There has been considerable uproar over the approval of various residential development projects across Central Florida, particularly in Citrus County. Many residents are alarmed by the sheer number of units being approved, with some estimates reaching as high as 20,000 new homes. However, what most people don’t realize is that the actual build-out of these units is far slower than they may expect due to the absorption rate — the pace at which homes are sold by builders within a given community.

Absorption rates are a critical metric often overlooked in discussions about development. They measure how many homes are sold per month by each builder in a community. For national builders operating in Citrus County and other parts of Central Florida, absorption rates can be as low as 5 homes per month per builder, depending on market demand, pricing, and other economic factors.

To put this in perspective, even if 20,000 units are approved for development, the build-out could take decades. With a conservative estimate of 5 sales per month per builder, the completion of 20,000 homes would take roughly 30 years. That’s assuming multiple builders are operating simultaneously and selling at consistent rates, which may not always be the case.

Understanding absorption rates is essential for anyone evaluating the real impact of large-scale development approvals. While the numbers of approved units may sound alarming, the reality is that the pace of construction and sales is often much slower than the public perceives.

By taking a closer look at these absorption rates, policymakers and residents alike can have a clearer picture of what to expect in terms of growth and community impact over the coming years.

Citrus County, Florida, renowned as the "Nature Coast," has made significant efforts to preserve its natural landscapes. Approximately 40% of the county's land is designated for public use, encompassing federal wildlife parks, state forests, historical landmarks, wildlife sanctuaries, wetlands, birding trails, springs, campgrounds, and recreation parks.

Key Protected Areas in Citrus County:

• Withlacoochee State Forest: Spanning approximately 50,000 acres within Citrus County, this forest offers diverse recreational activities, including hiking, biking, and horseback riding.

• Crystal River Preserve State Park: Encompassing over 27,000 acres, this park protects pristine coastal habitats, making it ideal for hiking, birdwatching, and exploring estuaries.

• Chassahowitzka National Wildlife Refuge: Covering nearly 31,000 acres, this refuge is a sanctuary for various wildlife species, including the reintroduced eastern population of whooping cranes.

• Potts Preserve: This 8,500-acre property plays a crucial role in the Tsala Apopka Chain of Lakes and the Withlacoochee River systems, offering activities like biking, birdwatching, camping, and hiking.

• Flying Eagle Preserve: Located in Inverness, this 10,950-acre preserve is surrounded largely by the Tsala Apopka Chain of Lakes and provides settings for various aquatic and sporting activities.

City Parks and Recreational Areas:

• Inverness: Whispering Pines Park is a 290-acre natural area featuring walking trails, an Olympic-sized swimming pool, tennis courts, disc golf, baseball fields, and pavilions.

• Homosassa: Homosassa Area Recreation Park spans 20 acres and includes a baseball field, basketball court, multi-purpose fields, soccer fields, tennis courts, concession facilities, jogging trails, and more.

• Crystal River: Bicentennial Park is a 148-acre facility offering picnic tables, tennis courts, racquetball, baseball, basketball, playground equipment, and a pool.

These extensive conservation efforts ensure that, despite ongoing development, Citrus County will continue to uphold its identity as Florida's Nature Coast, preserving its natural beauty for future generations.

Citrus County residents frequently express the desire for higher-paying jobs to bolster the local economy. However, attracting large manufacturers or industrial companies presents challenges due to the county's current demographics and housing infrastructure.

Demographic Considerations

As of 2023, Citrus County's population is approximately 166,696, with a median age of 56.9 years, indicating a significant portion of residents are beyond traditional working age. This demographic trend contributes to a civilian labor force participation rate of 39.7%, substantially lower than the national average. Such a limited workforce can deter large-scale employers seeking a robust pool of potential employees.

Housing Infrastructure

The county's housing landscape is characterized by larger lots, often around one acre, which may not align with the needs of a diverse workforce, including essential professionals like teachers, first responders, and nurses. The availability of affordable housing options, such as apartments, townhomes, and smaller lot single-family homes, is limited. For instance, the Citrus County Housing Services administers programs to increase affordable housing, but the current supply may not meet potential demand.

Strategic Recommendations

To create an environment conducive to attracting higher-paying jobs, Citrus County should consider the following strategies:

1. Expand Affordable Housing: Developing a broader range of housing options, including apartments, townhomes, and smaller single-family homes, can attract a more diverse workforce. Collaborations with organizations like Habitat for Humanity, which aims to eliminate substandard housing by providing affordable options, could be instrumental.

2. Invest in Workforce Development: Enhancing training programs tailored to the needs of potential employers can make the local labor force more attractive. This includes partnerships with educational institutions to align curricula with industry requirements.

3. Improve Infrastructure: Upgrading transportation, utilities, and communication networks can make the county more appealing to businesses considering relocation or expansion.

4. Promote Economic Diversification: Encouraging the growth of sectors beyond healthcare and retail, such as technology or light manufacturing, can provide varied employment opportunities and reduce economic vulnerability.

By addressing these areas, Citrus County can enhance its appeal to higher-paying industries, ensuring sustainable economic growth while maintaining its unique community character.

While many residents of Citrus County focus on attracting large manufacturers or industrial companies, it’s possible that the county’s most significant industry is already in place: building homes. As development projects continue to be approved and construction begins, the demand for skilled labor will attract thousands of workers across various trades. This influx will drive economic growth and lay the foundation for future industries to establish themselves in the area.

