permanent number, and put a realistic finished value through the county property appraiser's own estimator. Separately, the city bills non-ad-valorem charges for fire protection, garbage and stormwater on the same notice.

In exchange for the city rate you get city services, and one of them matters here. Umatilla runs its own water and sewer divisions, so this is central service territory rather than the well-and-septic arrangement common across rural north Lake County. Confirm the connection charges for your lot in writing and ask who pays them.

On insurance, get a real quote on a specific plan and lot rather than working from an area average, and get it early, because in Florida it is a bigger share of the monthly payment than buyers from other states expect. Being this far inland takes the worst of the coastal wind exposure off the table, but windstorm coverage is still the main event on a Florida policy. Buying new is the strongest lever you have: a house built to the current code, with a new roof, documented roof-to-wall connections and impact-rated or shuttered openings, is exactly what a wind-mitigation inspection credits, and roof age is the single biggest driver of premium on older stock. Ask what the named-storm deductible is, because it is normally a percentage of insured value rather than a flat sum.

Umatilla, the forest and the lakes

Umatilla calls itself Nature's Hometown and bills itself as the gateway to the Ocala National Forest, and both are fair. It is a small city, a little under four thousand people at the last census, at the top of Lake County where State Road 19 runs through the middle of town and keeps going north into several hundred thousand acres of national forest, springs and sand pine scrub. The Black Bear Festival in Cadwell Park is the town's signature weekend, and the name is not a marketing flourish.

The water is the other half of the appeal, and it is unusually accessible. Within about six miles of this site there are free public boat ramps on Lake Umatilla in town, two on Lake Yale, one on Lake Holly, one on Lake Dalhousie, and one on Lake Eustis at Lakeshore Drive, plus the canal at State Road 19 that puts a trailered boat into the Harris Chain. For dry land there is a one hundred and twelve acre county community park on Roger Giles Road, the much larger Pine Meadows Conservation Area, and a neighbourhood park on Ball Park Road a short walk from this site.

Be realistic about the tradeoff, because it is the whole decision. This is a small town, and shopping, restaurants and services mostly sit south of you. Measured on the county's own road network, downtown Umatilla is under two road miles away, Eustis about five, Mount Dora about eleven and Leesburg about eighteen. In light traffic those are roughly three, seven, sixteen and twenty-four minutes. Orlando is the metro job centre and the real consideration: the drive is south on State Road 19 to the US 441 corridor at Eustis and Mount Dora, then on toward the 429. We are not going to publish an Orlando commute time we have not measured. Drive it yourself, in both directions, at the hour you would really make it. That one morning will tell you more than any number on a web page.

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What new construction costs around here

Nothing is priced at Woodsong, so the useful thing is the neighbourhood of numbers it will land in. As of early November 2026 there are exactly two other new-construction communities with Umatilla addresses, both of them part of the same development on the other side of town, and both start just under two hundred and ninety thousand dollars, one from a large national builder and one from another. Elsewhere in Lake County the cheapest new townhomes start around two hundred and fifty thousand. The nearest community from the builder who has bought lots here is in Astatula, roughly half an hour southwest, and starts a shade under two hundred and ninety thousand for homes from about a thousand square feet up to about two and a half thousand.

For resale context, the median sale price across ZIP 32784 was about three hundred and eighteen thousand dollars for the three months ending June 2026, down about three percent on the same period a year earlier, with a median of sixty-nine days on market. All of those figures are other communities' prices and other sellers' results, carried here with their dates so you can see how stale they are when you read this. None of them is a prediction about Woodsong, and anybody quoting you a Woodsong price today is guessing.

Buying into phase one of three

Woodsong is platted in three phases, and buying in the first one is a genuinely different purchase from buying in the last. The upside is choice: first buyers pick from the whole map rather than what is left, which on this site means the quieter cul-de-sac positions and the lots furthest from the construction route go first. The downside is that you live inside a building site for a while, with the noise, the dust and the truck traffic that comes with two more phases of houses going up around you, and the amenities and landscaping that make a community feel finished arrive last.

There is a money angle too, in both directions. Early phases are often priced below later ones, and if the market holds that difference is yours. If the market softens, later buyers get the incentives and you do not. Nobody can tell you which way that goes, and anyone who says otherwise is selling something.

