November 11, 2024 • 19 mins
In this episode of Jim Sells the Suncoast, Jim sits down with Ryan Roland from D.R. Horton to discuss Star Farms, one of the latest developments in Lakewood Ranch, Florida. Ryan shares insights on what makes Star Farms unique, from its extensive amenities to flexible housing options tailored to various stages of life.
Episode Highlights:
- Community Overview:
- Star Farms offers a resort-style lifestyle with something for everyone—first-time homebuyers, growing families, and empty nesters.
- The development will have 1,500 homes across 700 acres when complete, with about 1,300 homes managed by D.R. Horton.
- Amenities Galore:
- Four Amenity Centers: Residents have access to resort-style pools, coffee shops, and lounges at three centers, plus an exclusive center for the Freedom Series with higher HOA fees.
- The Palm Bar: An on-site restaurant under construction with poolside food and drink service, slated for mid-next year.
- Sportsplex at Junction Place: Offers baseball, tennis, pickleball, and basketball courts, along with a splash pad for families.
- Housing Options and Pricing:
- Variety of Homes: Options range from townhomes starting in the low $300s to single-family homes up to 4,000 sq. ft., starting in the low $400s.
- Freedom Series: A non-age-restricted, active adult section with exclusive amenities and higher HOA fees.
- Additional Costs: HOA fees range from $266 to $380 per month, depending on the property, with lawn maintenance included.
- Lifestyle and Activities:
- Lifestyle Directors: Each amenity center has a dedicated lifestyle director organizing events, clubs, and group activities.
- Fitness Centers: Two on-site fitness centers with group classes, CrossFit training, turf fields, and a golf simulator.
- Trails and Walkability: Over 20 miles of sidewalks and trails for enjoying Florida’s year-round sunshine.
- Construction Timelines and Inventory Homes:
- New homes are typically completed in about 180 days, with many ready-to-move-in inventory options available, making it easy for buyers on a tight timeline.
- Incentives and Special Offers:
- Currently, buyers can enjoy special rate buy-downs and up to $25,000 in flex cash (subject to change).
- Local Integration and Future Development:
- Star Farms is centrally located within Lakewood Ranch, near shopping, dining, and schools, with plans for a Publix nearby and golf cart-friendly paths throughout the community.
- The community is about 50% complete, with a projected finish in 2-3 years.
What’s Next?
Interested in buying or selling a home on the Suncoast, or connect with this week's guest? Reach out to Jim at jim.ahearn@gmail.com or visit his website, Jim Sells the Suncoast.
A Personal Note from Jim:
Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.
Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.
Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡
Mark as Played
Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Jim (00:00):
Good morning today.
I have the honor of having RyanRoland with me today.
He's with DR Horton.
Started off in construction withthem and slid over to sales.
He's been there for two yearsand here in Florida for four.
Welcome Ryan.
Thanks, Jim, for having me.
No my pleasure.
Glad to have you here.
As you and I know, Star Farms isone of the big areas growing out
(00:20):
here in Lakewood Ranch into theeast and D.
R.
Horton's a big part of that.
I wanted to talk a little bitabout the development, what you
guys have going on in that area.
As well as the amenities andlooking at the lifestyle of what
what's available out here.
And just maybe you can give me alittle overview of the
development and maybe what makesit unique compared to other
developments in the area.
Ryan (00:40):
Okay.
Yeah.
Sure.
So when they designed StarForms,they pretty much thought of
every little avenue of makingthis.
A complete resort style ofliving at its finest.
We have homes for every stage oflife, whether you're a first
time home buyer or if you'rewanting to downsize because
you're an empty nester, we havesomething for you.
(01:01):
We are the most amenitizedneighborhood in Lakewood Ranch.
Amenity centers in total and nomatter where you are in the
neighborhood, you will haveaccess to three of them and all
three or all four of those havewe'll have resort style pools
our main resort club, everybodyin the neighborhood will have
access to their you have a traderoutes, coffee shop a Starbucks,
(01:24):
if you will, we'll serveanything from fresh pastries as
delivered daily.
From Mademoiselle Paris bakerydown by UTC mall.
All kinds of different brews abrunch style menu.
Then they also have a little gettogethers with their lifestyle
directors on the weekends.
They have little footballparties.
(01:45):
They're going on now.
So it's really interesting andnice lounge area where you can
go in there and relax and escapethe heat.
Jim (01:52):
Yeah, 1 of the things I saw coming out there to not to cut
you off, but the restaurantgoing in where how many places
have a restaurant that'sactually right there.
You don't have to drivedowntown.
You don't have to go anywhere.