The construction of homes isn’t limited to just builders. It involves a wide array of skilled trades, including roofers, electricians, plumbers, drywall installers, carpenters, HVAC specialists, and more. These are not minimum-wage positions; many of these trades are highly skilled and paid very well. As Citrus County’s housing market expands, these jobs will continue to grow and bring substantial economic benefits.

What’s currently happening is that workers from these trades are traveling from other counties to work on Citrus County’s housing projects. But as more lots come online and builders ramp up production, these tradespeople will begin to recognize the steady, long-term work available in the county. When they see years of work ahead, many will choose to relocate to Citrus County, bringing their families and spending their earnings within the local economy.

This natural progression of economic development—where homebuilding becomes the catalyst for population growth—creates the rooftops needed to support larger companies looking for a stable workforce with access to affordable housing. In other words, the building of homes is the very thing that will attract new industries to the county over time.

By embracing this industry and supporting the infrastructure needed to accommodate it—such as affordable housing, improved roads, and workforce training programs—Citrus County can ensure that its growth is both economically vibrant and sustainable.

In recent years, Citrus County, Florida, has experienced a significant shift in its real estate landscape. Once considered a tertiary market by national homebuilders, the county is now attracting attention from some of the largest construction companies in the United States. This transformation is poised to bring both opportunities and challenges to the local community.

National Builders Entering Citrus County

Major national homebuilders, including D.R. Horton, have recognized the potential of Citrus County and are making substantial investments in the area. D.R. Horton, for instance, boasts a market capitalization of approximately $50 billion as of March 2025. The company is actively constructing new homes throughout Citrus County, offering properties without homeowner’s association (HOA) or community development district (CDD) fees.

These builders are not merely acquiring a few plots; they are purchasing thousands of lots with plans to establish long-term operations. Their strategy includes setting up local divisions, with employees residing in the area for extended periods, signaling a commitment to the county's development.

Catalysts for Development

Several factors have contributed to this surge in interest:

• Improved Accessibility: The completion of the parkway has reduced travel time to Tampa to less than an hour, making Citrus County more attractive to both builders and potential homeowners.

• Affordable Land: Compared to neighboring regions, Citrus County offers relatively affordable land, providing builders with cost-effective opportunities for large-scale developments.

Implications for the Community

The influx of national builders brings a mix of benefits and considerations:

• Economic Growth: Increased construction activity can lead to job creation, boosting the local economy.

• Enhanced Tax Revenues: Development can broaden the tax base, potentially leading to improved public services and infrastructure.

• Infrastructure Demands: With growth comes the need for upgraded roads, utilities, and public facilities to accommodate the rising population.

• Traffic and Environmental Concerns: Residents may experience increased traffic and environmental changes, necessitating thoughtful planning and community engagement.

Looking Ahead

As Citrus County transitions from a quiet enclave to a burgeoning development hub, collaboration between builders, local government, and residents will be crucial. Balancing growth with the preservation of the county's unique character will ensure that development benefits the entire community while maintaining the qualities that make Citrus County special.

Citrus County is home to several Developments of Regional Impact (DRIs), a zoning designation created in 1972 to regulate large projects expected to have regional effects on roads, water, schools, and utilities. Although the Florida Legislature eliminated the DRI review process for most new projects in 2015, existing DRIs like Betz Farm and Tuscany Ranch remain vested and can still be developed under their original entitlements.

For context, Betz Farm, located near Crystal River, was approved for approximately 1,542 residential units, a mix of cluster homes and condominiums. Tuscany Ranch, part of the Beverly Hills DRI, was entitled for about 3,687 single-family homes, 1,415 multi-family units, and more than 330,000 square feet of commercial space. These numbers are significant and remain valid today.

When Florida phased out the DRI program, most existing DRIs were not canceled or wiped out — they stayed in place. In Citrus County and elsewhere, older DRIs were often converted into Planned Unit Developments (PUDs) over time, which offer developers more flexibility in how the land is used. Even when a DRI is rezoned into a PUD, the vested rights to the original number of units generally remain unless voluntarily reduced by the developer.

What does this mean for Citrus County today? Residents may see Betz Farm, Tuscany Ranch, and other DRI areas come up for rezoning, site plan revisions, or development activity. However, it’s important to understand these projects were approved many years ago, often 20 to 30 years in the past. The right to develop is not new — it has been sitting there, waiting for the right market conditions.

It's important to note that most DRIs, despite their large entitlements, are developed at a scale less than originally approved. This trend reflects a shift toward smart growth principles, emphasizing sustainable development and efficient infrastructure use. As these legacy DRIs evolve, community engagement and thoughtful planning will be crucial to ensure that development aligns with Citrus County's vision for the future.

When you hear about new development in Citrus County, you may think about gopher tortoises. These native creatures, listed as "Threatened" in Florida, are strictly protected — and contrary to some beliefs, there is a detailed, mandatory process to ensure their safety before any land is cleared.

Before a single shovel hits the ground, developers are required by the Florida Fish and Wildlife Conservation Commission (FWC) to complete gopher tortoise surveys. First, a 25% coverage survey is performed during the due diligence phase to locate burrows and note any tortoises. These are geo-referenced and reported as part of early project planning.

