Owl's Head development north of Freeport

[SoWalSally]

From Walton Sun

Following two hurricane seasons that devastated many beachfront communities along the Gulf Coast, Owl’s Head developers are responding with a marketing strategy that touts its inland heights appeal.
Owl’s Head is a 1,600-acre traditional neighborhood development north of Freeport with an elevation averaging 100 feet above sea level.
“Living 20 – 25 miles inland on higher ground is a draw for people who want less risk from storms,” said Jeff Tucker of Owl’s Head Development LLC. “For folks wanting a home in which to retire or raise a family, there’s a lot to be said these days for peace of mind.
“As to the ‘coastal inland heights’ term, that’s sort of a play on words, we are in a coastal region,” he said.
Realtor Larry Davis, broker for Owl’s Head, said marketing for the project is geared to newcomers to Florida, including retirees that spend part of the year here but also current residents, that can afford to live on the beach but are considering options that include living inland.
The increase in property taxes and the anticipated rise to insure coastal properties are new considerations when buying beachfront property.
“Affordability is an issue,” said Tucker. “South of the (Choctawhatchee) Bay, real estate is quite expensive. At Owl’s Head, there will be a wide-range of prices.”
With lots starting at $80,000 and livable units in the $200,000 range, young families, employees at Sacred Heart hospital and military personnel transferred to Eglin Air Force Base because of base realignments, might consider the new development when looking for a home in Walton County.
Then there’s the name recognition the Owl’s’ Head’s designer has – Andres Duany of Duany Plater-Zyberk & Company, pioneer of new urbanism who has designed more than 300 traditional neighborhood developments including Seaside, Rosemary Beach and Alys Beach.
New urbanism is a design philosophy for communities that help to create a hometown feel. Owl’s Head will be a pedestrianfriendly, walkable community for primary and secondary homes. Instead of cookie cutter homes and cul-de-sacs, a traditional neighborhood development based on new urbanism offers a variety of housing types, a town center with parks that encourage community events, plus mixeduse buildings for commercial and retail space.
The “in-town” homes will be smaller and include live-work buildings and row houses. The town center will serve both the local community and visitors.
Six neighborhoods south of the town center will have larger home sites and include plans for “mansions,” single-family dwellings with rural character on spacious lots. Each neighborhood is designed to provide all the basic needs of daily life within walking distance.
The realignment of U.S. Highway 331, which will run along the western boundary of Owl’s Head, has been factored into the project.
Rather than a detraction, Tucker said, “It will enhance traffic flow. We are looking to the highway to draw people in.”
A development order is expected in December, said Davis. The first lots will be released in 2006 for phase one which includes about 480 home sites, a clubhouse and pool and the sales office.

[SoWalSally]

http://www.dpz.com/projects.htm

Located due north of Freeport, the 7,000 acres of agricultural land that comprise the Owl’s Head property were recently annexed into the city at its northeastern limits. This plan covers 839 acres of the total property, which is the only portion of the site currently approved and intended for development.

Owl’s Head embodies the most advanced traditional town planning and ecological principles. This resulted in the design of six walkable neighborhoods and one town center, organized according to a framework called the transect, which distributes development along an urban-to-rural continuum. Here, the denser, more urban elements are concentrated around the town and neighborhood centers, and the sparser, more rural elements are placed near the steepheads on the eastern edge of the plan.

At the town center is a dense urban fabric of mixed-use buildings. A combination of retail, commercial/office space, and residential units is accommodated at this location, and parking is hidden within the larger blocks. The center is intended to serve neighboring communities and visitors in addition to residents.

To the south, six neighborhoods branch off the main boulevard that runs north-south through the site. Less dense than the town center and containing a smaller range of housing types, they are nonetheless designed to provide all the basic amenities of daily life within walking distance of their residents. As a result, each neighborhood is approximately ½-mile across—a size that corresponds to the five-minute pedestrian shed from edge to center—and each contains a mix of residential, civic, and commercial uses. The most prominent sites in each neighborhood are reserved for civic institutions, and each neighborhood also has as its figural center an open space designated for public use. These more intimately-scaled centers are intended to serve as the primary social gathering spaces of their respective neighborhoods.

