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Homosassa (Lecanto), Citrus County, FLPermit in Process · ~30 days to County Approval
LuckyRanchTrail
23-Lot Residential Development
Twenty-three lots, sixteen acres, twenty minutes from Crystal River Beach.
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02 · By the numbers
0residential lots
0acres
0Mprojected return, $
03 · Vision
What we're building
Lucky Ranch Trail is a 16.63-acre, 23-lot residential development at the intersection of West Lucky Ranch Trail and South Rock Crusher Road in Homosassa (Lecanto), Citrus County. The site sits twenty minutes from Crystal River Beach and fifty-five minutes from Tampa — coastal proximity at an inland-Citrus price.
The community is structured as an HOA with shared common-area maintenance, and the lots permit both manufactured and site-built units. The land is densely forested upland (Pine Mesic Oak, FLUCCS 414 — slash pine, live oak, laurel oak, saw palmetto, beautyberry) on Candler fine sand soil. Flood Zone X. No wetlands. Generally flat with minimal grading required.
04 · Specifications
The details, end to end.
- Project Type
- 23-Lot HOA Community · Manufactured & Site-Built
- Land Size
- 16.63 acres (±724,403 SF)
- Average Lot Size
- ~0.50 acres (±21,780 SF)
- Density
- ~1.4 units/acre
- Zoning
- Residential — Manufactured & Site-Built allowed
- Future Land Use
- Residential
- Flood Zone
- X (Minimal Flood Risk)
- Wetlands
- None identified
- Soil
- Candler fine sand (3/4) — well-drained
- Vegetation
- Pine Mesic Oak (FLUCCS 414)
- Topography
- Generally flat · minimal grading required
- HOA
- Yes — shared common-area maintenance
- Septic
- Individual on-lot septic systems
- Stormwater
- On-site retention with 3 control weir structures · SWPPP approved Jan 2026
- Engineering
- MAI Engineering · 27-sheet plan set (Dec 2025) · Project #2375
- Surveyor
- R.M. Barrineau & Associates (PSM-LS 6897)
- Ecological
- Atlantic Ecological Services (AES) — zero protected-species impact (Oct 2024)
- Section/Township/Range
- Section 7, Township 19 South, Range 18 East
- Coordinates
- 28° 50' 33.34"N · 82° 31' 41.96"W
- Project Planning
- Innova Land and Development Planning
Site
Where it sits.
Homosassa (Lecanto), Citrus County, FL28.8426°N · -82.5283°W
MAI Engineering · 27-sheet construction plan set · Dec 2025View source PDF
Gallery
See it.
Where we are
Entitlement & status.
- Aug 2024Boundary & topographic surveyR.M. Barrineau & Associates · 2 sheetsAug 2024
- Oct 30, 2024Protected species assessmentAES — 100% gopher-tortoise burrow survey, no occupied burrows, no eagle nest impactOct 30, 2024
- CompleteGeotechnical reportCandler fine sand · suitable for residential developmentComplete
- Dec 2025Revised construction plan setMAI Engineering · 27 sheets · Project #2375Dec 2025
- Jan 13, 2026SWPPP approvalCitrus CountyJan 13, 2026
- In progressSite plan reviewSubmitted to Citrus CountyIn progress
- PendingCounty construction permitIn process · ~30 days to approvalPending
- PendingVertical constructionPending
Market highlights
Why this market.
- 0120 minutes from Crystal River Beach
- 0255 minutes from Tampa
- 03Adjacent to Lecanto and the Homosassa Trail corridor
- 04Citrus County residential demand growth
- 05Gulf-coast lifestyle within commuter range of Tampa
- 06Coastal-proximity premium for vacation and second-home buyers
Amenities
What investors are funding.
- 23 individually titled residential lots (~0.50 acres each)
- HOA community with shared common-area maintenance
- Manufactured and site-built units permitted
- Four manufactured home model options (52'–64' lengths)
- Internal road network with sidewalks and ADA-compliant wheelchair ramps
- Three on-site stormwater retention ponds with control weir structures
- Tree preservation plan with full inventory (per Citrus County)
- Direct frontage on W. Lucky Ranch Trail & S. Rock Crusher Road
Sustainability
Built for the next thirty years.
- Pine Mesic Oak upland habitat (FLUCCS 414)
- Native vegetation: slash pine, live oak, laurel oak, saw palmetto, beautyberry
- Candler fine sand soil — well-drained, suitable for development
- No wetlands identified · Flood Zone X (minimal flood risk)
- Generally flat topography — minimal grading required
- Tree preservation per Citrus County standards
- On-site stormwater retention with 3 control weir structures (SWPPP approved Jan 2026)
- Individual on-lot septic systems — no off-site sewer extension required
- Zero protected-species impact (AES survey, Oct 2024)
Documents
Read what we read.