Prior to construction permits being issued, a full 100% survey of the property must occur. Every active and inactive burrow is mapped. If tortoises are found, developers must pay reservation fees to approved recipient sites — conservation easements specifically designed to permanently protect tortoises. These sites must be located within a specific latitude range (east-west), not longitude, to ensure similar habitat and climate conditions.

Only licensed biologists can excavate and relocate tortoises. Strict rules apply: relocations cannot happen if temperatures are forecasted below 50°F for three consecutive days. Biologists must complete relocation within 72 hours, transporting tortoises safely to their new conservation homes.

Before relocation starts, silt fencing — the black, 24-inch fencing you often see — must be installed to prevent tortoises from returning to active construction zones. And don’t assume every burrow means a separate tortoise; many animals maintain multiple burrows across their territory.

Relocating gopher tortoises is neither simple nor cheap. Each tortoise costs between $6,000 and $7,000 to properly relocate, reflecting the seriousness of the state’s protections.

When you see major development projects like those along the 491/486 corridor, remember: relocating tortoises away from traffic and heavy activity gives them a better, safer habitat long-term. Citrus County’s growth and conservation can — and must — work together.

When it comes to housing in Citrus County, the first debate is what to even call it. Affordable housing? Attainable housing? Workforce housing? It doesn’t matter what label you pick — the bottom line is the same: people can’t afford to buy or rent a home.

Interest rates are high, and when people can't afford to buy, they rent. That drives rents even higher, especially in places like Citrus County where no new apartments have been built in over a decade. Lack of supply fuels the problem even more. It’s simple economics.

Mixed-use communities offering a range of housing types — apartments, villas, townhomes, single-family homes — could bridge the gap, giving people stepping stones over 15 to 20 years. But Citrus County isn't set up for that yet. Growth is still in early stages. And while some may dislike it, real growth was locked in 25 years ago when the Suncoast Parkway was first planned. Growth isn’t coming — it’s already here.

Historically, the push has been for larger lots — one acre or more. Sounds great in theory, but one-acre lots today push the cost of a new home well into the $400,000 range or higher. With lot value making up roughly 27% of a home's final price, it's simply not realistic anymore for the majority of working families.

If Citrus County wants to solve its housing problem, it needs more options: apartments, attached homes like villas and townhomes, and smaller-lot single-family homes. Yet right now, almost none of these are actually being built. Even the apartments you hear about being "approved" are still years away from construction and stabilization.

Without smaller lot homes — 40-foot and 50-foot wide lots — the entry price for a new home will stay out of reach. Homes starting in the $200,000s are the only way to provide real options for teachers, firefighters, tradesmen, and young families. And those are the same people you need if you want local businesses to survive, let alone attract new industries or better-paying jobs.

Citrus County’s average age is 53. Big employers know it. Without new families moving in, the so-called “good jobs” people demand will never come.

If you already live on a one-acre lot, enjoy it — you earned it. But if you want your kids and grandkids to live and work here too, you have to make room for them. Smaller homes, smaller lots, and smarter planning aren't a threat to Citrus County — they’re the only future it has.

Citrus County Commissioner Jeff Kinnard has proposed an 11-month moratorium on new residential developments and applications that increase housing density. The stated goal is to allow time to develop a long-term plan for improving road capacity and supporting infrastructure. With state-level reforms on concurrency laws stalled, the county is exploring local solutions.

Some county commissioners, including Holly Davis and Janet Barek, have offered differing perspectives. Davis cautioned that pursuing a moratorium could be a legally perilous path, while Barek pointed to areas like Citrus Springs and Beverly Hills, where road systems are increasingly strained by growth.

The building community has expressed concern about the potential impacts on jobs and the local economy. Katrina Leturno, president of the Citrus County Building Alliance, strongly opposes the moratorium, fearing significant economic harm, including layoffs and potential business relocations. She promotes strategic, mixed-use developments within existing infrastructure corridors instead. Leturno also emphasized the importance of a balanced approach that considers both infrastructure needs and housing availability. She noted the demand for housing remains strong, particularly for local workers and families.

Examples from across Florida offer useful context. Leesburg recently considered a similar moratorium but voted it down 4-1, with city leaders emphasizing that such a move could negatively impact economic development and job creation, and underscoring the importance of maintaining momentum for economic and commercial development. In contrast, counties like Orange and Osceola have taken shorter, more targeted pauses focused on planning code updates and strategic zoning evaluations.

These cases suggest that tailored growth strategies—such as encouraging walkable, mixed-use projects—may provide an alternative to sweeping development pauses. In fact, the Crescent Metro Study already identifies a need for more commercial and retail development in Citrus County to balance its current housing-heavy landscape.

As the May 13 commission meeting approaches, the proposal offers an opportunity for open public discussion about the best way forward. Thoughtful growth that includes mixed-use options and infrastructure planning may help address both current concerns and future community needs without creating unintended consequences for housing or employment.

The ongoing expansion of the Suncoast Parkway through Citrus County isn’t a surprise—it’s a fulfillment of decisions made more than 20 years ago. First studied in 1998 and approved in phases soon after, the Parkway’s route and impact were clear long before the first trees came down.

Now, with the final two segments funded, engineered, and set to be built at the same time, Citrus County is entering the next chapter. The CR 486 interchange is projected to open in early 2026, and with it, comes the inevitable: growth near the off-ramps, commercial interest, and new housing demand.