The team strove not only to preserve the site’s striking natural surroundings, but to enhance them and use them to their fullest potential within the design. Among the most unusual are the spectacular steepheads, whose dramatic crevices and streams form a natural greenway and buffer through the eastern edge of the plan. The greenways, pedestrian paths, and linear parks form a system that connects the various neighborhoods to one another and provides bike and jogging trails throughout the community. At the edge of the plan, set against a background of dense clusters of trees, is a 180-acre public golf course.

http://www.dpz.com/pdf/0323-Project%20Description.pdf

[SoWalSally]

By Joyce Owen

FREEPORT – As mountain-themed songs played over the loudspeaker, approximately 100 people gathered on May 24 to celebrate the county’s newly designated “Coastal Inland Heights ” at Owl’s Head in Freeport.
Officials from the Walton County Chamber of Commerce, the city of Freeport and Owl’s Head developers played up the “heights” angle of the area. “Coastal Inland Heights” tissues were offered to those who suffered from nosebleeds at high altitude. Chamber CEO Dawn Moliterno invited guests to visit the Oxygen Bar in case they had difficulty adjusting to the altitude. Freeport mayor Mickey Marse promised folks in the event of another hurricane, “You won’t get your toes wet here.”
And to know when he had arrived at the Coastal Inland Heights area, one lucky winner won a digital altimeter.
Developers Jeff Tucker and Larry Ross bought the 1,600-acre property on U.S. Highway 331 north of Freeport last year. While Andres Duany worked with them to create a new urbanism community similar to Seaside, they thought the Arnold Palmer-designed golf course would be the big selling point.
After the devastating hurricane season, the developers realized there was another aspect to the property on U.S. Highway 331 – its location. Only 15 minutes from the beach and 100 feet above sea level, “it offered affordability and a peace of mind,” Tucker said. “That
resonated with buyers.”
The marketing campaign went national when the Wall Street Journal and the New York Times wrote about Coastal Inland Heights, and the developers knew they had a publicity bonanza.
As the strains of “Rocky Mountain High” and “Ain’t No Mountain High Enough” brought chuckles from the audience, Moliterno noted that projects like Owl’s Head and Jay Odom’s Hammock Bay, both located in the Coastal Inland Heights designated area, show development is spreading north.
“There will be excessive growth in the next five – 10 years,” she said. The Chamber had previously focused on the beaches, Moliterno said. The Coastal Inland Heights designation complements that. People will have choices.
Marse was born and raised in Freeport and said the Owl’s Head property was a wonderful piece of ground that would fit Coastal Inland Heights designation.
Marse praised the projects coming to Freeport. He noted the city wants to grow, but wants to guide the growth and not let Freeport lose its identity.
After reading letters of recognition from Gov. Jeb Bush and Florida Rep. Don Brown, county commissioner Kenneth Pridgen, Chamber Chairman Rick Severance, Marse and Moliterno joined the developers of Owl’s Head in unveiling a proposed state map featuring Coastal Inland Heights.
And though the mapping designation may not become a reality, “As much as a location on a map, Coastal Inland Heights is a state of mind characterized by peace of mind,” Moliterno said.

[beachmouse]

I guess I'm the only one out there who thinks something called Coastal Inland is a silly oxymoron. I mean, think about it.

[Smiling JOe]

I guess I'm the only one out there who thinks something called Coastal Inland is a silly oxymoron. I mean, think about it.

I think Owl's Head is a much better name. Coastal Inland Heights is a terrible choice for a name.

[SHELLY]

“As much as a location on a map, Coastal Inland Heights is a state of mind characterized by peace of mind,” Moliterno said.

"What a terrible thing to have lost one's mind. Or not to have a mind at all. How true that is." --Dan Quayle

[goofer44]

Coastal Inland Heights is used for MARKETING not the name of the development. I think it is as brilliant ploy.