A pre-construction contract is also not a resale contract, and the room to negotiate sits in unfamiliar places. The questions worth having someone ask on your behalf: how your deposit is held, when it stops being refundable, and what happens to it if the schedule slips; whether the price is locked against cost escalation; what the builder may substitute for specified materials; what the structural warranty covers as distinct from the one-year fit-and-finish cover; whether you may bring your own inspector before closing; and, on this site specifically, the lender's written flood determination for your lot and the connection charges for water and sewer.

The honest tradeoffs

Start with the biggest. Nothing about the houses is known. No plans, no specification, no prices, no square footages, and no confirmed builder for the townhome half of the community. Construction quality, standard specification, how warranty claims get handled and how a company behaves when a closing slips are the substance of a new-home purchase, and none of that can be evaluated here yet. If you need to be under contract in the next couple of months, this is not your community.

Second, Umatilla is a small town and you will drive for most things, which is the price of the quiet and the forest. Third, a townhome lot of two to five thousand square feet is a small piece of ground, and the fee-simple structure that makes it attractive also means the garden is yours to maintain. Fourth, association dues are unknown, and on a community with this much common area they are not going to be nothing. Fifth, the low ground on the northeast side is real even though it is not on anybody's lot.

And a general one. Everything here is a snapshot of a record that moves. Lot counts change, phases get re-cut, builders come and go, and timing slips. The facts on this page are what the public record showed in early November 2026.

Buying new construction with someone on your side

There is no sales office here and no model home, so your first contact with this community will almost certainly be a registration rather than a visit. That is where the representation question quietly gets decided, and most people do not realise it until afterwards.

The person at the desk in a builder's sales centre works for the builder. They are usually knowledgeable and pleasant, and they are also paid by, and loyal to, the party on the other side of your contract. If you walk in alone, nobody in the room is reading the contract on your behalf. You are entitled to your own representation, and on new construction it generally costs a buyer nothing extra, because builders budget for a buyer's agent whether or not you bring one. Where people lose it is timing: most builders will only recognise your agent if that agent is named at your very first registration, and a Saturday visit to a model is a registration. At a community where nothing has opened yet, getting that sequence right is unusually easy, and unusually valuable.

Questions

Where exactly is Woodsong?

On Pine Street in Umatilla, in northern Lake County, Florida, ZIP 32784, on about forty acres inside the city limits. The three new streets inside it are Ashbury Street, Branchory Court and Crandon Court. Swan Shores Way and Wafford Street run along the edges and were there already. Umatilla sits at the southern door of the Ocala National Forest, with Eustis about five road miles south and Mount Dora about eleven.

Who is building the homes?

LGI Homes is the first homebuilder to take title to homesites at Woodsong, under a deed recorded in early November 2026. That is a land purchase, not a launch: nothing has been released here, and LGI is not selling at Woodsong yet. There is no floor plan, no price, no model home and no sales office. The lots they took are in the detached part of the plat, on the west side of the site. Whether they end up with the rest of the detached lots, and who builds the townhomes, is not settled on the record.

Has a plat recorded?

Yes, and that is the single most important thing about this community. The final plat recorded in the public land records in late summer 2026, which is the step that legally creates the individual numbered lots, fixes their boundaries, names the streets and dedicates the rights of way. One hundred and thirty one lots exist as real, separately conveyable pieces of land, and the city has already assigned house numbers to them. That is a long way past the usual coming-soon community, where the lots are still a drawing.

What is the difference between a fee-simple townhome and a condominium townhome?

It is the difference between owning land and owning air. About seventy of the lots here are platted as individual townhome lots of roughly two thousand two hundred to five thousand four hundred square feet, which means the deed conveys you a piece of ground with your townhome on it. You insure the building yourself on an ordinary homeowners policy rather than relying on an association master policy, there is no condominium association behind your mortgage, and when you sell, your buyer's lender treats it as a house. A condominium townhome looks identical from the street and is a legally different animal: you own a unit inside a building the association owns, and the lender will want the association's finances before it will lend. In Florida right now that distinction is worth real money.

Is the site in a flood zone?

Part of it is, and this is worth reading carefully rather than skimming. Tested across the whole property rather than at one point in the middle, roughly a quarter of these forty acres is mapped inside the special flood hazard area, as an approximate A zone with no published base flood elevation. The useful part is what happens when you lay the recorded lot lines over that map: none of the one hundred and thirty one numbered lots has any part inside the mapped area. It falls almost entirely inside the large common-area tract on the northeast side of the site, which is the low ground. Ask your lender for its own flood determination on your specific lot anyway, in writing, because that determination and not this page is what sets whether you are required to carry a flood policy.

