Looking to build in the Village of Moultrie creek
 

My wife and I are looking at building a home in Village of Moultrie creek. It is nestled between the Middleton downtown and the new East Port town square. It could be 2 years of construction before the amenities move into this area. It is hard to believe it will only be 2 years given the vastness and sparsity of buildings at the present time.

We are new to the villages and I am not retired yet so getting the house we want is more desirable. Also, it's the excitement of 2 new communities right by us. It is my understanding that we will see appreciation in home value given the early stage of development. We can build a nicer home for less then some of the new builds listed in the Village of Dabney (for example). The appreciation would cover us against a potential real-estate mistake. We understand the bond.

We are bought in on the active lifestyle promise the Villages has to offer. We have taken the tour and spent a couple days exploring. My wife and I love it.

I would greatly appreciate feedback on any of the topics I mentioned. Looking for tips, advice or any other helpful hints. Thanks in advance.

Good luck with your new house. When will you be begining the process? One of the frequent posters on this forum recently had a new house built, I believe first he purchased the lot then selected the model he wanted. Hopefully he will see this posting & respond, he probably has lots of good insight from his recent exeriences.

The future is unknown, no appreciation guaranteed.

I'd be surprised if you can build for less than in Dabney. I'd agree on price appreciation, but the Villages also knows that it is a desirable area. I think it seems like a sound investment. Lake Denham and Dabney have some discounts right now, mostly interior lots with kissing lanais. The exterior view/preserve sites are all gone.

We went with an already completed home in Lake Denham and are very happy with the location and our lot is awesome. I'm sure we saved money by purchasing the home already complete. If my wife got to the Street of Dreams I'm sure upgrades would have greatly increased the price (although I guess now they aren't offering as many changes).

Use TOTV for research on the following:

Golf cart
Cleaning people
]Home watch (if you’re not going to be full time)
Lawn care/landscaping
Upgrades to make to the house over time
Furniture
Internet

OP are you looking at build lots? If so you need to decide now on what model you need. You have more options available for Designer or Premier. That will determine the type of lot available for your build.

At this time (change is always hopeful) you can only stretch (expand base walls) front and rear of home. So you can increase entire back of house (bedroom, living area lanai) Front of house increase front bedroom along with garage. You can build a pool but only option “A or B” Strongly suggest you find larger lot than you think you need and stretch as far as possible even if you don’t think you need it.

What you can’t do.

No longer add room such as a pantry. You can’t move interior walls, add any lights, outlets, inside and out. Stretch side walls, change cabinets add cabinets, windows, or expand closets. Suggest if allowed do not buy their appliances, buy package for Costco, Best Buy, appliance store. You will save half of their cost.

If you are looking at other models you can pick color of floors, color of cabinets, interior/exterior paint.

Visit the area you plan to build before buying. Pay attention to things like traffic, noise, amount of travel to get to grocery store and doctors, amenities etc. Moultrie Creek is located close to the high school stadium, a 24 hr cement factory, quarry, and the federal prison. The land is owned by the federal government and they may make changes. The championship golf course is the one students will use. Not trying to scare you away from your choice, simply telling you to do your research on a home before buying. Remember, the Villages purchased enough land to build for 20 years. If you decide Moultrie Creek isn't a great fit for you, a few months later another village(s) will become available. Sometimes, it may be best to wait.

Right now, prices of homes in the Villages are dropping. If you are counting on appreciation of your home, you probably should watch the Villages market. Go to VLS and MLS weekly and look at the price of the homes. As you probably know, the real estate market changes. Sometimes it is up and sometimes down.

You would have been fine with your wife at street of dreams. She could pick from A or B. Our budget was pretty high, but because of so little choice, we saved enough to build after market pool, buy a new golf cart, and still have healthy travel fund.

Trust me there are so little choices, at street of disappointment, your appointment 3 hours or less to “build your house” will save tons of money. But need to keep healthy budget for all the expenses of after market things you couldn’t do at build.

Yeah it does seem choices are limited. In any case we got a floorplan that works for us. We have room for a pool when we are ready and we can update everything else as needed and probably for less than if we'd done it through the builder. We are part time now, but we did splurge on a nice new golf cart. Hoping to get the pool in before we move full time.

First mistake, but a big one.