- Revised Construction Plan Set (27 sheets)MAI Engineering · Project #2375 · digitally signed Dec 30, 2025 by Quoc H. Mai, P.E. — cover, general notes, topographic survey, erosion control, tree tables, overall site plan, sections 1 & 2, pre/post-development drainage, grading, cross sections, potable water, landscape, MOT, details, utility details, and SWPPP.View document
- Boundary & Topographic Survey · Sheet 1R.M. Barrineau & Associates (PSM-LS 6897) · Aug 2024 — boundary, topography, easements, and existing site features.View document
- Boundary & Topographic Survey · Sheet 2R.M. Barrineau & Associates (PSM-LS 6897) · Aug 2024 — companion sheet with detail callouts.View document
- Protected Species AssessmentAtlantic Ecological Services · AES #24-176 · 6 pages + maps · Oct 30, 2024 — 100% gopher-tortoise burrow survey, zero protected-species impact, nearest bald eagle nest 5.5 miles east.View document
- Site Plan DrawingsMAI Engineering — overall site layout for 23 lots, typical pavement sections, ADA wheelchair ramps, sidewalks, and connection details.View document
- Location, Aerial & Habitat MapsProject location and satellite reference imagery for the parcel at W. Lucky Ranch Trail & S. Rock Crusher Road.View document
- Unit Floor Plans and ElevationsFour manufactured-home model options (52'–64' lengths) with floor plans, exterior elevations, and finish callouts.View document
- GC Construction PackageInnova Land and Development Planning · Feb 2026 — full construction overview: scope of work, site information, infrastructure requirements, unit mix, project costs, revenue projections, ROI, and entitlement status.View document
Financials
The math.
Project Cost Buildup
- Land acquisition(with studies & permit in process)$750,000
- Infrastructure(roads, utilities, stormwater, grading)$500,000
- Manufactured units(23 × $153,000)$3,519,000
- Impact fees & permits(23 × $8,000)$184,000
- Total Project Investment$4,953,300
Per-Unit Economics
- Manufactured unit purchase, transport & setup$153,000
- Impact fees & permit costs$8,000
- Allocated land + infrastructure(per unit)$54,361
- Average investment per unit$215,361
- Sale price per unit$275,000
- Commission & closing$14,000
- Net sale per unit$261,000
- Investment per unit$215,361
- Projected Return per unit$45,639
Total Project Return
- Gross revenue(23 × $275,000)$6,325,000
- Commissions & closing(23 × $14,000)$322,000
- Net revenue$6,003,000
- Total project investment$4,953,300
- Total Projected Return$1,049,700
Returns Metrics
- ROI21.2%
- IRR(at 12 months)21.2%
- ROI on equity(leverage dependent)60% – 80%
- Equity multiple1.6x – 1.8x
Entitlement Status
- Boundary & topographic survey (R.M. Barrineau): Completed Aug 2024
- Protected species assessment (AES): Completed Oct 2024
- Geotechnical report: Completed
- Revised construction plan set (27 sheets, MAI): Completed Dec 2025
- SWPPP: Approved Jan 13, 2026
- Site plan review: Submitted to Citrus County
- County construction permit: In process (~30 days)
Financing
- Units can be financed individually
- Or the full project can be funded through investor partnerships or a credit line
- Flexible structuring available
Comparables
What's selling nearby.
Sold · Manufactured homes · Citrus & Hernando County
- Average
- $212/sf
- Range
- $125–$453
- Sample
- 5
- 0115561 Wilson Blvd, Brooksville 34604Sold1,560 sf2025Sold 04/30/2026 at $270,000 (list $274,700) · 4 BR / 2 BA double-wide · brand-new Live Oak build · 0.50 ac on Masaryktown / Oak Forest · Flood Zone X · no HOA · oversized 2-car garage. $173.08/SF closed. MLS W7883356.20251,560 sf$270,000$173/sf$270,000$173/sf
- 028174 W Tango Ct, Crystal River 34428Sold2,204 sf2022Sold 04/02/2026 at full $275,000 list · 4 BR / 2 BA double-wide · 2,204 SF on 0.72 ac in Holiday Acres Unit 2, Citrus County · Flood Zone X · no HOA · open concept. $124.77/SF closed. MLS G5106973.20222,204 sf$275,000$125/sf$275,000$125/sf
- 035650 S Mason Creek Rd, Homosassa 34448Sold1,800 sf2020Sold 03/13/2026 at $320,000 (list $357,000) · 3 BR / 2 BA double-wide · canal-front with seawall and boat lift · 0.42 ac in Homosassa Town Plat, Citrus County · Flood Zone AE · no flooding history (raised). $177.78/SF closed. MLS OM702256.20201,800 sf$320,000$178/sf$320,000$178/sf
- 044239 S Brian Pt, Homosassa 34446Sold2,108 sf2003Sold 11/24/2025 at full $275,000 list · 6 BR / 3 BA double-wide Jacobson · turn-key, fully remodeled · 0.51 ac on a quiet cul-de-sac in Heather Acres, Citrus County · Flood Zone X. $130.46/SF closed. Same 34446 ZIP as Lucky Ranch. MLS TB8431019.20032,108 sf$275,000$130/sf$275,000$130/sf
