THANK YOU FOR YOUR INTEREST IN THE WOODLANDS 2020 VISION!
Thank you for visiting the Woodlands 2020 vision plan page. Woodlands 2020 is a vision plan created by 13th Floor Homes to improve home values, security, and overall quality of life within the Woodlands.
INITIAL CONCEPT PLAN
Updated version coming soon
The 13th Floor Homes team is in the process of making improvements to the vision plan. We hope to wrap everything up soon. Please sign up for updates to stay informed by subscribing below.
Woodlands 2020 is a vision plan created by 13th Floor Homes to improve home values, security, and overall quality of life within the Woodlands. The vision plan is in a preliminary state by intention, so as to allow for community input. We plan to meet with all sections of the Woodlands to introduce this vision, collect community input and engage in cooperative dialogue that can help guide and inform what is ultimately proposed
13th Floor Homes is one of South Florida’s largest homegrown development and homebuilding companies. We focus on South Florida not only because it is our home base, but because we believe in its future as one of the most desirable places to live in the country. We are dedicated to adding value in this community through the successful repurposing and repositioning of infill properties throughout the area.
No. The golf course is currently owned by a company affiliated with Clublink, a Canadian golf course owner-operator. Clublink is a sister company to Morguard, a large apartment, retail, and office real estate owner in Canada and the US.
No. Unlike other companies, 13th Floor Homes wants to seek public input first before going through the permitting process. This will hopefully allow us to create a plan that best meets the needs of the community and obtain a consensus, prior to approaching government for the requisite permits and approvals.
As the Woodlands community and surrounding neighborhoods mature, it has become evident that there are a number current and near-term concerns that need to be addressed. We are confident that most of these issues can be addressed through a thoughtfully planned redevelopment of the golf course, which factors in community input. Additionally, we believe that, given significant headwinds in the golf industry (as evidenced by frequent course closures throughout Florida), that it is only a matter of time before the golf course will have to close due to financial pressures affecting all golf course owners. Redeveloping now allows the Woodlands to preserve its original character while improving home values and protecting against future decline.
Our current plan utilizes the financial resources provided by new housing to make the following community investments:
-Entrance gates, walls, and fences surrounding the entire community to create a SECURE neighborhood;
-Better governance to create a UNIFIED community;
-Over 120 acres of preserved GREEN space with dedicated parks and gathering areas;
-A new clubhouse and improved entrance to REVITALIZE the image of the community;
-New recreational amenities like fitness trails, bike-ways, tennis, bocce, a fitness center and other features to create an ACTIVE community;
-Improved physical infrastructure to create a more RESILIENT community that can better handle changing environmental conditions;
-APPRECIATING home values to end the stagnation present in the Woodlands today.
Once a premier and high-end community, the Woodlands is now lagging well behind the rest of South Florida, with the average price of home in the Woodlands (~$325k) below the averages for both Broward County and South Florida. Research shows and proves out the new improvements suggested by our Vision Plan will support increased values throughout the Woodlands and help restore its position as a premier community.
Our plan leaves over 120 acres of green space within the community. This is roughly the size and scale of a large golf course. In addition, our plan has no ‘back-to-back’ lots, meaning that none of the new home lots will abut an existing home lot. All homes will be separated by lakes or landscape buffers to preserve green space and minimize view impacts.
Our plan includes only single-family homes (no townhomes or multifamily) that will mimic the mid-century theme and architectural context of the community. Our plan is to have three different lines of lots as illustrated in our presentation. Larger lots would be thoughtfully interspersed in the community and the smaller lots would be concentrated on the southern property line adjacent to the tower buildings at Inverarry. Current lot counts are approximately 170 single family homes on the west course, 252 homes on the east course, and 100 homes on former club parking and range areas.
While we can’t be certain as to the exact pricing at the launch, we believe that if the contemplated program were offered to the market today, home pricing would start in the high 300’s (above average in Woodlands) and continue into the 600’s. As the community takes shape with the new improvements suggested by this plan, we are optimistic that this pricing will continue to grow and appreciate to further establish the Woodlands as the exclusive community it once was.
13th Floor will bear the burden of all improvement costs, which we estimate at over $15 million. Our plan is to have the ongoing maintenance costs of the new improvements supported by a combination of a CDD (Community Development District) tied solely to the new “Section 9” community or the HOA for Section. The only exception would be the new clubhouse, for which we believe should have a nominal monthly usage fee (eg, fitness center, pool, spa, etc.) to maintain efficient operations.
We are hopeful that through a cooperative process with the Woodlands community, our vision plan will be approved and underway by 2020. Once started, the development will be phased to limit impacts to selected areas and be built out within 4 years.
13th Floor will be required to enter into a developer agreement with the city that includes all improvements ultimately included in a final vision plan. Permits and approvals would be tied to those improvements, meaning that work could not start unless the improvements have.
Yes, John Burns Real Estate Consulting (JBRE) consulting was commissioned to study the impact of golf courseconversions on neighboring property values.
John Burns Real Estate Consulting LLC provides independent research and consulting services related to the U.S. housing industry. The JBRE team consists of research analysts and consultants in offices across the country, who work together to provide the most trusted source of U.S. housing analysis. JBRE also poses an Integrity Research Compliance Accreditation, which affirms that the company’s research compliance controls comply with industry best practices. To receive accreditation, research firms undergo due diligence from Integrity Research. Accredited firms must not only have appropriate policies in place but also continually take steps to ensure that policies are understood and practiced.
A summary of the JBRE study can be downloaded by click the following link:
Yes, numerous studies have shown a strong buyer preference for gated communities leading to improved values. A recent study conducted by Radetskiy, Spahr, and Sunderman on Gated Community Premiums and Amenity Differentials in Residential Subdivisions in the Journal of Real Estate Research of the American Real Estate Society can be found here:
Sign up to receive updates as they become available!