This is not unique to Citrus. In nearly every Florida community where a new four-lane toll road opens with direct access to a major metro like Tampa, growth follows. That’s what infrastructure does—it connects people, land, and opportunity. The Suncoast Parkway cuts travel time from Citrus County to Tampa International Airport to under an hour. That alone makes the area attractive for commuters and businesses looking for affordable land within reach of a major metro area.

Some of the most vocal opponents of growth in Citrus moved here after the Parkway was already approved. The reality is: the decision to expand the Suncoast set growth in motion long before the first moving van arrived. The real question now is how we handle it.

Growth near interchanges is not only predictable—it’s often planned. But that growth must be guided. Citrus County is no longer isolated. As development pressure increases, the challenge isn’t how to stop it—but how to shape it. That means zoning that encourages mixed uses, infrastructure that keeps pace, and plans that balance new homes with job opportunities and commercial space.

The Parkway didn’t create growth—but it unlocked it. The job now is to manage it well, so Citrus County remains a place people want to come to—and stay.

As Citrus County prepares to debate a proposed 11-month moratorium on residential development, it’s worth asking: are there smarter ways to manage growth without shutting it down?

A full moratorium—whether it passes or not—sends a powerful message to investors, homebuilders, and businesses: Citrus may be closed for business. That uncertainty alone can stall projects, derail funding, and cause developers to walk away. Unfinished communities can sit idle, commercial momentum fades, and the local economy suffers—not just long-term, but immediately.

But the issues the moratorium aims to address are real. Infrastructure, road capacity, EMS, and school planning must keep pace. The challenge is how to move forward without pulling the brakes completely. Several practical solutions deserve serious consideration:

1. Accelerate Planning and Zoning Updates.
If part of the concern is outdated land use guidance, fast-tracking updates to zoning codes and comprehensive plans could be done in 90–120 days. A tighter, task-driven timeline—rather than an 11-month freeze—can allow development to proceed responsibly while planning catches up.

2. Prioritize Mixed-Use, Walkable Communities.
Well-designed mixed-use developments, where residential units are integrated with retail and services, help keep traffic internal and reduce pressure on major roads. These kinds of communities also promote affordability and flexibility across generations—something Citrus increasingly needs.

3. Focus Growth in Established Corridors.
Growth is already happening near the Suncoast Parkway, and it’s no accident. These areas were planned for expansion. With direct access to Tampa, they attract working families who commute. We should focus approvals within these known growth zones, particularly near interchanges and within defined Urban Mixed-Use Areas (UMAs) like the one proposed for CR 486—which is already two years behind schedule.

4. Partner with Committed Developers.
Developers ready to invest in these strategic areas should be invited to the table, not turned away. Clear expectations, defined standards, and upfront coordination would give the county leverage and transparency—without sacrificing progress.

Citrus County doesn’t need a freeze—it needs a framework. We can grow smart, preserve what makes the county unique, and still meet the needs of our future residents. Let’s solve the problem without stalling the solution.

A 1% local sales tax—often called the “one penny” sales tax—is a tool used by most counties across Florida to fund infrastructure and public service improvements. Citrus County is one of the few counties that currently does not collect this optional surtax. That could change if voters or commissioners choose to adopt it.

This isn’t a new idea in Citrus. Voters approved a 1% local sales tax back in 1992, and it remained in place for seven years before expiring in 1999. At the time, it helped fund needed capital projects across the county. With today’s needs—roads, emergency response upgrades, and critical public facilities—a renewed sales tax could again serve a focused and valuable role.

A one-penny increase in the sales tax would raise Citrus County’s total sales tax rate from 6% to 7%. For context, many nearby counties, including Hernando, Marion, and Pasco, already collect 7% or higher. The increase would apply to taxable goods and services but would not affect items already exempt under state law.

The advantage of a local sales tax is that the burden isn’t carried solely by local residents. Visitors, seasonal homeowners, and tourists who shop, dine, or stay in Citrus contribute to the tax base. This broadens the impact and brings outside dollars into county revenues. A significant share of the collections could come from people who don’t live here full time but still use local roads and services.

Projections show that a 1% surtax could generate approximately $20 to $25 million per year for Citrus County. Over a 10-year term, that could mean more than $200 million in new funding. That kind of capital can make a meaningful difference—but even more so if the county uses it to issue bonds. Doing so would allow large-scale investments now, using the expected tax revenue to repay the debt over time. It’s a common and effective strategy used in counties across the state.

The optional sales tax must be used for specific purposes. State law allows counties to spend these funds on public infrastructure—roads, emergency facilities, equipment, and more. This provides a clear pathway to address ongoing needs without raising property taxes or cutting essential services elsewhere.

As county leaders weigh options to plan ahead, a modest 1% sales tax may offer one of the most practical tools available to invest in the future.

Across Florida and the country, national builders are using financial tools known as forward commitments to help buyers overcome high interest rates. A forward commitment allows a builder to secure a block of mortgage loans with a lender at a lower interest rate and offer those discounted rates directly to buyers. This helps many buyers—especially first-time buyers—qualify for homes they otherwise couldn’t afford in today’s market. In some cases, builders are offering rates as low as 2.99% to 3.25% for the first few years of ownership.

