Southern Woods Phase V Is 74 Lots. The Plat Is Not Filed.

Citrus County’s development-applications page says Southern Woods Phase V can start infrastructure, and that the final plat is not in. Improvement plans IMP2023-00005, requested by Germana Engineering, propose 74 residential lots on Woodfield Circle in Homosassa. Staff approved the file with conditions, so infrastructure construction can commence. A final plat application has not yet been submitted. The page’s own vintage line still reads August 18, 2026. This page is that county file. The September 24 Freddie Mac survey at 7.03% is a separate weekly average.

Southern Woods is an existing subdivision name inside Sugarmill Woods. The Citrus County Property Appraiser already records Southern Woods at Sugarmill Woods as neighborhood 5403, inside tax district 00SW — Sugarmill Woods. Earlier phases are on the plat book. Phase V is the improvement-plan row that has not yet produced a plat number. The already-published Sugarmill Woods guide and the Homosassa guide are the street files for the community that is already there. This briefing is the 74-lot paper in front of the next phase.

It sits next to Crystal Ridge, the Lecanto planned unit development the same August 18 list also cleared for infrastructure, and Black Diamond Town Center, the CR-486 commercial subdivision that list already calls under construction. The people tape is Citrus added people while the school count did not. The rate tape is the September 24 survey. The policy tape is the September 16 FOMC hike. For process, keep the Citrus County market overview, the Florida markets page, the Florida home buying guide, residential buying, and the mortgage page in the same reading list.

The sentence on the county list

The official list is Development Applications Submitted. Joanna Coutu, AICP, is named as Land Development Director at 3600 W. Sovereign Path, Lecanto. The page warns that statuses change. It says the webpage was last updated on August 18, 2026. On October 1, 2026, the live page still carried that August 18 vintage and the same Southern Woods sentence.

The row, in the county’s words: Germana Engineering has requested Improvement Plans (IMP2023-00005) for Southern Woods Phase V. The site proposes 74 residential lots on Woodfield Circle in Homosassa. The application was approved with conditions by staff, so infrastructure construction can commence. A final plat application has not yet been submitted.

The Planning and Development Commission date cell and the Board of County Commissioners date cell on that row are blank. This is a staff improvement-plan status. The page has not scheduled a hearing on the row. There is no plat application number. There is no lot-size table, no production-builder brand, no assessment schedule, and no price.

Germana Engineering is the name on the request. An engineering firm on an improvement-plan line is the civil applicant the county printed. The page does not go on to name a production homebuilder, a sales office, or a model. The applicant line is the applicant line. Anyone offering a house “by the builder of Phase V” needs a name that is not on this row.

74 is the proposed lot count on the improvement plan. It is the figure to repeat when someone turns the phase into a sold-out village or a permit total. Until a final plat is submitted, reviewed, and recorded, those lots are proposed lots. They are not parcel numbers a title company can write on a deed.

Earlier phases are already on the plat book

The property appraiser’s roll is how a reader sees that Southern Woods is already a recorded name inside Sugarmill Woods. The appraiser is Cregg E. Dalton. The cards below are public parcel records, used here as plat-book evidence. They are not a price study, and they are not Phase V.

A single-family parcel at 92 Woodfield Circle, Homosassa 34446, parcel 18E20S210060 000G0 0380 (altkey 3148659), is coded neighborhood 5403 — Southern Woods at Sugarmill Woods and tax district 00SW — Sugarmill Woods. The subdivision code is 002064 — Southern Woods/SMW Phase IV. The short legal is Southern Woods at Sugarmill Woods Phase IV, Plat Book 17, Page 26, Lot 38, Block G. The map reference is section 21, township 20 south, range 18 east. Zoning on that land line is PDR. The land-use code is 0105 — SFR golf course. The dwelling on that card was built in 2008.

That card does two jobs. Woodfield Circle is already a platted Phase IV street with a house on it. And the Phase V application uses a street name the clerk already recorded, for a phase whose plat the applications page says has not been submitted. An address on Woodfield Circle can be a Phase IV deed. It is not automatically one of the 74.