Fantastic.
There's nothing else out thisway that, that compares to that.
Ryan (02:06):
Exactly.
Yeah.
You will be able to order yourfood and drinks right there from
the pool side and have itdelivered to you.
Straight access from the poolover to the Palm Bar is the name
of it.
So it's it's really exciting.
Can't wait for that to getstarted or get finished.
Jim (02:19):
Nice.
So let's talk a little bit aboutyou mentioned already some of
the properties that areavailable.
We have covering all, homebuyeror downsizing what are we, the
single family homes there'stownhomes.
Ryan (02:34):
Yep.
Yeah.
Single family homes.
We have our single family homesstarting at 1500 square feet and
then they go all the way up to4000 square feet two car garage,
three car garage options and acouple of different trim levels
as well.
Okay.
Jim (02:49):
Now, what are the starting prices roughly for homes in the
development?
And basically the differentpricing tiers.
Ryan (02:55):
Okay.
So our single family you'll belooking in the low fours
starting out.
Then we also have townhomes and.
In here that are starting in thelow to mid threes, and then all
the way up to our villas whichthey'll start in the upper
threes.
Jim (03:11):
Okay.
What are the additional costs orfees associated with HOAs or
CDDs that would go with thedifferent properties?
Ryan (03:20):
So with HOAs, they're going to vary anywhere from in
outside of our freedom series.
So the freedom series is our.
Our active adult area.
There is, but it doesn't haveany age restrictions like you
would in a typical 55 over rightcommunity.
So over there you have 400 totalhomes between girls and three
different.
(03:40):
Single family school plans inthere that have exclusive access
to that community center calledAdventure Retreat.
Over there, it is a little bitdifferent with having the
exclusive access over there.
It does come with a little bithigher H A fee.
We're starting at around three,350 for villas and 380 for the
(04:01):
single families.
But that includes all of yourlong term needs throughout the
community.
We are fully gated.
We do have a security guard atour South entrance daily from 7
PM as well.
And then outside of that areayou'll have, it'll start with
our townhomes at two 66.
And then all the way up to ourlargest home, it's running
(04:21):
around two 90 a month for HOA.
Everything is all included withit.
Every blade of grass in thecommunity is all taken care of
by the HOA as well.
It's
Jim (04:31):
that you cannot overrate that as somebody who's had to
mow the lawn in July.
Yeah yeah, you don't
Ryan (04:38):
have to worry about touching anything, but you can
let the HOA worry about.
You can go enjoy your time atthe at the amenity centers.
Jim (04:45):
There you go.
There you go.
So we talked a little bit aboutthe amenities, four different
amenity centers three open tothe public, the fourth one
special.
And then I know I don't, and Idon't even know what to call it
where they had like the practicefield that, for the sporting
thing.
Junction Place.
Ryan (05:00):
Junction Place.
Yeah, Junction Place.
It's like a mini sportsplexsplash splash pad.
So right now, all of the sportscourts, so we have, we'll have
baseball, tennis pickleball,four corners and basketball
courts over there right now thatare open.
Thank you.
To the community and aplayground over there as well.
That's all already built andnext phase that they were going
(05:22):
to start, there is going to be aclubhouse there that will also
offer a, another resource stylepool.
And then you'll have a splashpad for the kids.
So it's going to be gearedtowards that younger family.
So they separated the communityto where all the kids, young
families, they go to a junctionplace.
And then you have the adventureretreat, which is going to be
(05:43):
more of that private setting forthe older couples.
Jim (05:45):
Nice.
And that's really a little bitof everything.
Anything you can want is goingto be right there.
Exactly.
So how large is the developmentin terms of total acreage and
total number of units?
Ryan (05:57):
So the total acreage, there's 700 acres here on.
When it's all said and done,there's roughly going to be
about 1500 homes, and then 1300of them are controlled by DR
Horton.
Jim (06:08):
Okay.
Ryan (06:09):
So we do have, we do also have a school site that is a K
through eight public school thatis being built on the 700 acres.
It's just not a part of thecommunity.
You will have to access it fromthe main road, go out of the
community and access it from themain road.
But it is definitely aconvenience.
Jim (06:30):
Perfect.
Talk to me about theconstruction timeline.
One, like how long is that anindividual house taken to be
built?
Where in the stage can peoplebuy?
Are their inventory homes readyto go?
And then when do you project?
The four star farms would becomplete.
Ryan (06:46):
Okay.
Yeah.
For our construction right now,we are running on a timeline of
roughly about 180 days and it'seven fluctuating lower than
that.
It can go depending on time ofyear and materials and
everything.