Great points here that are mentioned. Since there are many unknowns in the new build areas, might it be smarter to buy in the developed areas of TV where you already know the unknowns?
Between 466 and 466A is absolutely prime with golf courses, pickleball, recreation centers, town squares, shopping, etc. Not to mention you will not have a crazy high bond, if any bond at all.

A lot has changed since 2013 when we bought a lot and built, designer Gardenia, 3 stretches, lots of changes to interior items as well as picking outside color, etc. At that time once you bought the lot, construction had to start in 6 months, no idea of current requirements.
Some things to think about:
South facing lanai greatly limits direct sunlight, especially avoid west facing.
While we did get tile and rugs, we did eventually remove the rugs, consider your flooring very carefully, we also did not do the diagonal tile, which in hindsight was a minor mistake.
These houses have very little storage, build as big as possible.
Think about the future pool, access to this from the lanai, and make considerations for this traffic if possible. We did not want a pool, but did want a future birdcage, so one of the stretches was to enlarge the lanai.
If you can make decisions on windows, get the ones that stop around 18 inches from the floor, the ones that go lower seem to be more intrusive to furniture location, IMHO.
We had lots of additional low voltage wiring installed at construction, this saved a ton of money later, but it sounds like this may not be an option.
Speaking of wiring, if possible, I would definitely get additional outlets in every room, and the floor outlet in the living room.
Please feel free to send me a PM if you would like to discuss further.

Historically, The Villages generally tends to start construction in the relatively less desirable locations.

Unless you are in a hurry, I'd hang on until they start building east of Marshbend trail.

View lots tend to be better investment and appreciate faster, there will be several large retention areas that look like rivers. A drive down Corbin Trail is an early example where the chain of lakes resemble a river.

Thank you for you response. This is the quote for a base Dove model with 2 car garage, with the following extras: Golf car garage with 2' stretch. 2' stretch on entry, foyer and living room. 8' stretch on Lanai. Composite plank thru-out house. $492k.

We wanted a water lot, which as not available in Lake Denham and Dabney. The lot is not included in the quote above. We still have to go through the design process to get our final cost. Hoping that does not change much.

Wow. 492 doesn't include lot or bond and no water lot. Not sure why you're so sold on a new home. You could get everything you want and more and save over $100k but your choice.

Good point. We recently purchased a preowned cyv. Fully updated, new roof and HVAC, extended lanai, low maintenance yard, landscaping complete, screened-in entry, stretched rooms plus more goodies. Bond paid.

Since you are not in a hurry, pay attention to the preowned. There are some great buys. For us, It was nice to move into a home where everything was done. When you buy new, you will have to make upgrades increasing your cost of the home sufficiently. Something to think about...

Will take longer than two years to build everything including shopping. Appreciation of homes not guaranteed. Still building along 466A and Brownwood here 10 years.

Please follow your instincts. Yes, the building of both towns will be complete in 2 years. However, you can't force a business to lease a space. You said it yourself: "it is hard to believe. "

I did some math when I looked at lots in Moultrie Creek. During my visit, 300 homes were sold in Middleton. A typical family of 4 equals 1200 residents. If you owned a business would you want to pay an expensive lease for a small population?

How long will it take to get 1000 homes sold? 2000? That would make the population between 4 and 8 thousand. For a business, those are not good numbers. Especially when that population ranges from newborn to fifties. (up to eighties if you include Villagers.) What business could you start with that range of age? Probably around 10,000 homes sold will start to attract business.

It is going to be MANY YEARS before Middleton reaches full merchant capacity. One poster stated it has been 10 years for Brownwood, and it is still not complete.

Eastport will be different. The population is large enough to attract business. Even so, it will probably take years. Some big box stores are just arriving on 466. Spanish Springs was built 30 years ago. Why did it take them so long? Population!

How old are? Are you willing to wait 10 years? Only you can answer that question. When your gut tells you something is off, it probably is.

Welcome
 

Hope you greatly enjoy your choice! Avoid larger mistakes like lanai views. The front of the home I’m sure will be nice, but the back is where it’s all at. You may not be able to add cabinets in your kitchen, but you can put in 48 inch uppers throughout! Taller cabinets create a lot more room.