In addition to rate incentives, most national builders provide money toward closing costs, design upgrades, or appliance packages. These incentives can add up to tens of thousands in value to the buyer. When combined with the ability to lock in a reduced rate, this makes buying a new home far more appealing than many realize—especially when compared to an older resale home.

Every new home built in Florida comes with a mandatory builder warranty. Under state law, new construction must include at least a one-year warranty for workmanship and materials, two years for systems like plumbing and electrical, and seven years for structural components. That’s a level of protection no existing home on the market can match.

The reality is that many homes available for resale today are between 30 and 40 years old. The national average age of a home is now around 40 years. For buyers, that often means dealing with polybutylene plumbing (commonly used in homes built before 1995 and prone to failure), outdated electrical panels, aging air conditioning systems, and roof replacements. These aren’t cosmetic upgrades—they’re high-dollar repairs that can cost more than any savings from buying an older home.

Despite recent headlines, it’s misleading to say home inventory is high. What is high is the number of existing homes for sale—many of which need major updates. Builders are not flooding the market with new construction; in fact, there is a shortage of new homes in many areas. That’s why pricing remains steady and even climbs, particularly for newly built homes that offer warranties, energy efficiency, and modern layouts.

The presence of forward commitments and builder incentives is not a gimmick—it’s a response to what buyers actually need. Without them, thousands of working families would be locked out of homeownership.

For most of its history, Floral City has lived up to its name—peaceful, green, and unchanged. With its canopy roads, century-old homes, and small-town charm, it has always stood apart from the rapid growth seen elsewhere in Citrus County.

In the early 2000s, that nearly changed. Three developers submitted proposals for residential communities in and around Floral City, aiming to bring new homes, infrastructure, and investment to the area. For the first time in decades, the town looked ready to welcome new families and fresh opportunity.

But that moment passed.

In 2005, Citrus County, under its growth management rules, reinforced a halt to new development outside of designated Planned Service Areas (PSAs). Floral City, lacking central water and sewer, fell outside those lines. Without utilities, permits couldn’t be issued, and projects couldn’t move forward. It was, in effect, a moratorium.

The county’s goal was to concentrate growth in serviced areas, avoiding urban sprawl and protecting rural landscapes. While the idea had merit, Floral City paid the price. Promising projects died on the vine. Construction jobs disappeared before they began. Local tax revenues that would have supported schools, roads, and services never materialized.

Instead of controlled growth, Floral City got no growth.

While Inverness, Lecanto, and other areas added homes, schools, and commercial development, Floral City remained untouched. Over time, that came with real cost—aging infrastructure, fewer housing options, declining appeal to younger families, and limited economic opportunity.

Nearly 20 years later, Floral City looks much the same. For some, that’s a point of pride. But for others, it’s a reminder of missed chances. The preservation effort, while noble, came with long-term consequences: stagnation, lost investment, and a town slowly left behind.

As the county revisits its policies under pressure to address housing needs and economic balance, Floral City should be part of the conversation. Preserving charm shouldn’t mean shutting out opportunity. The challenge now is to strike a better balance—one that honors the past without freezing out the future.

In Citrus County, conversations about growth and infrastructure have recently taken center stage. While some residents called for a full halt to development, Commissioner Jeff Kinnard used the opportunity to pivot the discussion toward more practical, long-term strategies. His original proposal for an 11-month moratorium on new residential growth did not advance, but it sparked the broader conversation he hoped for.

Rather than pausing all development, Kinnard now advocates for a set of targeted reforms designed to address infrastructure challenges while still allowing progress. He proposed reinstating concurrency for residential roads, expanding the use of impact fee credits, and implementing mobility fees—tools that ensure new development pays its fair share for infrastructure demands.

Mobility fees, already used successfully in other counties, can fund road improvements and other transportation infrastructure tied directly to population growth. By adopting these measures, Citrus County can better manage development in a fair and responsible way.

Kinnard also stressed the importance of improving internal communication between county staff and developers. Delays and disconnects, he noted, undermine progress and frustrate both sides. He called on the county administrator and assistant administrator to take a more hands-on role in resolving development issues quickly—within hours, not weeks.

Commission Chairwoman Rebecca Bays echoed this perspective, stating the county already has many tools available to manage growth without turning to a blanket moratorium. She acknowledged the need for action but cautioned against measures that could send negative signals to investors or disrupt the construction industry.

Critics of the moratorium raised concerns about job losses and stalled projects. Supporters argued for a pause to reevaluate planning and infrastructure. Kinnard’s revised approach aims to find middle ground—prioritizing traffic studies, reviewing development impacts on local roads, and ensuring the county is prepared to support new residents.

A collaborative framework—using impact fees, developer agreements, and targeted infrastructure investment—allows the county to move forward without sacrificing the quality of life for current or future residents. Kinnard committed to bringing back a streamlined list of actionable recommendations for the board to vote on in the near future.

Citrus County has faced serious challenges in recent years when it comes to public health. Since 2017, the county’s overall health ranking in Florida has declined from 52nd to 65th out of 67 counties. Life expectancy here averages just 74.2 years—more than five years below the state average. Chronic illness rates are high, particularly for conditions like arthritis, COPD, and kidney disease. These issues are compounded by fewer healthcare providers per capita, and nearly one in four children living in poverty.

But there is reason for hope. Citrus County is in the middle of a healthcare transformation that has the potential to change these outcomes and lift the community. Several major projects are now underway or have already been approved, signaling real investment in healthcare and job creation.