So there is a little graceperiod in between there.
It could go a little more, alittle less.
So just depends on thesituations.
As far as DR Horton, we are acomplete inventory builder.
(07:09):
So we don't have the designstore shop that you would with
other builders.
We choose the floor plan, thelot where the floor plan that
goes on each lot around witheach color scheme and so forth,
the elevation of the home.
So we are always constantlybuilding.
We build it and wait for thebuyer.
As well compared to otherbuilders where they wait for the
(07:31):
buyer and then they move it.
So we always have somethingready constantly building.
Jim (07:36):
That's good for the buyer then, because they're not coming
in saying, Hey, I want to buy ahouse, pick everything out.
And then you still wait six,nine months, a year to move in
here.
They're going to be able to findsomething that, you 30 days, 45
days.
Moving timeframe.
Ryan (07:50):
Yeah, exactly.
And a lot of people, cause younever know when people have
their homes up for sale.
And then some will fly right offand, fly off the market.
And then they're, scrambling tolook for a home and then don't
want to look into getting,second housing.
So we are a great option forthose people to where we always
have homes that are in that, 30to 45 day.
Yes.
Jim (08:10):
And so really the buyer coming in, they have the ability
to say, Hey, we want one of thethree car garage, maybe two
story, 3, 000 square foot home.
Then they just wait for that lotin that house to be, they go,
all right, here's your options.
Which of these are youinterested in?
And I talked to somebody thatthey mentioned out, when you
have homes being built likethis, sure.
The customization maybe isn'tthere, but personalization still
(08:31):
is.
So there's a lot you can stilldo to personalize that home and
make it yours.
Ryan (08:36):
Yeah, definitely.
Cause so I, I pretty much see itas.
We give you a blank canvas withthe home.
So we give you all neutral colorschemes inside your home.
And we, the way we do things, weare we operate like a large
Costco.
We buy all of our product inbulk.
That's the way we're able to, wedon't have the delays like
certain builders will we buildefficiently and it makes it that
(08:59):
much more cost effective beingallowed and allow you to have
the opportunity to give your ownpersonal touches to your home
without the builder premium ontop of that.
Jim (09:07):
Yeah.
You a little more bang for yourbuck on all that's going.
Okay.
How are you handling warrantiesand post-sale support for the
homeowners?
Ryan (09:16):
I tell with me having the construction background, I
always, I'm always available formy home buyers.
I tell'em if they ever have anyissues to reach out to me first,
and then I can direct'em and, ifthat's a warrantable item and
how to proceed from there or ifit's something I can have taken
care of.
without even having to do awarranty, we can go that route
too.
Yeah, I think
Jim (09:35):
That construction background pays big dividends
there.
So I know who I'm calling say,Hey, tell me about what's going
on here.
Exactly.
What kind of incentives orspecial offers are we
considering now?
I know on and off there'sdifferent buy down rates or
different things going on.
So what's going on currently aswe speak in October of 24.
Ryan (09:54):
Yeah.
So currently right now we haveour red tag sale going on until
the, they have extended it.
Going on until the 27th of thismonth.
Right now we have some rate buydowns for the people that are
looking to do a mortgage.
We have a 499 FHA VA, and then a5.
5 percent conventional rate buydown.
And then all of our stage six inconstruction and above, so
(10:17):
you're looking, we have 13stages total in our construction
state or timeline that there'sstage six and above will come
with 15, 000 in flex cash.
You can take that off, use thatmoney towards the taking off the
sale price buying down points tolower your rate or adding to
extra closing costs.
And then using our lender andtitle We'll throw in up to
(10:39):
another 10, 000 in flex cash orin closing costs with that.
Jim (10:43):
Yeah.
So
Ryan (10:44):
potentially 25 grand is that's a lot of money.
Yeah.
It's a lot of money, especiallythen if you look into the rate
buy owns and stuff on top ofthat, you're looking at, another
15 at least.
So you're looking at close to000 in a total incentives, going
on right now.
But that does change month tomonth.
Jim (11:05):
There'll be things to look forward to.
How did the development fit intothe local community?
I know you're only here twoyears, but Lakewood Ranch is
it's been known as a the numberone plant community in the
country for pushing 30 years.
And so this is the east side ofLakewood Ranch coming up to the
growth line.
What kind of do you see goingforward from your area and then
(11:26):
maybe the area around it?
Ryan (11:28):
Now it's just, everything's booming down here
with just the whole LakewoodRanch theme people coming from
all over the country to havethis lifestyle.