Phase III is on the book as well. A right-of-way and buffer tract at 151 Corkwood Boulevard, Homosassa 34446, parcel 18E20S210040 00A0 (altkey 2935154), carries subdivision 001724 — Southern Woods/SMW Phs. III. The short legal is Southern Woods at Sugarmill Woods Phase III, Plat Book 16, Page 78, Tract A. The use code is 0009 — common area. The property use code is 9400 — R/W buffer. The owner on that card is Southern Woods at Sugarmill Woods Property Owners Association Inc. The section-township-range is the same: 21-20S-18E. Zoning on that line is PDR.

Phase IIB is recorded too. A parcel at 7 Woodlee Court North, Homosassa 34446 (altkey 3121345), is subdivision 002050 — Southern Woods at SMW Phas IIB. The short legal cites Southern Woods at Sugarmill Woods Phase IIB, Plat Book 17, Page 1, and notes that LR-02-16 was accepted May 1, 2002, with a survey in Official Records Book 1502, Page 2486. Land lines on that card include 0105 — SFR golf course and 0005 — golf course, vacant residential, both zoned PDR.

Three recorded phases, three plat-book citations, one neighborhood name, one tax district. Phase V’s application number is IMP2023-00005. It is an improvement-plan file, not a plat-book page. The association name on the Phase III tract is evidence a property owners’ association is already on the roll for Southern Woods at Sugarmill Woods. The applications page prints no Phase V dues figure. A charge, if one is assessed later, has to come from the association documents or a recorded assessment on a platted lot.

A Phase IV improved parcel on Woodfield Circle carries a non-ad valorem project the roll labels Southern Woods IV. A Phase IIB parcel carries a line labeled Southern Woods IIB. Those labels sit on the recorded phases of the parcels that carry them. The dollar on each bill is that parcel’s bill. The 74 do not inherit it from the improvement-plan row, because the row does not print an assessment.

The golf-course land-use codes sit on the sample Phase IV and Phase IIB cards. The Phase V sentence says 74 residential lots on Woodfield Circle. It does not name a hole, a frontage, or a tract count. A homesite offered as “on the golf course” needs that claim on a recorded lot or a stamped plan. A shared street name with Phase IV is not that claim.

What “infrastructure can commence” is

Infrastructure is the civil work a later house sits on. On a Florida improvement plan that usually means clearing and grading, stormwater, water and sewer or the dry utilities that will serve them, local streets, and the erosion control visible before anyone pours a slab. Staff approval with conditions is permission to start that work, subject to the conditions in the approval letter. The county page does not reprint the letter. Bonds, easements, utility letters, and plan redlines are ordinary on a file the county marks “with conditions.” The accurate public sentence, until the letter is in hand, is the one the county wrote: approved with conditions, so infrastructure construction can commence.

That sentence is a civil status. It is not a certificate of occupancy, a building permit for a house, or a model-home temporary certificate. Citrus building permits run through the county’s permitting portal as a separate paper. An improvement plan can be approved while vertical permits for the 74 houses are still ahead. A buyer walking a graded pad is looking at infrastructure. A buyer walking a finished house on Plat Book 17, Page 26 is looking at Phase IV.

Census and HUD’s August housing-starts release, CB26-147, is a different machine. That file put privately owned housing starts at a 1,275,000 seasonally adjusted annual rate. A Citrus improvement plan is not a start in that survey. Census QuickFacts lists 2,102 building permits in Citrus County for 2025. That county-year total is on the people-and-schools briefing. It is not these 74 lots, and it is not a 2026 delivery calendar. A grader on a later phase of an existing village is local permission. A national starts rate is a national sample. August new-home sales, CB26-155, put the national contract pace at 684,000. That pace does not absorb an unplatted Homosassa phase, and it does not price one.

If dirt moves on the phase the county described, that matches the August 18 sentence. If a sales conversation quotes a lot premium, the next question is the final-plat application number. On the October 1 reading of the August 18 page, that number is absent.