[Smiling JOe]

Coastal Inland Heights is used for MARKETING not the name of the development. I think it is as brilliant ploy.

Good to know, but still sounds like a gov't housing project.

[Beach Runner]

Two questions:
1. Is there excellent health care nearby for the 65+ crowd?
2. Are there adequate social services to provide transportation to medical services, grocery stores, etc.?

When you hit 50, you start thinking about stuff like this, knowing that you can't depend on your children to take care of you. Old plan: retire in Seagrove, Mr. Dr. BR doing GC, Mrs. Dr. BR teaching at FSU-PC (if I could possibly do that as a Gator). New plan: don't have one. Want to be in SoWal, but concerns about health care, social services, HURRICANES, etc., have made us rethink our retirement plan. Maybe live in a small residence near Pill Hill in Atlanta (you know, the Northside/St. Joseph Hospital area) and have a beach place in SoWal (or near JAX where we can fly to easily as old folks and have Mayo Clinic nearby in case the ticker starts to go out)? It'd be great ... to be ... in Gator Country.

[southof30A]

Or, you could live along 30A, spend a perfect day at the beach, watch the sunset, go have an unforgettable dinner at Cafe Tango, come home and eat a dish of Blue Bell vanilla ice cream on the deck, go to bed listening to the ocean, and have the ticker blow out in the middle of the night in your sleep. Can't think of a better way to go...

[Beach Runner]

Or, you could live along 30A, spend a perfect day at the beach, watch the sunset, go have an unforgettable dinner at Cafe Tango, come home and eat a dish of Blue Bell vanilla ice cream on the deck, go to bed listening to the ocean, and have the ticker blow out in the middle of the night in your sleep. Can't think of a better way to go...

I've done all of that (well, not having the ticker go, but hubby was close - today is the two-year anniversary of his aortic aneurysm and valve surgery), so we'd rather stay alive as long as practical, be in a comfortable environment, and not lose irreplaceable possessions in a storm. Being in Gator Country near the beach would be icing on the cake. Actually, a customer of my husband has suggested that we move to Gainesville when we retire. His father did that, goes to as many Gator athletic events as possible, and donated enough money to have the double-e school named after him. THAT'S WHAT I'M TALKING ABOUT. The University of Florida Beach Runner Department of Mathematics.

[beachmouse]

Sacred Heart-Emerald Coast seems to be growing faster than expected. Which is a good sign since generally there's a strong correlation between high volume in hospitals and good results for patients. Though it'll be a while, if ever, before the quality level is as good as what you get in Pensy.

[Sandcastle]

Or, you could live along 30A, spend a perfect day at the beach, watch the sunset, go have an unforgettable dinner at Cafe Tango, come home and eat a dish of Blue Bell vanilla ice cream on the deck, go to bed listening to the ocean, and have the ticker blow out in the middle of the night in your sleep. Can't think of a better way to go...

That sounds better than anything I could hope for. I'll be lucky to kick off after a Beefeater Martini on the rocks at Cafe 30A.

[SHELLY]

Or...you can live in Gainsville, and save the BIG bucks you planned on using for a beach home (+ insurance +taxes +headaches) stash them in the bank and use the proceeds to just rent in SoWal (or anywhere else in the world) when the urge hits.

[Beach Runner]

Or...you can live in Gainsville, and save the BIG bucks you planned on using for a beach home (+ insurance +taxes +headaches) stash them in the bank and use the proceeds to just rent in SoWal (or anywhere else in the world) when the urge hits.

Are you a mind reader?

[SHELLY]

Are you a mind reader?

No...just pragmatic.

[hi n dry]

Two questions:
1. Is there excellent health care nearby for the 65+ crowd?
2. Are there adequate social services to provide transportation to medical services, grocery stores, etc.?

