# Lucky Ranch Trail – 23-Lot Residential Development

> Twenty-three lots, sixteen acres, twenty minutes from Crystal River Beach.

**Location:** Homosassa (Lecanto), Citrus County, FL  
**Status:** Improvement Plans Approved · IMP202500005 · Cleared to Build  
**Key figures:** 23 residential lots · 16.63 acres · $1.05M projected return

## Overview

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.

The diligence package is in: a 27-sheet construction plan set signed by MAI Engineering (December 2025), boundary and topographic survey by R.M. Barrineau (August 2024), protected-species assessment by Atlantic Ecological Services (October 2024) showing zero impact to gopher tortoise, burrowing owl, indigo snake, scrub-jay, short-tailed snake, red-cockaded woodpecker, or bald eagle. Geotechnical report complete. SWPPP approved by Citrus County (January 13, 2026). Improvement plans approved by Citrus County on July 29, 2026 (Permit IMP202500005) — the project is cleared to begin construction.

Key Investment Highlights:
• 16.63 gross acres (±724,403 SF) · 23 lots averaging 0.50 acres each
• HOA community · manufactured + site-built permitted
• Land + studies + approved permit: $750,000
• Average all-in investment per unit: $215,361
• Average sale price per unit: $275,000
• Projected return per unit: $45,639
• Total Projected Return: $1,049,700 · ROI 21.2% · IRR 21.2% at 12 months · Equity ROI 60–80% depending on leverage
• Flood Zone X · no wetlands · Pine Mesic Oak upland
• Zero protected-species impact (AES, Oct 2024)
• Improvement plans APPROVED — IMP202500005 (Jul 29, 2026) · cleared to build

## Details

- Location: W. Lucky Ranch Trail & S. Rock Crusher Road, Homosassa (Lecanto), FL
- Site: 16.63 acres (±724,403 SF) · forested Pine Mesic Oak upland
- Lots: 23 residential · ~0.50 acres each · ~1.4 units/acre
- Land Cost (with studies & approved permit): $750,000
- Total Average Project Cost: $4,953,300
- Average Investment per Unit: $215,361 · Projected Return per Unit: $45,639
- Total Projected Return: $1,049,700 · ROI 21.2% · IRR 21.2% at 12 months · Equity ROI 60–80%
- Status: Improvement plans APPROVED — IMP202500005 (Jul 29, 2026) · cleared to build

## Specifications

| Specification | Value |
| --- | --- |
| 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 |

## Amenities

- 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

- 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)

## Market highlights

- 20 minutes from Crystal River Beach
- 55 minutes from Tampa
- Adjacent to Lecanto and the Homosassa Trail corridor
- Citrus County residential demand growth
- Gulf-coast lifestyle within commuter range of Tampa
- Coastal-proximity premium for vacation and second-home buyers

## Financials

### Project Cost Buildup

- Land acquisition: $750,000 (with studies & approved permit)
- Infrastructure: $500,000 (roads, utilities, stormwater, grading)
- Manufactured units: $3,519,000 (23 × $153,000)
- Impact fees & permits: $184,000 (23 × $8,000)
- 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: $54,361 (per unit)
- 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: $6,325,000 (23 × $275,000)
- Commissions & closing: $322,000 (23 × $14,000)
- Net revenue: $6,003,000
- Total project investment: $4,953,300
- Total Projected Return: $1,049,700

### Returns Metrics

- ROI: 21.2%
- IRR: 21.2% (at 12 months)
- ROI on equity: 60% – 80% (leverage dependent)
- Equity multiple: 1.6x – 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: Complete
- Improvement plans: APPROVED Jul 29, 2026 · Permit IMP202500005 · cleared to build
- Note: Lots 22 & 23 subject to front/rear ROW setbacks (ingress/egress easement)

### Financing

- Units can be financed individually
- Or the full project can be funded through investor partnerships or a credit line
- Flexible structuring available

## Comparable sales

| Address | Status | Price | Sq ft |
| --- | --- | --- | --- |
| 15561 Wilson Blvd, Brooksville 34604 | sold | $270,000 | 1,560 |
| 8174 W Tango Ct, Crystal River 34428 | sold | $275,000 | 2,204 |
| 5650 S Mason Creek Rd, Homosassa 34448 | sold | $320,000 | 1,800 |
| 4239 S Brian Pt, Homosassa 34446 | sold | $275,000 | 2,108 |
| 6487 Schering St, Weeki Wachee 34613 | sold | $310,000 | 684 |
| 5015 S Orwell Pt, Homosassa 34446 | listed | $275,000 | 2,000 |
| 9533 Round Lake Dr, Weeki Wachee 34613 | pending | $269,000 | 1,832 |
| 6310 W Orange Ln, Crystal River 34429 | pending | $295,000 | 2,160 |
| 3345 Ballard St, Spring Hill 34606 | pending | $265,000 | 1,550 |

## Documents

- **County Approval Letter — IMP202500005** — Citrus County Board of County Commissioners, Dept. of Public Works, Technical Services Division · July 29, 2026 (ref ENG-26-01) — improvement plans conform to the Land Development Code; construction may commence subject to standard conditions of approval.
- **County-Approved Improvement Plans — IMP202500005** — MAI Engineering (Quoc H. Mai, P.E.) · Site Development Plans for Lucky Ranch Trail, stamped IMPROVEMENT PLANS APPROVED by Citrus County Technical Services Division. Current authoritative construction set.
- **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.
- **Boundary & Topographic Survey · Sheet 1** — R.M. Barrineau & Associates (PSM-LS 6897) · Aug 2024 — boundary, topography, easements, and existing site features.
- **Boundary & Topographic Survey · Sheet 2** — R.M. Barrineau & Associates (PSM-LS 6897) · Aug 2024 — companion sheet with detail callouts.
- **Protected Species Assessment** — Atlantic 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.
- **Site Plan Drawings** — MAI Engineering — overall site layout for 23 lots, typical pavement sections, ADA wheelchair ramps, sidewalks, and connection details.
- **Location, Aerial & Habitat Maps** — Project location and satellite reference imagery for the parcel at W. Lucky Ranch Trail & S. Rock Crusher Road.
- **Unit Floor Plans and Elevations** — Four manufactured-home model options (52'–64' lengths) with floor plans, exterior elevations, and finish callouts.
- **GC Construction Package** — Innova 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.

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Full brochure: https://www.innovaldp.com/projects/lucky-ranch
Innova Land and Development Planning · info@innovaldp.com · 352-230-7790