- 056487 Schering St, Weeki Wachee 34613Sold684 sf1971Sold 12/29/2025 at $310,000 (list $334,900) · 3 BR / 1.5 BA single-wide built 1971 · 0.52 ac in Weeki Wachee Hills with C-2 commercial-and-residential zoning · river-corridor parcel with private spring-fed access. Land-driven transaction (older home, mixed-use). MLS W7877051.1971684 sf$310,000$453/sf$310,000$453/sf
On market · Pending and active
- Average
- $148/sf
- Range
- $137–$171
- Sample
- 4
- 015015 S Orwell Pt, Homosassa 34446Listed2,000 sf2001Active listing at $275,000 · 4 BR / 2 BA Jacobson triple-wide · 0.62 ac in Green Acres Add, Citrus County · Flood Zone X · no HOA · new roof 2023, new AC 2025. $137.50/SF list. Same 34446 ZIP and identical price band as Lucky Ranch's $275,000 sell-out target. MLS TB8504405.20012,000 sf$275,000$138/sf$275,000$138/sf
- 029533 Round Lake Dr, Weeki Wachee 34613Pending1,832 sf2026Pending at $269,000 list · 4 BR / 2 BA double-wide · BRAND NEW 2026 build with 7-year transferrable warranty · 0.30 ac in Highland Lakes, Hernando County · no HOA · paved road and driveway. $146.83/SF list. Closest new-construction manufactured comp. MLS W7884685.20261,832 sf$269,000$147/sf$269,000$147/sf
- 036310 W Orange Ln, Crystal River 34429Pending2,160 sf2022Pending at $295,000 list · 5 BR / 3 BA single-wide · 2,160 SF on 0.37 ac in Crystal Heights, Citrus County · Flood Zone X · split floor plan with granite, walk-in closets, chef's kitchen. $136.57/SF list. MLS OM718929.20222,160 sf$295,000$137/sf$295,000$137/sf
- 043345 Ballard St, Spring Hill 34606Pending1,550 sf2000Pending at $265,000 list · 3 BR / 3 BA single-wide plus a second 1 BR / 1 BA home on the same 0.85 ac lot · Weeki Wachee Acres, Hernando County · Flood Zone X · investor-flex (rent one, live in the other). $170.97/SF list on the primary home. MLS W7884574.20001,550 sf$265,000$171/sf$265,000$171/sf
Source documents
Schedule
How it builds.
- Capital
- $4,953,300
- Profit
- $1,049,700
Twelve to eighteen months from county-permit issuance through phased delivery. Land, surveys, engineering, and SWPPP are already complete; the construction permit is anticipated within ~30 days. Total project investment $4,953,300 against $6,003,000 net sales — Total Projected Return $1,049,700 at 21.2% ROI, 21.2% IRR at 12 months, 60–80% equity ROI depending on leverage.
01 · Land acquisition & studiesAlready secured
02 · Permitting & site prepMonths 1–3
03 · Construction (unit installation)Months 3–14
04 · Sellout & distributionMonths 8–18
- 01 · Land acquisition & studiesAlready secured
- 02 · Permitting & site prepMonths 1–3
- 03 · Construction (unit installation)Months 3–14
- 04 · Sellout & distributionMonths 8–18
- 01Already secured
Land acquisition & studies
Land secured at $750,000 — includes the 16.63-acre parcel plus all completed studies (boundary survey, AES protected-species assessment, geotech, and the active permit-in-process workstream).
Already deployed. Capital is in the parcel and the diligence file.
Deliverables- Recorded land deed
- Boundary & topographic survey (R.M. Barrineau)
- AES protected-species assessment · zero impact
- Geotechnical report (Candler fine sand)
- 02Months 1–3
Permitting & site prep
County construction permit anticipated within ~30 days. Site clearing, grading, internal road network with sidewalks, three stormwater retention ponds, and tree-preservation work follow immediately.
Capital deploys against infrastructure and on-site improvements.
Deliverables- Issued county construction permit
- Internal roads and sidewalks complete
- Three stormwater retention ponds built
- 03Months 3–14
Construction (unit installation)
Manufactured-home delivery, transport, set-up, septic install, and finish-out across the 23 lots. Site-built option available per lot. Impact fees and permit costs paid as units are placed.
Bulk of capital deploys against unit purchases, transport, set-up, and per-lot impact fees.
Deliverables- 23 units installed (manufactured + any site-built)
- Septic systems online per lot
- Certificates of occupancy
- 04Months 8–18
Sellout & distribution
Listing, marketing, showings, and closings across the 23 units. Sales begin pre-construction on the model homes; closings stagger into the back half of the project. Each unit can be financed individually or rolled into a portfolio sale.
Sale proceeds first return investor capital, then distribute the profit per the operating agreement. Selling costs (commissions + closing) net from revenue.
Deliverables- 23 closings on individual lots/units
- Final accounting
- Capital return + profit distribution wire
Master Project Summary
All phases.
- 01Total Development Scope
- Total Units23
- Total Acres16.63
- 02Financial Summary
- Total Project Investment$4,953,300
- Total Projected Return$1,049,700
- 03Returns Overview
- ROI21.2%
- IRR21.2%at 12 months
- ROI on Equity60% – 80%leverage dependent