When you hit 50, you start thinking about stuff like this, knowing that you can't depend on your children to take care of you. Old plan: retire in Seagrove, Mr. Dr. BR doing GC, Mrs. Dr. BR teaching at FSU-PC (if I could possibly do that as a Gator). New plan: don't have one. Want to be in SoWal, but concerns about health care, social services, HURRICANES, etc., have made us rethink our retirement plan. Maybe live in a small residence near Pill Hill in Atlanta (you know, the Northside/St. Joseph Hospital area) and have a beach place in SoWal (or near JAX where we can fly to easily as old folks and have Mayo Clinic nearby in case the ticker starts to go out)? It'd be great ... to be ... in Gator Country.

We are getting a little off topic but I felt as a 30A resident I could share our reasons for moving here and why we like it.

We are retired and have lived here before Sacred Heart Hospital and 98 was widened.

Medical care, weather, and restaurants are all great!

We considered Jacksonville/St. Augustine area before we built here on 30A. We were attracted to the availability of more things to do and more services in NE Florida.

However, we did not like the beaches there which look dirty compared to this Caribbean like water here. Also, most of the beaches there have many vehicles driving on them.

Many of the properties we looked at were close to the water but were a long ways to the beach accesses. In comparison to 30A there is a scarcity of beach walkovers. Also with the greater required set back from the ocean also made a property “close to the water” a long hike.

In addition, most of the coastal areas in NE Florida were low elevation and are so at risk for flooding/storm surge that they require flood insurance. Even inland areas around the St. Johns River were in flood prone areas. Flooding is a more significant cause of storm damage than hurricane winds.

We love the comparably laid back life in South Walton. We found the Jacksonville/ St. Augustine area just too crowded. We figured we would use the beaches more frequently than anything in a metro area.

If we want to go to museums or theater we just go to the city. There are nice intimate concerts here and if we want big name entertainment he head to New Orleans for several days.

We live close enough to the beach to be able to walk and not worry about parking. We also get the Gulf Breezes-something you don’t get much of north of the Bay. Our house is enough above sea level and away from any rivers, inlets, or creeks so we don’t have to worry about flooding.

We don’t plan to give up this paradise because of fear of a low probability medical or weather event causing us to go out of town for a while to seek treatment or shelter. If one of us got a rare cancer we would want to go to NIH or John Hopkins in the Maryland/Washington area any ways. We have friends who live here and get good cancer treatment and cardiac care .


What we like about South Walton is that we can access doctors and hospitals from Pensacola to Panama City. That gives us lots of choices. The primary physician we have now ( Dr. Bawa, Seagrove Beach) is as good or better than most we had in the metro area we left. And we can bike to his office! The grocery store , dentist, hair salon, and gym are also a bike ride away.

What also is nicehere is that unlike where we lived before, we don’t have to drive through sleet, ice, and snow and into high crime areas to get to the primary hospitals. Also, the emergency response here is much better than most metropolitan areas.

As far as hurricanes, the only one that was in the least bit inconvenient was Ivan. But we enjoyed our evacu-vacation to Tallahassee. Since we are close to 30A and our neighborhood's utilities are underground and at least 30 feet above sea level we got our services back very quickly.


We count our blessings that we don’t have to put up with flooding , earthquakes, tsunamis, and constant year long grid lock. Even the tornados we get here are less violent than those north of the bay. In fact the biggest danger we were in during Ivan was when devastating tornadoes ripped through Blountstown- a town near Tallahassee.

As far as restaurants-they have always been more than adequate for us and are just improving. Check out the new Old Fish House(Eastern Lake) with a fantastic band, the new restaurant in Seaside (the old Shades) and of course the reliable Cafe 30A and Olie’s great places (Red Bar etc. ).

[Beach Runner]

Thanks for your thoughtful response. We built our home in Seagrove as a retirement home, not a rental, so rethinking our plan has been quite a dilemma. I appreciate your alternative point of view.

BTW I didn't mean to hijack the thread. I was just thinking out loud about why one would want to invest in this new development (from our perspective, that is).

[SHELLY]

H & D makes very good points, but the opening paragraph speaks volumes--having established a homestead before all the "real estate craziness" and investulators drove property prices into the stratosphere.

