Question about Dabney Area
 

Good morning,

My wife and I are looking for houses in the Dabney Area. While looking around Google Earth, I noticed what looks like a sewer treatment plant. Is that what that really is? If so, is there a smell in the Dabney Area?

It's the Leesburg wastewater reclamation facility, so yes a sewer treatment plant. I haven't heard of any odor complaints, it's a modern facility but still possible. The noise from the turnpike may be more of a concern depending on lanai orientation and wind direction.

The Leesburg treatment facility was upgraded in 2022 and it's in process of being expanded.



Leesburg announces groundbreaking on $39.8 million wastewater project - Leesburg-News.com

I live in a rural area in the UK, and a local farmer is clearing out his deep litter pens and yards now his overwintered cattle are out at grass.
A new house owner, probably a 'Townie', and who is near to the farm, was in our village shop complaining about the smell.
The shop manager told him, "If you think this is bad, wait until August, when the contractors start spreading it on fields!"
It's a bit strong, but gone in a few days.
A bit like buying a house next to a rail line and moaning about the noise!
I love it!

I agree. I would be more concerned with the noise from the turnpike. Remember, the turnpike never sleeps.

If anything gives you pause about a certain area in these new sections then look into other areas. Your first instinct is usually correct. Don't rush into anything. Because it's a buyers market right now.

So you're saying wait until it's a sellers market?

I’m in Dabney quite a bit, as I have friends who have purchased there. I’ve never noticed any foul smells, nor have I heard of anyone bringing up the subject. As far as Turnpike noise, it’s more Lake Denham that abuts the turnpike, not Dabney. You’ll want to get down there and check out possible turnpike noise multiple times, and a different hours of the day and night. I’ve never heard turnpike noise when visiting Dabney or playing pickleball at. Dabney Rec Center.

There’s no smell.

Is that a personal experience with living by the turnpike, or just passing on a rumor. We spent a lot of time in Enclave and it would be the quietest neighborhood I have ever been in since 2007. Early evening it’s so quiet could be a little unnerving in complete darkness

Dabney is close to us in Lake Denham. I can’t say the noise is the same but the turnpike noise can be very loud depending on weather. When we bought in humid August we didn’t hear it at all. But in cooler clear weather it can be very annoying. We are part time so haven’t yet gotten used to it. But I’m sure eventually it will just fade into the background for us.

Never smelled the treatment plant. Technology is much better these days. Plus the plant is across 470, not super close.

Go there at different times of the day to determine if you will be happy there

It’s not different times of days it’s different weather. Rain, heavy fog, wind, stillness.

We have four streets, if houses, a wall, and private property to the turnpike. In the house, in our lanai, or the pool we rarely hear any road noise

But beep beep from construction on Meggison at Richmond East which is about 2.5 miles away is clear as a bell.

Occasionally heavy fog, rain strong winds creates a hum, in front of house. People who visited have no idea the pike is in the general area.

What amazes them is hearing the train whistle.

Of course up north we live 4 miles from M-59 4-6 lanes and 5 miles from Oakland Airport, busiest commercial airport in Mi. Both have noise factor especially when they do maintenance on the plane engines at 3am. So pike noise not even on radar for any family visits.

My guess is those who live in very rural areas, noise from BV, Morse, or pike would bother them.

But many here come from cities that lights, traffic, airports, trains, and freeway is everyday noise that is Normal

Was thinking mostly of road noise from turnpike. Going numerous times will show how noisy it gets depending upon traffic combined with wind direction

The noise from the turnpike is excessive. This is true of multiple areas south of 44.

how far is the prison from that area?

The Turnpike Expansion will require sounds barriers.

No where near. Quite far in fact.

Turnpike is getting a third lane, which means it will be louder.

It would be better to plan a trip to see/smell for yourself. Have to take the opinions and suggestions here with a grain of salt and if you move here or buy sight unseen (physically) would be a shame but not on the ones who already live there.
Good luck in your research.

I live in the area and I have not smelled the treatment plant, I have smelled a swamp or 2 in the area during dry periods. Wednesday (following taco Tuesday) can get a bit rough down wind of my old lady.....

prison
 

How close to the prison and quarry blasting

Sound barriers are usually built when a new road or highway is put in AFTER houses are already built. If you build a house near an existing highway, they should not be required to build a sound wall and it would be at their discretion. To expect the state to spend millions of dollars on sound walls to accommodate people bothered by noise is absurd. You knew the road was there when you bought the house.

Skip It
 

Do yourself a favor and skip it. There are 501 Zillow, 428 Redfin and 661 realtor.com MLS listings. Add to that the many, many new construction homes available in the Villages in this buyer’s market. The huge inventory problem gives you many advantages. Dabney should be the last choice on anyone’s radar.