Tampa General Hospital, one of Florida’s most recognized healthcare institutions, has completed the acquisition of Bravera Health Seven Rivers, bringing a new level of experience and resources into the region. The move strengthens hospital infrastructure and will improve access to a wider range of services. Additionally, Tampa General has received approval to build a brand-new hospital in Lecanto with the potential for up to 400 beds. This facility, once completed, will be a major step forward in meeting local demand for inpatient care.

Not far from the proposed Tampa General site, a new VA outpatient clinic has selected land just off Highway 44 to serve local veterans. This long-awaited facility is a major win for the county’s veteran population and will reduce the need for long trips to other VA campuses.

Private development has also helped improve access. Across from Amber Ridge, HCA is pursuing a new emergency care center that will reduce strain on existing hospitals and give more immediate options to residents. Within the Amber Ridge project itself, the recently completed Clear Sky rehabilitation facility is already open, serving both local patients and out-of-county referrals.

These healthcare expansions mean more than better services. They also bring jobs—medical, administrative, support, and construction—and not every job has to be high-wage to make a difference. A reliable paycheck can mean stability for working families. These projects are not just buildings; they’re part of a larger shift that could help move Citrus County in the right direction. Growth, when managed well, can be a tool to help solve long-term community problems.

Across Citrus County, some residents express a familiar concern: “We don’t need any more growth.” It’s a sentiment rooted in a desire to preserve the county’s character, pace, and charm. But growth itself is not inherently harmful. The key is how that growth is managed, implemented, and integrated with the county’s long-term vision.

Not all development is created equal. Citrus County has a mix of local developers with multi-generational ties to the community, as well as experienced firms entering the region with an understanding of smart growth principles. These developers are not transient speculators. Many have families here, or long-standing involvement in the community, and they are invested in ensuring the county’s future remains aligned with its Nature Coast identity.

Modern development can be structured to minimize external impacts. Mixed-use communities, for example, help reduce vehicle trips on major roads by combining housing, retail, and services within walkable distances. These projects often include cross-access easements, internal street networks, and community infrastructure that promote convenience and reduce traffic strain.

Responsible developers are also taking on infrastructure burdens directly. Instead of waiting for the county to fund improvements, many are investing in roads, drainage, and utilities as part of their project commitments. These investments improve safety, reduce flooding, and bring essential services to underserved areas.

A significant benefit of new development is the increase in ad valorem property taxes. When land transitions from vacant or underutilized to active and improved, the tax base expands. That additional revenue helps fund fire rescue, EMS, road maintenance, and school improvements—without raising rates on existing taxpayers. Unlike one-time impact fees, this tax growth is recurring and sustainable.

Development also creates jobs. From site work and construction to long-term roles in healthcare, hospitality, and retail, projects generate employment that supports working families. Not every job is high wage, but every paycheck contributes to local stability.

While concerns about change are valid, dismissing all development as harmful misses the opportunity for collaboration. With the right tools and standards in place, developers can become true partners—supporting Citrus County’s goals and strengthening the foundation for a better future.

Citrus County is blessed with an abundant supply of freshwater, supported by one of the most impressive natural systems in Florida. From Lake Tsala Apopka, the largest freshwater body in the county spanning 22,000 acres, to the iconic Crystal River/Kings Bay spring system, water is a defining resource for the region. This natural wealth deserves careful management and respect, especially as the county grows and welcomes new development.

There is often concern that development and clean water cannot coexist. In truth, developers today operate under some of the strictest environmental regulations in Florida’s history. Extensive stormwater retention and treatment systems are now required in nearly every new community. These stormwater ponds are not just aesthetic features; they’re engineered systems designed to filter runoff, prevent flooding, and protect our aquifers and surface water bodies.

Citrus County’s utility system is also evolving. With 23 water production facilities capable of pumping up to 27 million gallons per day and seven wastewater treatment plants, the county is investing in both access and sustainability. The Meadowcrest Reclaimed Water Facility, for example, provides treated water for irrigation, reducing demand on groundwater and helping to preserve limited resources. Plans are also underway to upgrade the Sugarmill Woods facility to produce more reclaimed water. Together, these systems have the potential to offset hundreds of millions of gallons of groundwater withdrawal each year.

Much of this work is done by the County’s Department of Water Resources, which is entirely funded by user fees—not property taxes. Their efforts have already removed thousands of septic tanks near rivers and springs in Homosassa and Chassahowitzka, reducing nutrient pollution and protecting sensitive ecosystems. These improvements are supported through grants and partnerships that stretch public dollars and reduce homeowner costs.

It’s worth noting that developers are often key players in this progress. Whether extending water lines, improving lift stations, or participating in sewer expansions, responsible developers work hand-in-hand with regulatory agencies to support clean water goals. Many are committed to smart, well-planned growth that improves water infrastructure while preserving the environment.

Citrus County’s future depends on protecting its most vital natural resources. By holding everyone—public and private—accountable to high standards and fostering partnerships that prioritize long-term outcomes, we can maintain the quality and accessibility of water for generations to come.

Florida has long stood as a state that values private property rights. That principle is especially important here in Citrus County, where residents take pride in their land—whether it’s a small homestead, a commercial parcel, or a tract intended for development. Property ownership comes with responsibility, but it also comes with certain rights that are foundational to a free society.