In my opinion, many areas in coastal Florida no longer make fiscal sense for the "average" retiree who is just now making plans to move this way. Many were drawn to this state for a relatively carefree, affordable and enjoyable way to spend the golden years. Changing weather patterns, out of control development, and insane real estate and insurance prices should give newbies pause.

Georgia and South Carolina realtors are starting to see more than their share of "half backs" sniffing around for a place retire (Half-backs are Northern retirees who originally headed down to Florida planning on retiring here, not liking what they've found, and are now going halfway back up North).

Those making plans for retirement had better do some serious number crunching and soul searching before taking the plunge--whether one ends up in Florida, Vegas or Arizona, any paradise can turn into pure hell when the finances come up short or you live in a constant state of doubt and regret.

[Jellyfish]

FUnny you mention the Half Backs....mountain and lake property in N Ga, SC, etc is showing very good gains and interest for those very reasons. You can get a decent new home right on one of the SC lakes for $500K. It's not the beach, but the lake is a very nice lifestyle and appealing for many reasons.

[beachkids]

H & D makes very good points, but the opening paragraph speaks volumes--having established a homestead before all the "real estate craziness" and investulators drove property prices into the stratosphere.

In my opinion, many areas in coastal Florida no longer make fiscal sense for the "average" retiree who is just now making plans to move this way. Many were drawn to this state for a relatively carefree, affordable and enjoyable way to spend the golden years. Changing weather patterns, out of control development, and insane real estate and insurance prices should give newbies pause.

Georgia and South Carolina realtors are starting to see more than their share of "half backs" sniffing around for a place retire (Half-backs are Northern retirees who originally headed down to Florida planning on retiring here, not liking what they've found, and are now going halfway back up North).

Those making plans for retirement had better do some serious number crunching and soul searching before taking the plunge--whether one ends up in Florida, Vegas or Arizona, any paradise can turn into pure hell when the finances come up short or you live in a constant state of doubt and regret.

Funny you mention this... I keep getting sales info. from planned developments in NC and SC on lakes and golf courses. I thought lots in 30A were expensive until I see that many of the lots in NC and SC are starting in the $200 to $300's. I am sure these are the more upscale variety but land values have generally picked up across the country. Granted- not to the extent they have in Florida.

[SHELLY]

Funny you mention this... I keep getting sales info. from planned developments in NC and SC on lakes and golf courses. I thought lots in 30A were expensive until I see that many of the lots in NC and SC are starting in the $200 to $300's. I am sure these are the more upscale variety but land values have generally picked up across the country. Granted- not to the extent they have in Florida.

The rash of Investulators have spread to different areas...you'll have to wait about a year or two to shake out the latest crop of "greater fools." They're now setting their sites outside of the U.S.

Those who are still holding in Florida will soon be learning the lesson that real estate isn't a "risk free" investment and the folly of rushing to buy up condos "because they're not making any more sky."

The new gold standard is a buyer with cash or a pre-approved loan. (Put your offer on a business card and walk away. )

[beachmouse]

The people I know that are heading back north for retirement aren't spending $200K for land up there. The typical thing had been to buy 5-10 acres with a pleasant mountain/water view and deeded access at a TVA lake and spend something like $40-$65K for that parcel.

The idea is that they're going to sell their paid off homes here for something in the $250-$400K range and then pay cash for the new house when they get to Kentucky.

[SHELLY]

The people I know that are heading back north for retirement aren't spending $200K for land up there. The typical thing had been to buy 5-10 acres with a pleasant mountain/water view and deeded access at a TVA lake and spend something like $40-$65K for that parcel.

The idea is that they're going to sell their paid off homes here for something in the $250-$400K range and then pay cash for the new house when they get to Kentucky.

That's a plan...as long as they price their home here in Florida to move and don't try to be greedy.

For the most part, the folks who populate BWB aren't Trump-wannabees and haven't HELOC'ed their homes to kingdom come. Although they missed the boat for a quick and outrageously profitable sale last year, my guess is that they're not overly concerned...they can still afford to price their homes to market and enjoy their golden years by the lake.