Just by, and you can tell thatjust by driving down driving out
of these neighborhoods andtaking a look at just the roads,
the way they've they've preparedthey've planned for growth when
they designed this, which isamazing.
(11:50):
I come from a, where I live in adifferent area.
They didn't plan for this.
And, structure is a mess.
If so, I have to deal with thisdaily.
And coming down here and you seethis and it's wow, this is
amazing how they plan this.
And then you can go down to themain street, water side see the,
the true Florida lifestyle.
They have to offer it on there.
Jim (12:10):
And I think you hit it right there with the amenities
that you're offering.
There's really not a need to goout, but if you do want to, a
restaurant choice or the mall,you've got waterside with the
with its farmer's market andit's got the things going on.
You've got UTC just down theroad.
If you're flying in and out, yougot SRQ and TPA, both 30 to 40
minutes away.
(12:30):
So really a central locationwith the east of the interstate
and then everything you needaround it.
Ryan (12:37):
Exactly.
And then we also have a Publixthat is planning to go on just
outside of the community, aquarter mile.
So you could drive your golfcart.
So that's
Jim (12:47):
almost a requirement.
Now you gotta have your golfcart.
Ryan (12:50):
Exactly.
Yeah, we are.
And we are a golf cart friendlycommunity as well.
So we have golf cart parking atall of our amenities centers.
Oh, there we go.
Oh, it's yeah.
That you'll see just drivingthrough the community.
There's everybody and their kidsare all out running around on
their.
Jim (13:05):
Nice.
Are there any restrictions orguidelines homeowners should be
aware of any kind of rentalrestrictions or pet policies?
Ryan (13:13):
As far as pet policies, there is no pet policies as of
now.
But for rental restrictions ourtownhomes are restricted to a
six month minimum lease.
Jim (13:23):
Okay.
Ryan (13:24):
And all single families as well as our villas come with a
one year minimum lease.
Okay.
For the neighborhood.
Yeah,
Jim (13:31):
nice.
You get some continuity.
It's not just in and out.
Ryan (13:33):
Yeah, it's not a revolving door.
So that way the upkeep of thecommunity homes and everything
in the neighborhood or areprotected.
Jim (13:40):
Perfect.
Can you share any success storyor testimony from any current
resident that you know, thatyou've had the fortune to be
involved in something that theytook away or love about Star
Farms and what you guys aredoing in there?
Oh,
Ryan (13:55):
wow.
Put me right on the spot on thisone.
Where I've had a couple ofbuyers just, they've bought
sight unseen from out of state.
We'll do zoom calls face,FaceTime calls through walking
through the homes.
And then go through the purchaseprocess and then come down here
for closing and everything.
And they're like, wow, thevideos and walking through
(14:16):
really does not, show whateverything, right?
So
Jim (14:19):
It's nice to see it, but it still doesn't have that same
impact as when you walk in thereand see it.
Ryan (14:24):
Yeah.
Jim (14:25):
Cool.
That's what I have today.
What else do you have?
Anything else you want to leaveoff talking about what you guys
got going on over there?
Ryan (14:32):
So we when we were talking about the Palm Bar it is
currently under construction.
So they.
From what I've been told is thatit's expected to be open
somewhere around the middle ofnext year.
And then adventure retreat it isjust finishing up construction.
It should be open by the end ofthe year.
Once those two places arefinished, they are going to jump
(14:55):
over to junction place, which isthe sports park and start
ramping up construction on theclubhouse and pool over there.
Jim (15:03):
Okay.
Ryan (15:05):
There's a lot of things happening.
All of our so we have three orthree different many centers,
junction place, adventureretreat and resort club.
They all have lifestyledirectors is something I'd like
to add in there.
Okay.
So where they are doingcommunity events, they send out
monthly flyers, emails to allthe residents of events that
(15:25):
they have scheduled.
And then also different clubsthat they have.
offer.
And if you're will, you can alsothrow in your suggestions on
certain book clubs, differenttypes of groups that you'd like
to get started.
And they make up a flyer andsend out for you.
Cool.
So our fitness centers wasanother thing I was wanting to
talk to you about.
Yeah.
(15:45):
Resort club.
There is two fitness centers.
There is included with your HOAand you'll have 24 seven access
there.
It does have a group studio, so
Jim (15:54):
you can
Ryan (15:55):
go in there and they offer group classes with instructors.
The instructors will cost extraper class, right?
But all of the state of the artequipment, you can track all of
your workouts through your phoneand the apps.
And then you also have.
Our second fitness center overthere, which is a membership
based.