One of those rights is the ability to sell or purchase property. Another is the ability to use that land in accordance with local zoning laws. If a parcel is zoned for residential use, an owner has the legal right to build housing on it. If the zoning allows for agriculture, commercial, or industrial uses, those uses are protected under the law. And importantly, any property owner also has the right to apply for a zoning change. Approval is not guaranteed, but asking the question is a fundamental part of the process.

Unfortunately, there is a growing narrative suggesting that these rights should be restricted or denied based on public pressure alone. Some voices argue that even legally permitted uses should be blocked or that new applications for zoning changes should not even be considered. While public input is a valuable part of any planning discussion, it cannot become a tool to cancel or silence the rights of others.

It’s also important to remember that those who buy property—whether local families, retirees, or developers—do so under the same laws as everyone else. No one is above the rules, but no one should be beneath them either. If a landowner follows the proper channels, submits studies, pays fees, and meets code, they deserve a fair hearing—without personal attacks or attempts to delegitimize their rights.

In Florida, the right to use and enjoy property is enshrined in both state statutes and the constitution. That protection doesn’t disappear because someone disagrees with how land may be used. Growth and land use are complicated topics, but they must be addressed through civil debate and legal process—not mob rule or emotional demands.

Property owners and developers who follow the rules and contribute to the county’s infrastructure, economy, and long-term vision should be recognized as potential partners in community progress—not dismissed based solely on their role. Upholding equal rights for all landowners helps preserve the fairness, opportunity, and character that define Citrus County and the state of Florida.

Successfully managing growth in Citrus County depends on clear communication, fairness, and cooperative planning among developers, residents, and county leaders. Commissioner Jeff Kinnard’s upcoming workshop provides a vital platform for aligning future development with critical community infrastructure needs.

Today’s development standards are notably stricter than those in past decades. Developers now must meet rigorous requirements involving advanced water management techniques, increased treatment and storage capabilities, and comprehensive planning for seasonal high-water events and historical flooding conditions. Additionally, developers routinely invest in offsite infrastructure improvements such as roads, drainage systems, and parks, closely coordinating these efforts with county officials to fulfill broader community needs.

Commissioner Kinnard’s workshop aims to foster open dialogue involving county planners, commissioners, developers, and community members, ensuring realistic and fair development expectations. It’s important to recognize that current developers should not shoulder the full burden of correcting infrastructure issues rooted in past inadequacies. Modern developers already face substantial challenges and costs from meeting contemporary standards and should not bear sole responsibility for remedying historical gaps or oversights.

Fairness in these collaborative efforts is critical. Developers are valuable community partners who invest significantly in local improvements, positively affecting residents’ quality of life. Setting balanced expectations helps ensure developers contribute effectively without becoming unfairly overburdened by historical deficiencies. The county and its residents benefit most when expectations are clear, reasonable, and mutually beneficial.

Moreover, managed growth brings significant, long-term advantages to Citrus County. Thoughtfully planned developments generate sustainable tax revenue, enabling investment in essential services such as education, public safety, and transportation improvements. Additionally, new developments create employment opportunities, providing jobs that bolster local economies and support family stability. Well-planned communities further reduce environmental impacts by incorporating modern design standards focused on sustainability and resilience.

Through thoughtful, cooperative planning and mutual respect among all stakeholders, Citrus County can sustainably manage growth, providing lasting community benefits like stable tax revenue, employment opportunities, enhanced services, and improved infrastructure, all while preserving the unique character and natural beauty of the county.

As Citrus County continues to experience growth, discussions about “development agreements” are becoming increasingly common among residents, developers, and local officials. But what exactly is a development agreement, and why does it matter?

A development agreement is a legally binding contract between a developer and local government. It provides clear terms and conditions for a development project, including land uses, building densities, project phases, and timelines. It also outlines specific responsibilities for infrastructure such as roads, parks, schools, water, and wastewater facilities.

These agreements help mitigate uncertainty for both developers and the community. They specify the anticipated impacts of a development and detail measures for addressing those impacts, ensuring that essential services and infrastructure are adequately planned, funded, and constructed without burdening existing taxpayers.

From the developer’s perspective, these agreements offer significant benefits. By clearly defining rules and expectations, they reduce the risks associated with changing regulations or political climates during a project’s timeline. This clarity is crucial when securing financing and protecting investments.

Development agreements also serve a critical public purpose by ensuring transparency. Before approval, Citrus County requires public notice, including advertisements in newspapers and notification letters sent to adjacent property owners. Additionally, at least two public hearings must occur, allowing residents ample opportunity to review and comment on the proposed developments. Ultimately, the Board of County Commissioners makes the final decision, taking public feedback into account.

Importantly, while developers agree to finance necessary improvements related to their projects, Florida law and county policies ensure they are not forced to fix historical infrastructure deficiencies or carry burdens unfairly left from previous decades. The agreements reflect today’s stricter standards, such as advanced stormwater management, flood planning, and enhanced environmental protection.

When effectively utilized, development agreements foster responsible growth, benefiting both developers and residents by providing certainty, accountability, and predictability in the development process.

In Florida, particularly Citrus County, Community Development Districts (CDDs) often come up in discussions surrounding local growth. Clearly understanding how CDDs function can address valid concerns from residents worried about unmanaged development.