[Mermaid]

It will be interesting to see what they've done thus far with the Owl's Head development. When we drove by in April on our way to the beach, it looked suspiciously like that wasteland subdivision called Prominence. Trees all cut down and as barren as a desert. I hope they've allotted a substantial amount of reserve money for landscaping.

[beachkids]

It will be interesting to see what they've done thus far with the Owl's Head development. When we drove by in April on our way to the beach, it looked suspiciously like that wasteland subdivision called Prominence. Trees all cut down and as barren as a desert. I hope they've allotted a substantial amount of reserve money for landscaping.

I think their HOA and club fees will help to pay that bill. It is quite a substantial amount. You could have bought a beach view lot on 30A just a few years ago for what they are asking for lots in Owl's Head. It is probably still a good long term investment. Who knows.

[kurt]

It will be interesting to see what they've done thus far with the Owl's Head development. When we drove by in April on our way to the beach, it looked suspiciously like that wasteland subdivision called Prominence. Trees all cut down and as barren as a desert. I hope they've allotted a substantial amount of reserve money for landscaping.

It has been a sod farm for many years.

[hi n dry]

Owl’s Head(OH) development sounds like it will be very nice. It is being developed by professionals who know what they are doing.

However, if I were planning to retire now and move south I would not move to any area that is not walking distance to the beach and at least 30 ft. above sea level. Owl’s Head meets the second criteria but not the first.

We have lived on 30A for a while and we know that the further you get from the Gulf the hotter it is in the Summer and the colder it is in the Winter.
If you can't enjoy the Gulf breezes in the summer you might as well be in Atlanta.

Also to think you can drive to the beach in the summer without getting in traffic jams and be able to find a place to park near the beach is unrealistic.
South Walton county has lots of beach accesses but few have much parking and most don’t have any bathrooms. At Seaside parking is getting more limited. 30A is blessed with some nice state parks but their parking is also finite.

[SHELLY]

Also to think you can drive to the beach in the summer without getting in traffic jams and be able to find a place to park near the beach is unrealistic.

I bet you remember when that wasn't the case...I certainly do.

[beachmouse]

There are still beach areas that are wonderfully uncrowded even during the peak of summer. You've just got to know where to look, and maybe be willing to trade running fresh water for getting a sand dune of your very own.

[GoodWitch58]

Shhhhh...Beachmouse, don't tell anybody!

[beachmouse]

Notice how I didn't give any locations?

[hi n dry]

Why buy something “a fifteen minute drive “ to the beach when you can buy an existing house on 30A for not much more and be able to walk to the beach? Also, a house on 30A has more rental income potential than a house further from the Gulf .


Some "walk to the beach" homes for sale on 30A may end up costing no more than what a house will cost at many of the new "drive to the beach" developments. In fact I have seen nice recently built houses you can get for around $600k that are walking distance to the Gulf.

Or you could buy a “build out time lot” from a motivated “over extended investor” for a fraction of what it cost a year ago and build the exact house you want for a little more.


There are also some neighborhoods on 30A that have relatively low association dues ( I know of one neighborhood whose dues per year are $1200 with community pool and another for less than $300 with huge lots but no pool).

[SHELLY]

Or you could buy a “build out time lot” from a motivated “over extended investor” for a fraction of what it cost a year ago and build the exact house you want for a little more.

Put your lowball offer on the back of your business card and walk away.

[beachmouse]

When we bought our house, it was going to be our primary residence. The north side of the bay ended up being closer to work, less vulnerable to hurricanes, and we just didn't want to have to deal with the fuss of getting on 98 every time we had to go somewhere.

When we first moved here, we rented about 100 yards back from the Gulf for a couple of years. It was enough to decide we wanted to buy away from crowds and storm worries, even though there were things I loved about it, and once in a while I do miss being able to just walk out the front door and cross the street to get to the Gulf. Plus, it was easier to find neighborhoods where 80%+ of the people lived here year round, and we wanted an area that seemed like more of an established community.

Owl's Head and the like would be actually be tempting to us in some ways, but we'd both have bad commutes from Freeport, and we'd take a big tax and interest rate hit compared to where we're at now.