It's going to be more functionalfitness, CrossFit training,
(16:15):
sports specific training, has a20 yard turf field in there,
sleds and everything where youcan do all sorts of different
workouts as well as hasstretching tables, has a tub in
there.
So you can do an ice bath andthen also they are have a golf
simulator.
up.
So that's some, s we have tooffer our mini and then also
(16:38):
with ou in general, with livingt you have to get the weather.
We have over paved trailsthroughout t and then we also
have 20 over 20 miles ofsidewalk throughout the
community.
So plenty of sightseeing, getout, enjoy the weather, get the
(16:59):
vitamin D soaking in your skin.
So
Jim (17:02):
when do you see or is there a projected completion date?
Are we talking three years, fiveyears, somewhere in that range
to, to fill it out and be
Ryan (17:10):
done?
So there what I, last thing I'vebeen told has been roughly about
two, two to two and a halfyears.
So we're roughly about 50percent through right now.
Jim (17:19):
Okay.
Yeah.
Plenty of opportunity to get inand enjoy it now while we can.
Ryan (17:24):
Exactly.
Exactly.
Jim (17:26):
Perfect.
Ryan.
Awesome.
Thank you for joining me, Ryan.
I really appreciate you talkingabout DR Horton and what they
have going on in Star Farms.
And we'll touch base.
Ryan (17:36):
All right, Jim.
I appreciate it.
Thank you.
Good morning today.
I have the honor of having RyanRoland with me today.
He's with DR Horton.
Started off in construction withthem and slid over to sales.
He's been there for two yearsand here in Florida for four.
Welcome Ryan.
Thanks, Jim, for having me.
No my pleasure.
Glad to have you here.
As you and I know, Star Farms isone of the big areas growing out
(00:20):
here in Lakewood Ranch into theeast and D.
R.
Horton's a big part of that.
I wanted to talk a little bitabout the development, what you
guys have going on in that area.
As well as the amenities andlooking at the lifestyle of what
what's available out here.
And just maybe you can give me alittle overview of the
development and maybe what makesit unique compared to other
developments in the area.
Ryan (00:40):
Okay.
Yeah.
Sure.
So when they designed StarForms,they pretty much thought of
every little avenue of makingthis.
A complete resort style ofliving at its finest.
We have homes for every stage oflife, whether you're a first
time home buyer or if you'rewanting to downsize because
you're an empty nester, we havesomething for you.
(01:01):
We are the most amenitizedneighborhood in Lakewood Ranch.
Amenity centers in total and nomatter where you are in the
neighborhood, you will haveaccess to three of them and all
three or all four of those havewe'll have resort style pools
our main resort club, everybodyin the neighborhood will have
access to their you have a traderoutes, coffee shop a Starbucks,
(01:24):
if you will, we'll serveanything from fresh pastries as
delivered daily.
From Mademoiselle Paris bakerydown by UTC mall.
All kinds of different brews abrunch style menu.
Then they also have a little gettogethers with their lifestyle
directors on the weekends.
They have little footballparties.
(01:45):
They're going on now.
So it's really interesting andnice lounge area where you can
go in there and relax and escapethe heat.
Jim (01:52):
Yeah, 1 of the things I saw coming out there to not to cut
you off, but the restaurantgoing in where how many places
have a restaurant that'sactually right there.
You don't have to drivedowntown.
You don't have to go anywhere.
Fantastic.
There's nothing else out thisway that, that compares to that.
Ryan (02:06):
Exactly.
Yeah.
You will be able to order yourfood and drinks right there from
the pool side and have itdelivered to you.
Straight access from the poolover to the Palm Bar is the name
of it.
So it's it's really exciting.
Can't wait for that to getstarted or get finished.
Jim (02:19):
Nice.
So let's talk a little bit aboutyou mentioned already some of
the properties that areavailable.
We have covering all, homebuyeror downsizing what are we, the
single family homes there'stownhomes.
Ryan (02:34):
Yep.
Yeah.
Single family homes.
We have our single family homesstarting at 1500 square feet and
then they go all the way up to4000 square feet two car garage,
three car garage options and acouple of different trim levels
as well.
Okay.
Jim (02:49):
Now, what are the starting prices roughly for homes in the
development?
And basically the differentpricing tiers.
Ryan (02:55):
Okay.
So our single family you'll belooking in the low fours
starting out.
Then we also have townhomes and.
In here that are starting in thelow to mid threes, and then all
the way up to our villas whichthey'll start in the upper
threes.
Jim (03:11):
Okay.
What are the additional costs orfees associated with HOAs or
CDDs that would go with thedifferent properties?