Is there a community development district assessment?

No district of that kind is of record over this site, and that was checked against the county's own register of districts rather than guessed from a tax code. It matters because Lake County genuinely does have community development districts, several of them on new-construction communities, and in parts of Florida such an assessment runs well over a thousand dollars a year for decades, never shows up in the advertised price and never appears as a tax millage because it is not a tax. The one district that does cover this ground is the city's redevelopment area, which is a tax-increment arrangement among the existing taxing bodies and adds no line to a homeowner's bill. What will appear on your bill, because the site is inside the city, are the city's own non-ad-valorem charges for fire, garbage and stormwater.

What will property taxes be?

Your bill is calculated on the finished house, not on the raw land sitting on the roll today, so the current assessment tells you nothing useful. For the current year the city adopted about 7.24 mills, Lake County's countywide general fund rate is about 5.03 mills, and the school district's rate is right around six mills, with smaller county and water-management levies on top. Add the main ones and you are in the region of eighteen to nineteen dollars per thousand of taxable value, or very roughly one point eight to one point nine percent, before exemptions. Those are the rates adopted for the current year and they are reset every autumn. Run a realistic finished value through the county property appraiser's own estimator rather than trusting any single percentage.

What about the homestead exemption?

Florida's homestead exemption is set by state law, not by Lake County, and for 2026 it totals fifty one thousand four hundred and eleven dollars. The first twenty five thousand comes off for every levy including schools. The second piece, which is inflation-indexed and so creeps up each year, applies only to the non-school levies and phases in above fifty thousand dollars of assessed value. It does not come with the house: you have to own and occupy the home as your permanent residence and file for it, with a March 1 deadline, so the first year is usually the unsheltered one. Once it is in place the Save Our Homes cap limits annual assessment growth, and if you are moving from another Florida homestead you can usually carry your accumulated benefit across. That last one gets left on the table constantly.

Will the lots have city water and sewer, or well and septic?

The city of Umatilla runs its own water and sewer divisions and this site is inside the city limits, so central service rather than a well and a drainfield is what you would expect here. Get it confirmed in writing for your specific lot anyway, along with what the connection charges are and who pays them, because that is a real number and it is often buried.

What schools serve it?

Lake County Schools serves the whole county, so the district is certain. We are not naming the individual zoned schools, because attendance zones over a brand-new subdivision get set and reset by the district and a name published today can be wrong by the time you close. The lots do have assigned addresses, which is more than most pre-construction communities can say, so you can run your actual address through the district's own school locator and get a real answer. If a particular school is the reason you are buying, make it a written condition rather than a conversation.

What will homes here cost?

Nothing has been released, and we will not publish a guess. What we can give you is honest context with a date on it. As of early November 2026 the only two new-construction communities with Umatilla addresses start just under two hundred and ninety thousand dollars, and the cheapest new townhomes elsewhere in Lake County start around two hundred and fifty thousand. For resale, the median sale price across ZIP 32784 was about three hundred and eighteen thousand dollars for the three months ending June 2026, down about three percent year over year. Those are other people's prices, not Woodsong's. Join the interest list and you get the real figure when it exists.

When will homes be ready?

No date has been announced and nobody can honestly give you one. What is on record is a sequence that is further along than most: a state stormwater permit transferred in spring 2026, a final plat recorded in late summer 2026, a declaration of covenants recorded in autumn 2026, addresses assigned by the city, streets and drainage built, pads graded, and a homebuilder taking title to lots in early November 2026. The step that has not happened is a house. Every date is a target and subject to change.

How do I get updates?

Join the interest list on this page. When pricing, floor plans, a model home, an opening date or the homeowners association dues are published, the people on the list hear first.

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Pricing, floor plans, home sizes, association dues, a model home and an opening date have not been released. Leave your details and you will hear first when they are.

Joining the interest list is free, creates no brokerage relationship, and does not obligate you to anything. Subdiview is operated by a real estate broker licensed in Illinois and is not licensed in Florida. Your information is referred to a real estate professional licensed in Florida, who will contact you directly and can register you as represented before your first visit to a sales office.

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.

Where this came from

Everything on this page is compiled from public county, city, state and federal records and from dated aerial imagery, and is accurate as of early November 2026. Market figures carry the period they cover. Approvals, counts and dates change, and the ones here are targets rather than commitments. We did not search civil dockets.

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.

Subdiview is not affiliated with, endorsed by, or sponsored by LGI Homes, or by the developer of this community. LGI Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.