Also don’t forget, taxes are based on the initial sale price. If you can deal with stock items at first and upgrade counters, fans etc. later, I would. You are currently looking at between 10,000 and 11,000 dollars a year in costs for bond/taxes at current tax rates. That doesn't include amenities and utilities.

Exciting times, for sure!
If I may ask, what activities are you most looking forward to when you spend time in TV? How do they specifically relate to the village you have chosen?
How close are you to retiring and moving in full time?

Who lead you to the understanding that your property will appreciate? Folks who bought 5 years ago saw great appreciation. Those who bought 12-18 months ago, I'm not so sure about.

What activities you are most interested in, and when you plan on using your Villages home for long periods of time, should be considered. Things like rec centers, pickleball, pools will be there for you. Other things may take longer than a sales agent is likely to have you believe. If golf is a priority, you might have to wait a bit before that catches up. Likewise the squares and the commercial enterprises that make the squares worth the trip.

BTW, where are you coming from?

Decision after a few days? Typical mistake of many. Check TV and the area out at least a year and spend time here each of the 4 seasons and then decide.

way too far south in my opinion. 2 years? don't think so. So so many pre-owned houses for sale down in the southern area. Wonder why? Because people are finally realizing that they have to travel to far to get to civilization, golf courses, big box stores, bonds are extremely high, taxes double ( county and village). Keep looking.

No shopping, no doctors, no gas stations, no golf, no recreational facilities, etc.
Look north my friend, look north.

Congrats
 

Congrats on your new home! We live in Bradford, which is just south of Chitty Chatty. I was talking to someone who has had 5 houses here in TV and is building in Moultrie Creek too! She has been here 20 years and is very knowledgeable. She said with each move (started in Spanish Springs, moved south each time) there were tons of nay- sayers who said why would she move way down there, there was nothing there, north was better, etc. She said she just bought realizing that TV does a fantastic job in every area and she loves building a new home! She loves new and their beds have changed. No doubt you will love your area. By the way, you will be near Middleton, and it is fun to see the high school sports and plays there! I love the idea of your stretches (bigger is better) and I’d build a 2.5-3 car garage if possible. We love the bike and walking trails that are in our area - they are unique to all of the areas south of 44. I do think all of TV is done very well. You will love being a part of a new neighborhood too. You’ll be close to the turnpike exit and easier getting back and forth to the airport. Sounds like you’ve made a great decision!

Excellent Choice! Congratulations
 

Congratulations Coop63.

Great choice! You will be super happy building there, building new and picking your model and appointments. Beckylou152 is absolutely correct. TV does any amazing job of developing and creating areas for a superb experience. We have been coming to TV for 2 years. Looking for the right model/lot. Patience is absolutely essential if you are looking for something that fits your goals and desires. They have enough land to build for the next 20 years so dont jump at the first lot. When we started looking, they were still building homes in Richmond!!!!!!! Look at it now. If you look at the pattern, every town square has gotten better. Eastport will be amazing. Yes, new builds are "less" expensive than pre-owned. You need to deal with construction for the next two years but you will be rewarded nicely for it. My friends purchased in Lake Denham just 30 days ago. Same home now in Moultrie Creek is going for 40k more!!! Moultrie Creek will be a PRIME location because of how close it is to Eastport. Find the model you like first. Stretch it all that you can, and add the most garages you can. Build it to the appointments of your choice from the start and move in super happy. Taxes are not based on purchase price. Counties tax on the assessed value of the land mostly and then on the "building" by square footage. Once you pick a model, go searching for the perfect lot. In my opinion, and of course my taste, find a premium lot. Water, golf, preserve etc. That is what locks in your appreciation not even considering your day to day view!!!!!

Exciting times! I too still work and decided to move here pre Retirement full time. This is the place to be. Eastport will be the premiere fun square. Let's enjoy! Good luck and congratulations again!

Make sure lanai and bedrooms are not west facing. Get three car garage or figure space for bikes and two golf cars and however many regular cars you will have.

Building your retirement home next to the federal prison? Why why why? No stores nothing will be built.....trust me.

This brings up a question; is there a time frame for when a lot is purchased and how long the owner has to actually start construction on a house?

It's fascinating how much effort folks who live South of 44, put into justifying their choice of location.

Anyone who takes a 30 minute drive through the South, can see it's nothing like the "original Villages".