Ryan (03:20):
So with HOAs, they're going to vary anywhere from in
outside of our freedom series.
So the freedom series is our.
Our active adult area.
There is, but it doesn't haveany age restrictions like you
would in a typical 55 over rightcommunity.
So over there you have 400 totalhomes between girls and three
different.
(03:40):
Single family school plans inthere that have exclusive access
to that community center calledAdventure Retreat.
Over there, it is a little bitdifferent with having the
exclusive access over there.
It does come with a little bithigher H A fee.
We're starting at around three,350 for villas and 380 for the
(04:01):
single families.
But that includes all of yourlong term needs throughout the
community.
We are fully gated.
We do have a security guard atour South entrance daily from 7
PM as well.
And then outside of that areayou'll have, it'll start with
our townhomes at two 66.
And then all the way up to ourlargest home, it's running
(04:21):
around two 90 a month for HOA.
Everything is all included withit.
Every blade of grass in thecommunity is all taken care of
by the HOA as well.
It's
Jim (04:31):
that you cannot overrate that as somebody who's had to
mow the lawn in July.
Yeah yeah, you don't
Ryan (04:38):
have to worry about touching anything, but you can
let the HOA worry about.
You can go enjoy your time atthe at the amenity centers.
Jim (04:45):
There you go.
There you go.
So we talked a little bit aboutthe amenities, four different
amenity centers three open tothe public, the fourth one
special.
And then I know I don't, and Idon't even know what to call it
where they had like the practicefield that, for the sporting
thing.
Junction Place.
Ryan (05:00):
Junction Place.
Yeah, Junction Place.
It's like a mini sportsplexsplash splash pad.
So right now, all of the sportscourts, so we have, we'll have
baseball, tennis pickleball,four corners and basketball
courts over there right now thatare open.
Thank you.
To the community and aplayground over there as well.
That's all already built andnext phase that they were going
(05:22):
to start, there is going to be aclubhouse there that will also
offer a, another resource stylepool.
And then you'll have a splashpad for the kids.
So it's going to be gearedtowards that younger family.
So they separated the communityto where all the kids, young
families, they go to a junctionplace.
And then you have the adventureretreat, which is going to be
(05:43):
more of that private setting forthe older couples.
Jim (05:45):
Nice.
And that's really a little bitof everything.
Anything you can want is goingto be right there.
Exactly.
So how large is the developmentin terms of total acreage and
total number of units?
Ryan (05:57):
So the total acreage, there's 700 acres here on.
When it's all said and done,there's roughly going to be
about 1500 homes, and then 1300of them are controlled by DR
Horton.
Jim (06:08):
Okay.
Ryan (06:09):
So we do have, we do also have a school site that is a K
through eight public school thatis being built on the 700 acres.
It's just not a part of thecommunity.
You will have to access it fromthe main road, go out of the
community and access it from themain road.
But it is definitely aconvenience.
Jim (06:30):
Perfect.
Talk to me about theconstruction timeline.
One, like how long is that anindividual house taken to be
built?
Where in the stage can peoplebuy?
Are their inventory homes readyto go?
And then when do you project?
The four star farms would becomplete.
Ryan (06:46):
Okay.
Yeah.
For our construction right now,we are running on a timeline of
roughly about 180 days and it'seven fluctuating lower than
that.
It can go depending on time ofyear and materials and
everything.
So there is a little graceperiod in between there.
It could go a little more, alittle less.
So just depends on thesituations.
As far as DR Horton, we are acomplete inventory builder.
(07:09):
So we don't have the designstore shop that you would with
other builders.
We choose the floor plan, thelot where the floor plan that
goes on each lot around witheach color scheme and so forth,
the elevation of the home.
So we are always constantlybuilding.
We build it and wait for thebuyer.
As well compared to otherbuilders where they wait for the
(07:31):
buyer and then they move it.
So we always have somethingready constantly building.
Jim (07:36):
That's good for the buyer then, because they're not coming
in saying, Hey, I want to buy ahouse, pick everything out.
And then you still wait six,nine months, a year to move in
here.
They're going to be able to findsomething that, you 30 days, 45
days.
Moving timeframe.
Ryan (07:50):
Yeah, exactly.
And a lot of people, cause younever know when people have
their homes up for sale.
And then some will fly right offand, fly off the market.
And then they're, scrambling tolook for a home and then don't
want to look into getting,second housing.
So we are a great option forthose people to where we always
have homes that are in that, 30to 45 day.
Yes.
Jim (08:10):
And so really the buyer coming in, they have the ability
to say, Hey, we want one of thethree car garage, maybe two
story, 3, 000 square foot home.
