10,000 homes today. 35,000 planned. One corridor.
Everything below sits on or immediately off Corkscrew Road east of I-75, the site's home corridor. At the county's 2.2-persons-per-home planning factor, buildout represents roughly 77,000 residents.[1]
Established communities
| Community | Character | Occupancy |
|---|---|---|
| The Place at Corkscrew | Newer, built out; adjacent to the site. 2025 resident sales $465k-$1.3M[3] | ~70% full-time (family belt) |
| Verdana Village | Actively building (Pulte, Lennar; from the $400s); Shoppes at Verdana open | ~70% full-time |
| Rivercreek | Building (GL Homes); family-oriented | ~70% full-time |
| WildBlue | Recent luxury lakefront | Mixed |
| Corkscrew Shores, Preserve at Corkscrew, Bella Terra, Stoneybrook, Grandezza, Wildcat Run | Established communities, western corridor | 50%+ seasonal |
The pipeline
| Project | Homes | Status & timeline |
|---|---|---|
| Kingston (Cameratta) | ~10,000 + 700,000 sf commercial | Broke ground Nov 2025; first residents Fall 2026; Phase 1 ~1,200 units; buildout 10+ years[5] |
| Corkscrew Grove (Collier) | 9,000 | Approved April 2026; first rooftops est. ~2029-30, buildout through the 2030s[1] |
| Corkscrew 80 | 85 | Proposed; utility-constrained |
| FFD Farms | TBD | Permitting stage |
Why the shape matters: the growth arrives as a decade-long curve, not a wave. A 2028-29 campus opening lands on today's established family base with new rooftops delivering every year behind it, filling grades as the school grows.
The support ecosystem arriving
| Category | Project | Status |
|---|---|---|
| Grocery | Publix, Shoppes at Verdana (78,000 sf center) | OPEN |
| Grocery | Aldi | Opening December 2026 |
| Healthcare | Lee Health outpatient (urgent + primary care), Verdana | Agreement signed; ~late 2028 |
| Fuel | Gas station, Rivercreek/WildBlue entrance | In development (has funded $200k of a traffic signal) |
| Retail (major) | Kingston commercial district | 700,000 sf entitled; phased with the community |
| Retail | Parcel east of Corkscrew Shores | Awaiting road widening completion |
| Other | Self-storage; Summit Church; Pandion private golf (Hoffmann); two cell towers | 2026 |
A corridor draws groceries, fuel, and healthcare at exactly the moment its rooftop count crosses viability thresholds. Every entry above is that threshold being crossed.[1]
Roads & infrastructure
The widening program
- Corkscrew Road Phase II widening completes ~December 2026, with a multi-use path, streetlights, and permanent traffic-monitoring stations[1]
- Phase III is unfunded for the next 10 years in the county MPO's 2050 long-range plan; the only funding path is a possible 2028 sales-tax ballot measure (collections would begin July 2029)[1]
- Realistic timeline for any future widening: roughly 7 years (about 2 years of federal permitting plus 4-5 of construction)[1], meaning today's congestion picture holds through the campus's entire enrollment ramp
Growth funds its own roads
- One East Corkscrew developer has paid $27M toward road construction[1]
- Corridor developers agreed to a "proportional share" contribution of roughly $2,000 per home beyond impact fees[1]: across a 35,000-home buildout, a material, rooftop-linked road fund
- Even the incoming gas station has contributed $200k toward a traffic signal
Intersections and signals
- Kingston Village Parkway signal at Corkscrew: Fall 2026; the parkway's SR-82 connection and signal by Winter 2027/28, opening a second north-south route that relieves Corkscrew itself
- Aldi opens December 2026 with its own dedicated turn lane; a signal aligning The Place's entrance with the Pandion golf entrance is under discussion
- Rivercreek/WildBlue entrance signal: funded in part, pending an HOA cost-share resolution
Utilities
- County water reaches the subject parcel today (fire hydrant on the boundary); sewer lines are being extended along Corkscrew[1]
- Two new cell towers come online in 2026 (Bella Terra; county tower east of Kingston)
Why congestion is a tailwind: every year the widening doesn't happen, the 30-40 minute drive to the existing private schools grows longer, and a campus inside the corridor grows more valuable. Site access is planned directly from Corkscrew Road via a county-approved connection with a turn lane, a standard, budgeted diligence item.