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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.

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What is Woodlands 2020?2018-08-13T16:01:37+00:00

Woodlands 2020 is a vision plan created by 13th Floor Homes to partially redevelop the Woodlands Golf Course in a manner that will improve values, security, and overall quality of life throughout the community.

We introduced the initial concept and vision in Q1 2018.   During presentations and in the months following, we received valuable feedback from the community and have adjusted the vision plan accordingly. With this feedback incorporated into the plan, we’ve arrive at a new and improved vision plan that we are now in the process of sharing with the Woodlands community.

Who are we?2018-08-13T16:01:56+00:00

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.  

Does 13th Floor own the Woodlands golf course yet?  2018-08-13T16:02:16+00:00

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, one of Canada’s largest commercial real estate companies. 

Why redevelop now? 2018-08-13T16:03:07+00:00

As the Woodlands community and surrounding neighborhoods mature, it has become evident that there are a number of 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, partial redevelopment of the golf course that factors in community input. Additionally, we believe that, given the 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 much of its original character while improving home values and protecting against future decline.

What improvements will the Woodlands get? 2020-06-25T13:09:47+00:00

Our current plan utilizes the financial resources provided by new housing to make the following community investments:

  • A vastly improved entrance to the community with new landscaping, entrance features, and vehicular gates that enhance the image of the community while creating a more private and secure community
  • Perimeter walls and fences surrounding the community that make for a more secure community
  • Over 160 acres of permanently preserved open space with dedicated parks, gardens, and gathering areas.
  • A brand new, best in class clubhouse with a professional style fitness center, café, card rooms, spa, and a resort style pool.
  • An expanded amenity offering with wellness themed amenities such as Tennis, Pickleball, Children’s parks, and more.
  • Significant lake and landscape buffer areas to separate the new community from existing residents.
  • Establishment of a 3+ mile walking trail surrounded by pocket gardens and lush landscaping.
  • Improved physical infrastructure with over 20 acres of new lakes.
  • Appreciating home values and an end to stagnating values present in the Woodlands today.
What impact will this have on community values?  2018-08-13T16:03:51+00:00

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 improve values throughout the woodlands and help to restore its position as a premier community. 

How much green space is being preserved? 2020-06-25T13:10:21+00:00

Our plan leaves over 160 acres of open space within the community.  In addition, our plan has no ‘back-to-back’ lots where new home lots will abut existing home lot.  All homes will be separated by lakes or landscape buffers to preserve green space and minimize view impacts. 

What type of homes and how many?  2020-06-25T13:11:05+00:00

Our plan includes approximately 410 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 3 different collections of homes: the Reserve series, the Encore series and the Modern series, as illustrated in our presentation.  

How much would homes sell for? 2018-08-13T16:04:37+00:00

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 that the Modern series would start in the high $300’s and extend into the $400’s, the Encore series would start in the $400’s and extend to the $600’s,  and the Reserve series would start in the $500’s and extend much higher with the options and upgrades included as part of this collection. As the community takes shape with the new improvements suggested by this plan, we are optimistic that this pricing will continue to grow and reestablish the Woodlands as the exclusive community it has historically been known as.

Who will bear cost of these improvements and pay to maintain them?2018-08-13T16:04:50+00:00

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 solely by the new homes in the proposed “Section 9”. t The only exception would be the new clubhouse, for which we believe should have a nominal monthly fee to utilize the facilities (eg, fitness center, pool, spa, etc.) to maintain efficient operations. 

How long will it take?  2018-08-13T16:05:10+00:00

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 4-6 years. 

What guarantee will the community have that the actual improvements will follow the plan ultimately set forth by 13th Floor? 2018-08-13T16:05:44+00:00

13th Floor will be required to enter into a development 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. 

Do you have any research to support the positive impact on existing home values?2018-08-13T16:06:23+00:00

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. 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 the at 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: 

Click Here


Will gating the community have a beneficial impact on values?2018-06-26T21:45:27+00:00

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:

Click Here




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