Then they just wait for that lotin that house to be, they go,
all right, here's your options.
Which of these are youinterested in?
And I talked to somebody thatthey mentioned out, when you
have homes being built likethis, sure.
The customization maybe isn'tthere, but personalization still
(08:31):
is.
So there's a lot you can stilldo to personalize that home and
make it yours.
Ryan (08:36):
Yeah, definitely.
Cause so I, I pretty much see itas.
We give you a blank canvas withthe home.
So we give you all neutral colorschemes inside your home.
And we, the way we do things, weare we operate like a large
Costco.
We buy all of our product inbulk.
That's the way we're able to, wedon't have the delays like
certain builders will we buildefficiently and it makes it that
(08:59):
much more cost effective beingallowed and allow you to have
the opportunity to give your ownpersonal touches to your home
without the builder premium ontop of that.
Jim (09:07):
Yeah.
You a little more bang for yourbuck on all that's going.
Okay.
How are you handling warrantiesand post-sale support for the
homeowners?
Ryan (09:16):
I tell with me having the construction background, I
always, I'm always available formy home buyers.
I tell'em if they ever have anyissues to reach out to me first,
and then I can direct'em and, ifthat's a warrantable item and
how to proceed from there or ifit's something I can have taken
care of.
without even having to do awarranty, we can go that route
too.
Yeah, I think
Jim (09:35):
That construction background pays big dividends
there.
So I know who I'm calling say,Hey, tell me about what's going
on here.
Exactly.
What kind of incentives orspecial offers are we
considering now?
I know on and off there'sdifferent buy down rates or
different things going on.
So what's going on currently aswe speak in October of 24.
Ryan (09:54):
Yeah.
So currently right now we haveour red tag sale going on until
the, they have extended it.
Going on until the 27th of thismonth.
Right now we have some rate buydowns for the people that are
looking to do a mortgage.
We have a 499 FHA VA, and then a5.
5 percent conventional rate buydown.
And then all of our stage six inconstruction and above, so
(10:17):
you're looking, we have 13stages total in our construction
state or timeline that there'sstage six and above will come
with 15, 000 in flex cash.
You can take that off, use thatmoney towards the taking off the
sale price buying down points tolower your rate or adding to
extra closing costs.
And then using our lender andtitle We'll throw in up to
(10:39):
another 10, 000 in flex cash orin closing costs with that.
Jim (10:43):
Yeah.
So
Ryan (10:44):
potentially 25 grand is that's a lot of money.
Yeah.
It's a lot of money, especiallythen if you look into the rate
buy owns and stuff on top ofthat, you're looking at, another
15 at least.
So you're looking at close to000 in a total incentives, going
on right now.
But that does change month tomonth.
Jim (11:05):
There'll be things to look forward to.
How did the development fit intothe local community?
I know you're only here twoyears, but Lakewood Ranch is
it's been known as a the numberone plant community in the
country for pushing 30 years.
And so this is the east side ofLakewood Ranch coming up to the
growth line.
What kind of do you see goingforward from your area and then
(11:26):
maybe the area around it?
Ryan (11:28):
Now it's just, everything's booming down here
with just the whole LakewoodRanch theme people coming from
all over the country to havethis lifestyle.
Just by, and you can tell thatjust by driving down driving out
of these neighborhoods andtaking a look at just the roads,
the way they've they've preparedthey've planned for growth when
they designed this, which isamazing.
(11:50):
I come from a, where I live in adifferent area.
They didn't plan for this.
And, structure is a mess.
If so, I have to deal with thisdaily.
And coming down here and you seethis and it's wow, this is
amazing how they plan this.
And then you can go down to themain street, water side see the,
the true Florida lifestyle.
They have to offer it on there.
Jim (12:10):
And I think you hit it right there with the amenities
that you're offering.
There's really not a need to goout, but if you do want to, a
restaurant choice or the mall,you've got waterside with the
with its farmer's market andit's got the things going on.
You've got UTC just down theroad.
If you're flying in and out, yougot SRQ and TPA, both 30 to 40
minutes away.
(12:30):
So really a central locationwith the east of the interstate
and then everything you needaround it.
Ryan (12:37):
Exactly.
And then we also have a Publixthat is planning to go on just
outside of the community, aquarter mile.
So you could drive your golfcart.
So that's
Jim (12:47):
almost a requirement.
Now you gotta have your golfcart.
Ryan (12:50):
Exactly.
Yeah, we are.
And we are a golf cart friendlycommunity as well.
So we have golf cart parking atall of our amenities centers.
Oh, there we go.