Established under Chapter 190 of the Florida Statutes, a CDD is a specialized governmental entity created specifically to finance, build, and maintain infrastructure within new communities. These infrastructures typically include roads, water and sewer systems, stormwater management facilities, parks, street lighting, and other essential community services. Initially, the board governing a CDD is elected by the developer, but control gradually transitions to homeowners within six years, ensuring long-term community oversight.

From the developer’s perspective, a CDD offers essential financial flexibility. By issuing tax-exempt bonds, developers spread infrastructure costs over an extended period, reducing immediate upfront capital requirements. Without a CDD structure, these significant infrastructure costs would increase home prices substantially, making homes less affordable and potentially increasing mortgage payments for buyers.

Residents within a CDD community pay for these infrastructure improvements through annual non-ad valorem assessments included on their property tax bill. Typically, these assessments spread infrastructure costs over a period of up to 30 years. Importantly, homeowners also have the option to pay these assessments fully upfront at closing, avoiding annual payments altogether. This flexible arrangement benefits homeowners who prefer predictable annual costs and helps accommodate Florida’s typically transient homeowner population, as assessments shift fairly to new buyers upon property sales.

Transparency and accountability are central to the CDD process. Budgets undergo annual independent audits, and all board meetings are open to the public. Public hearings ensure residents can voice opinions on infrastructure plans and associated assessments. Over time, as homeowners gain control of the CDD board, the community directly shapes decisions concerning infrastructure priorities and financial management.

Critics sometimes argue that CDDs promote excessive growth. However, when implemented responsibly, CDDs help ensure growth occurs with clear and predictable infrastructure management. Ultimately, CDDs protect existing residents from shouldering costs of new growth, preserve long-term property values, and ensure development occurs sustainably and equitably.

Commissioner Jeff Kinnard recently proposed workshops focused on managing Citrus County’s growth. This collaborative approach deserves the support and participation of community leaders, residents, and developers alike.

Growth is complex, and valid concerns often arise about infrastructure, traffic, and preserving the county’s character. Commissioner Kinnard’s proposal thoughtfully addresses these concerns by introducing a structured approach to growth, focusing on development agreements, concurrency requirements, and off-site contributions.

Development agreements, in particular, offer predictability by clearly outlining expectations for developers and ensuring infrastructure needs directly link to new projects. By formalizing these responsibilities upfront, developers and the community avoid misunderstandings, fostering transparency and accountability.

Concurrency is another practical step. When structured fairly, concurrency helps developers plan for infrastructure clearly without overburdening taxpayers, supporting growth without straining existing resources.

Yet, fairness remains critical. Today’s developers already meet stringent requirements far beyond those of past decades. They manage complex stormwater systems, address seasonal flooding risks, and contribute to extensive off-site infrastructure. Thus, it’s essential that workshops clearly distinguish between addressing future growth impacts and fixing past infrastructure oversights.

Commissioner Kinnard’s emphasis on expert presentations around Community Development Districts (CDDs), mobility fees, and impact fee credits is another strength. These mechanisms allow infrastructure costs to be spread responsibly, with developers and new residents bearing their fair share. Properly used, these tools ensure infrastructure keeps pace with growth without disproportionately burdening existing homeowners.

A collaborative workshop is precisely the forum needed to align these goals. Including voices from residents, commissioners, and developers will ensure policies reflect balanced community priorities.

Commissioner Kinnard’s workshop proposal offers a constructive path forward. By participating in these discussions, large developers and community members alike can help shape practical solutions that ensure growth enhances, rather than compromises, our county’s future.

Recent discussions led by Tourism Director Auvis Cole highlight a promising economic opportunity for Citrus County—sports tourism. Successful nearby models such as Polk County’s Lake Myrtle Sports Complex and Seminole County’s Boombah Sports Complex clearly demonstrate the economic benefits.

Polk County’s Lake Myrtle complex, built for roughly $21 million, has emerged as a significant sports tourism hub. In 2024, Lake Myrtle hosted 58 events, attracting over 220,000 visitors and generating more than $50 million in local economic activity. These tournaments reliably fill hotel rooms, boost restaurant traffic, and support local businesses, proving the positive economic impacts of a well-managed, moderately sized facility.

Seminole County’s Boombah Sports Complex provides additional evidence of these advantages. In 2023 alone, the facility hosted 51 events, resulting in approximately 22,000 hotel room nights and generating around $43 million in direct economic benefit. This consistent economic activity illustrates the potential for similar returns if Citrus County follows a comparable path.

An appropriately scaled sports complex in Citrus County would attract visitors year-round, enhancing local businesses during traditionally slower months. It could support a wide array of sports including soccer, baseball, softball, and lacrosse, in addition to emerging sports like drone racing. Furthermore, Citrus County’s existing landscape offers significant potential for mountain biking events, akin to Ocala’s Santos Trail System, further broadening the sports tourism appeal with minimal initial investment.

Beyond direct economic returns, developing sports tourism infrastructure enhances community quality of life by expanding recreational opportunities, encouraging youth participation in sports, and fostering local pride through hosting events that draw regional and even national attention.

Carefully balancing costs, scale, and local needs, Citrus County can leverage sports tourism effectively, creating sustained economic growth without overstretching resources. This strategic approach will allow the county to benefit from increased visitor spending, consistent hotel occupancy, and overall economic vitality while preserving the unique character of our community.