Seems to be all sorts of opinions. Don Wiley thinks since they are expanding to 8 lanes, they will put in a barrier. Someone else posted that any new expansions requires sound barriers. But I doubt that is true or Don would have known that.

As far as sound being louder due to widening. Hmm, I don't expect more traffic. Just better accomodation of the current traffic. But new pavement seems to always be quieter than old stuff so maybe that will help.

Dabney is over 6 miles from the prison. Don Wiley seems to think that sound barriers will be put on the turnpike when it's expanded.

Also, considering the info and speculation in Don's last Live video, Dabney could be a very good investment. I know, not a popular opinion on here. I've been told those of us in Lake Denham and Dabney live in a desert. LOL

But, what if, a sound barrier on the turnpike, a bridge over the turnpike at 470, and a tunnel under 470 at Chandler/470 intersection at Dabney, all done. Then you have easy cart access to Eastport and also to the commercial area south of 470 but north of the turnpike. And you have some sound abatement of the turnpike. 470 expanding but the new pavement there will make it quieter (current pavement in the Dabney area is practically gravel).

Of course, this will take a few years.

Nope, they are adding 2 lanes each direction - total of 4 plus widening the shoulders.

I live in Dabney across from the Dabney Recreation and postal area. on my street we do not have a turnpike noise. My brother lives in DeLuna and When he sits in his backyard. It’s so noisy. so I specifically came down and spent some time in the area to make sure it wasn’t bad. There are no smells. I also love shopping in Lake Harris. It’s literally five minutes down the road.

The ability to buy or keep insurance is something that's not mentioned much during these discussions. There are several threads where people are worried about being able to buy or keep homeowners insurance. One of the many benefits of the newer houses is they should meet the more recent building codes. As things change that tend could creep into the newest of neighborhood in time. Safe for now.

The are adding 4 lanes to the Turnpike which has required the addition of sound barriers through areas less congested than here along the Turnpike.

More info here:

https://www.talkofthevillages.com/fo...27-i75-349261/

so your opinion is now like fact...ok cool. Lazy people looking lazy and foolish...it's amazing down here..haters gonna hate

No hate
 

You are confused. I was just trying to clarify, “Why would anyone want to move to Dabney?” And really, why would they? There are a ton of options out there besides a remote village.

packaging and presentation are everything

You do, of course, realize that neither zillow, redfin, nor Realtor.com are brokerages and they simply pull the listings from MLS. They all have mostly the same listings. So you can't add all those listings up for a total.

Plus, if you see my previous post, lots coming to Dabney area if people plan to stay a few years. Bridge over the turnpike, tunnel under 470 to new commercial area, most likely. A 10 minute cart ride to Eastport isn't remote.

There will be a bridge across the interchange of 470 and 91, but it is doubtful that tiny little golf carts will also be utilizing it. This isn’t Bexley Trail we are talking about. The Villages created a road with a golf cart path, and then after it was complete, turned it over to the county. 470 is already a county road and bridge. Its landings are on state owned easements. It’s a totally different 4 lane beast with 4 exit entrances to tend with and the possibility of toll installations as well.

The Villages developer has the contract to build the 470 bridge over the turnpike. They are expanding this to 4 lanes so a completely new bridge will be needed. A golf cart path over the bridge makes sense. I trust Don Wiley's opinion.

Skip to 35:30

https://www.youtube.com/watch?v=yHFXi9oBVf0&t=3528s

Correct, as mentioned seveal places previously, pedestrian access is required for new bridges. Not a big leap to make them MMP's.

For example, the WEST ORANGE TRAIL BRIDGE REPLACEMENT provided a path similar to a MMP across the Turnpike.

I'm predicting the same for the old, south Warm Springs bridge. The power transmission lines were already relocated south.

These changes are budgeted for 5+ years from now.


We can inform people but we can't make them understand ;-)

Pike noise is really determined by the weather, then the time of day. We set a trail camera on our lot before any building started, for 7 days. Humming during the day, or night, but if the wind was blowing away from our area, you have no idea pike is even there.

Areas that don’t have walls, Durning heavy fog or rain pike with very little traffic, it can sound like freight train going through at times.

Areas that has walls, the noise travels upward, so neighborhoods that live closer to the wall its quieter than at Clarendon recreation pool, that is at entrance of Richmond.

Turnpike is pretty consistent, we set up trail camera for a week, before building started. unless you looked at the time you really didn’t notice much change in the humming, unless it was foggy or very windy

But we have walls next to the turnpike. Open areas are a different story. It’s pretty much the same anytime of day