Oh, it's yeah.
That you'll see just drivingthrough the community.
There's everybody and their kidsare all out running around on
their.
Jim (13:05):
Nice.
Are there any restrictions orguidelines homeowners should be
aware of any kind of rentalrestrictions or pet policies?
Ryan (13:13):
As far as pet policies, there is no pet policies as of
now.
But for rental restrictions ourtownhomes are restricted to a
six month minimum lease.
Jim (13:23):
Okay.
Ryan (13:24):
And all single families as well as our villas come with a
one year minimum lease.
Okay.
For the neighborhood.
Yeah,
Jim (13:31):
nice.
You get some continuity.
It's not just in and out.
Ryan (13:33):
Yeah, it's not a revolving door.
So that way the upkeep of thecommunity homes and everything
in the neighborhood or areprotected.
Jim (13:40):
Perfect.
Can you share any success storyor testimony from any current
resident that you know, thatyou've had the fortune to be
involved in something that theytook away or love about Star
Farms and what you guys aredoing in there?
Oh,
Ryan (13:55):
wow.
Put me right on the spot on thisone.
Where I've had a couple ofbuyers just, they've bought
sight unseen from out of state.
We'll do zoom calls face,FaceTime calls through walking
through the homes.
And then go through the purchaseprocess and then come down here
for closing and everything.
And they're like, wow, thevideos and walking through
(14:16):
really does not, show whateverything, right?
So
Jim (14:19):
It's nice to see it, but it still doesn't have that same
impact as when you walk in thereand see it.
Ryan (14:24):
Yeah.
Jim (14:25):
Cool.
That's what I have today.
What else do you have?
Anything else you want to leaveoff talking about what you guys
got going on over there?
Ryan (14:32):
So we when we were talking about the Palm Bar it is
currently under construction.
So they.
From what I've been told is thatit's expected to be open
somewhere around the middle ofnext year.
And then adventure retreat it isjust finishing up construction.
It should be open by the end ofthe year.
Once those two places arefinished, they are going to jump
(14:55):
over to junction place, which isthe sports park and start
ramping up construction on theclubhouse and pool over there.
Jim (15:03):
Okay.
Ryan (15:05):
There's a lot of things happening.
All of our so we have three orthree different many centers,
junction place, adventureretreat and resort club.
They all have lifestyledirectors is something I'd like
to add in there.
Okay.
So where they are doingcommunity events, they send out
monthly flyers, emails to allthe residents of events that
(15:25):
they have scheduled.
And then also different clubsthat they have.
offer.
And if you're will, you can alsothrow in your suggestions on
certain book clubs, differenttypes of groups that you'd like
to get started.
And they make up a flyer andsend out for you.
Cool.
So our fitness centers wasanother thing I was wanting to
talk to you about.
Yeah.
(15:45):
Resort club.
There is two fitness centers.
There is included with your HOAand you'll have 24 seven access
there.
It does have a group studio, so
Jim (15:54):
you can
Ryan (15:55):
go in there and they offer group classes with instructors.
The instructors will cost extraper class, right?
But all of the state of the artequipment, you can track all of
your workouts through your phoneand the apps.
And then you also have.
Our second fitness center overthere, which is a membership
based.
It's going to be more functionalfitness, CrossFit training,
(16:15):
sports specific training, has a20 yard turf field in there,
sleds and everything where youcan do all sorts of different
workouts as well as hasstretching tables, has a tub in
there.
So you can do an ice bath andthen also they are have a golf
simulator.
up.
So that's some, s we have tooffer our mini and then also
(16:38):
with ou in general, with livingt you have to get the weather.
We have over paved trailsthroughout t and then we also
have 20 over 20 miles ofsidewalk throughout the
community.
So plenty of sightseeing, getout, enjoy the weather, get the
(16:59):
vitamin D soaking in your skin.
So
Jim (17:02):
when do you see or is there a projected completion date?
Are we talking three years, fiveyears, somewhere in that range
to, to fill it out and be
Ryan (17:10):
done?
So there what I, last thing I'vebeen told has been roughly about
two, two to two and a halfyears.
So we're roughly about 50percent through right now.
Jim (17:19):
Okay.
Yeah.
Plenty of opportunity to get inand enjoy it now while we can.
Ryan (17:24):
Exactly.
Exactly.
Jim (17:26):
Perfect.
Ryan.
Awesome.
Thank you for joining me, Ryan.
I really appreciate you talkingabout DR Horton and what they
have going on in Star Farms.
And we'll touch base.
Ryan (17:36):
All right, Jim.
I appreciate it.
Thank you.
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