If that's not enough, just talk with some of folks who bought in the South, based on the Developer's promise that the "connection" to the rest of TV, was imminent.

... or the golfers who've waited for the influx of new Championship Golf Courses to be built in the South, but instead have been saddled with nothing but Southern Oaks ... an airport, with flags stuck in the ground.

... or the folks who waited patiently for the "new Town Square" and ended up with Sawgrass, where the only reasonable place to get a meal, is a catering truck.

I hear they do have nice walking trails and Pitch & Putt golf courses !

So much for the "active lifestyle" and Developer promises.

After you build the lot, you have 30 days to have the design appointment. I recently built in Lake Denham. The house was finished 4 months after the design appointment.

Coop63 - I built essentially the same house as you are planning! This is my second Villages home. The first was a Mossy Oak, but essentially the same floor plan, without the stretches. I was able to stretch the master bedroom in my Dove home by 2 feet, which has made a huge difference. I also combined the master bedroom windows into one, which I much prefer. My one slight regret was not making the garage into a 3 car, but I had maxed out my budget.

The view lots are the ones that that will appreciate the most. Pay special attention to the direction of the backyard. I hated my northeast facing lanai in my previous home. I have a south facing lanai now and much prefer it.

I would not quickly discount western facing lanais. Due to the way the houses are designed, most of the light comes from the lanai, or not if it is northern facing. A western facing lanai will need mitigations, but once done you are left with something spectacular, not dark & cavelike. Mitigations might include: enclosing with thermal glass, mini split air conditioning, shades, outdoor plantings for shade.

The OP wants a new house, not a 10 year old plus house.

You will deal with dirt, noise and construction vehicles for several years. As long as you're good with that fine. Take note of the federal prison and the rock quarry in the area. If you still want to go ahead, pay the additional to buy a premium lot. Premium lot homes appreciate much more in value than interior homes. Take your time and build exactly what you want, we did and smile evertime we come home.

We bought 5 years ago in an area that wasn't yet "connected" because we could get more home for our money. It was almost 2 years before there were bridges that connected us to the entire community. We heard a lot of criticism about the travesty of having to drive 4 miles to a grocery. Now it's 1 mile by golf cart. It's a very personal decision. For us it was worth the wait.

Can you tell what else will be built near your house? Pickle ball courts, golf cart path, waste water treatment, etc.
There are some things you might not want as a neighbor. If not, go for it and enjoy the process. TV makes it pretty easy for you and don't worry, your home will appreciate in value. Best of luck.

OP asked for suggestions. Some people believe a new home is better without spending much time looking at preowned. They see 3 or 4 homes with flower wall paper or mismatched flooring and think, not for me!

The OP has time. There are PLENTY of preowned homes that are beautifully updated and have a lot to offer. Our new home is stunning. We have a beautiful view of a lake not a retention pond,. Good finds are out there! It is silly not to look at all options before buying.

The idea that younger people live in the south and older live in the north is misguided. We have plenty of neighbors who are in their sixties and a few in their fifties. My husband and I are in our sixties. We adore our older neighbors.Some have more energy than all of us young ones combined. Plus, they host some awesome parties.There are MANY wonderful people who live throughout the Villages. If you are new to their village, they welcome you with open arms.

I like the way you are approaching it. Stay plugged in to Talk of The Villages. You will find a wealth of helpful information here. My wife and I bought a new home 15 months ago in De Luna and we both work full-time. If you are interested, we would be happy to share with you what we have learned over the past year and a half.

Well there it is…took awhile before what everyone already knows..Prison and Quarry..you forgot the Cement factory.:22yikes:

Years of construction vehicles, guess all 3 of our new homes were in a special village.
By the time our houses were built. Most homes were on interior finish. First year is usually lawn, landscape and lots of pool guys.

If developer is in a village for years something is really wrong.

Moultrie
 

Have driven there many times with our son living in Middleton, so they are building there. For a more in depth explanation and views of the area, check out the latest you tube video of Gold Wingnut. It is excellent, as usual

Don’t believe the stuff about a west facing lanai. Yes, the west side gets strong sun in the pm but I have enclosed my lanai and have power shades. Phenomenal view of a golf course and electric sunsets. Cannot be more happy.