Frequently Asked: Developer & Investor Questions
Q: What's the typical hold timeline for an Opportunity Zone investment in Hernando County to achieve full tax-free appreciation?
A: 10 years minimum for full gain exclusion on the investment. Current law provides a 10% basis step-up after 5 years. Most institutional investors model a 7–10 year hold for development projects. Land acquisition + entitlement (2 years) + development (2–3 years) + lease-up (2 years) = 8–10 years to stabilized exit. The OZ timeline aligns naturally with development cycles. I structure deals to optimize the 10-year window.
Q: I'm looking for 40–60 acres, pre-entitled or CDD-ready, with SR-589 access. What's available today?
A: I have 3–4 properties fitting that profile currently. One is a 52-acre CDD-ready multifamily site off SR-589. Another is a 47-acre raw tract with preliminary plat and 8–12 month entitlement runway. Both are positioned for immediate institutional interest. I also monitor 2–3 additional sites coming to market. Let's schedule a call to discuss timeline, density requirements, and capital profile. I'll source options within your parameters within 2 weeks.
Q: Are there any off-market development sites you're aware of that haven't hit MLS?
A: Yes. My network includes 15–20 property owners, family trusts, and bank-owned situations across Hernando County. Some are family agricultural land (generational transfer, potential development upside). Others are distressed or estate properties. Off-market pricing can be favorable, but discounts vary with timing, motivation, and encumbrances. The advantage of off-market opportunities is often less competition and more flexibility in terms than listed properties. I proactively network these opportunities. If you share specific requirements (acreage, zoning, location, price target), I'll identify 3–5 off-market opportunities within 3 weeks.
Q: What's the typical cost to achieve PDP approval in Hernando County?
A: Budget for low six-figure soft costs on simple sites, potentially higher on complex ones. Components include: Phase I Environmental Site Assessment (ESA) typically $2K–$5K, traffic impact analysis varies by scope ($10K–$40K+), civil engineering and planning ($15K–$50K), legal and applications ($10K–$30K). Environmental or access constraints can push costs significantly higher. Timeline is typically 9–12 months for straightforward projects; longer if environmental or traffic issues require alternative engineering solutions. I coordinate the entire process and have guided developers through expedited approvals. Most developers appreciate having a broker who's walked the entitlement process before.
Q: How do CDD assessments work? What's my carrying cost?
A: CDD bonds are issued to finance infrastructure (roads, utilities, stormwater). Property owners pay annual assessments through property tax bills. For multifamily, assessments typically run several hundred to about $1,000+ per unit annually, depending on the district's bond size, O&M costs, and unit type. For a 250-unit project, factor this into your annual carry through build-out. However, CDD eliminates upfront developer infrastructure spend ($4M–$6M), so net cash flow is usually favorable when you model the trade-off. For institutional-quality projects, CDD is actually beneficial because it distributes infrastructure risk and cost across the benefit district. Always underwrite with the specific CDD's assessment schedule before committing to a site.
Q: What about commercial land for light manufacturing or logistics?
A: Growing demand, especially for logistics and cold storage near I-75/SR-589. Recent regional cap rates for comparable logistics assets read in the mid-7% range. Underwrite 7–8% unless you have exceptional credit, newly constructed product, or other unique drivers. Hernando County has minimal institutional logistics development, which means value-add opportunity for developers entering early. I have 2–3 commercial sites (5–20 acres) with logistics or light manufacturing potential. Most are zoned Commercial or M-1 (light manufacturing). Pricing remains favorable compared to more established logistics markets. If logistics is your thesis, Hernando County is a smart market to evaluate now.
Q: What's your assessment of market timing for Hernando County development right now?
A: Early-mover advantage window. Institutional multifamily and commercial capital is just beginning to deploy into SR-589 corridor. Land prices are still reasonable around the $45K median per acre for development-ready acreage. In 2–3 years, once anchor projects stabilize (250+ unit multifamily asset, major commercial office), cap rates compress and institutional REIT activity accelerates. If you're evaluating Hernando County for development, this is the moment. Patient capital that deploys in next 12–18 months will see favorable returns by 2028–2030.
Q: Do you represent buyers looking to assemble land, or do you focus on sellers?
A: Both. My transaction history shows 112 buyer-side deals and 571 seller-side transactions. For large assemblies, I often represent the lead buyer acquiring the anchor parcel, then coordinate with peripheral landowners for ring parcels. I also represent sellers positioning land for maximum value realization. My advantage is knowing both sides of the transaction. If you're a buyer looking to assemble 100+ acres, I can identify fragmented ownership, facilitate negotiations, and structure phase closings. If you're a seller with acreage, I'll price it competitively and target the right buyer profile.
Ready to Explore Development Opportunities?
What You'll Get
- Site Recommendations: Specific acreage matched to your requirements, timeline, and capital profile
- Market Analysis: Development potential, comparables, entitlement timeline, and preliminary ROI models
- Regulatory Roadmap: Entitlement process, likely approval timeline, regulatory risks, and mitigation strategies
- Deal Flow Access: Current MLS opportunities plus off-market inventory from my network
- Transaction Support: Brokerage through due diligence, entitlement coordination, and closing
Schedule a Development Consultation
For developers and investors ready to explore Hernando County development opportunities:
Schedule Development Consultation → (30–45 minute call to discuss project thesis, timeline, and capital profile)