The missing paper is the final plat

A final plat is the map that, once signed and recorded, creates lot numbers, tracts, rights-of-way, and the legal descriptions a title company writes on a deed. Phase IV has that map: Plat Book 17, Page 26. Phase III has Plat Book 16, Page 78. Phase IIB has Plat Book 17, Page 1. Phase V, on the applications page, has an improvement-plan number and the sentence that a final plat application has not yet been submitted.

The same August 18 page is specific about plat language on other files. Black Diamond Town Center, IMP2024-00001 at 3499 W Norvell Bryant Highway, has approval issued and the subdivision under construction, with final plat FPLT2025-00003 awaiting the applicant’s revisions. Corta Black Diamond, FPLT2026-00005, is seven non-residential lots and one tract at 3503 W Norvell Bryant Highway, awaiting a final mylar. Crystal Ridge Phase 1 and Phase 2A share Southern Woods’ posture: infrastructure may commence, and the final plat has not been submitted. Southern Woods Phase V is earlier on the plat clock than Town Center. It is later than files the county still lists as under review.

A reservation on an unplatted phase is a contract conversation. It becomes a recorded lot only after the plat is submitted, approved, and recorded. Ask for the improvement-plan stamp, the condition letter, and the plat book and page when they exist. For houses already standing on Woodfield Circle, the plat book and page can already exist, and they can be Phase IV. For the 74, the applications page still says the plat application has not been submitted.

Homosassa, on a street the plat book already uses

The application locates the site on Woodfield Circle in Homosassa. That is unincorporated Citrus County. It is not the city limit of Crystal River or Inverness, and it is not Lecanto. BEBR’s April 1, 2025 table, in the population briefing, put unincorporated Citrus at 155,292 of the county’s 166,500. Census QuickFacts’ July 1, 2025 county estimate is 171,666. The school district’s January 27, 2025 preliminary projection was 14,845 students. QuickFacts lists 38.1 percent of residents as 65 and over and 14.2 percent under 18. Seventy-four more proposed lots in an existing Homosassa village sit next to that mix. They add a residential count on one improvement plan. They do not replace the district’s projection.

Crystal Ridge is the inland Lecanto file: IMP2024-00005, 234 lots and 10 tracts at 5859 W Crystal Oaks Drive, and IMP2024-00006, about 213 single-family lots at Crystal Oaks and Rock Crusher, inside CPA/AA/PUD-22-01. Same infrastructure sentence. Same missing plat. Different place. Woodfield Circle and Crystal Oaks Drive are two streets in two parts of the county.

Black Diamond Town Center is the commercial file the county already places under construction, on CR-486 in Lecanto. The CR-486 interchange map, CPA-2025-00008, has an adoption hearing set for October 26, 2026, at 5:01 p.m. That hearing is a comprehensive-plan map for the Suncoast and Norvell Bryant node. It is a Lecanto hearing. It is not a plat hearing for Woodfield Circle. The Lecanto home guide remains the residential file for that hub.

Marion County is the next county south and east, with its own official clocks. The April 1, 2025 count of 433,765 is Marion’s population estimate. The I-75 auxiliary lanes from SR 200 to SR 326 are a Marion roadway project. Neither file plats Phase V, and neither one changes the Homosassa improvement-plan sentence.

Citrus 2050, the comprehensive-plan update on citruscounty.gov, is the plan being rewritten. The operating plan is still the 2030 plan. An open house is set for October 19, 2026, 5:30–7:30 p.m., at the Lecanto Government Building, 3600 W. Sovereign Path. Showing up that night is public comment on the long-range plan. It does not record a plat-book page for Phase V. An improvement plan and a comprehensive-plan update are two calendars.

The August 18 list, read by the verb the county used

The applications page is a status list. The useful reading is the verb on each row.

Southern Woods Phase V and the two Crystal Ridge phases use the infrastructure-can-commence verb, with the plat still unfiled. Black Diamond Town Center uses “under construction,” with a plat awaiting revisions. Other residential files on that vintage are still in review or waiting on the applicant:

• The Hills of Lecanto (IMP2026-00006) — 38 townhome units at 2225 N Pine Cone Avenue, Lecanto. Under review.
• Trailhead Ridge Phase 1A (PPLT2024-00006 / FPLT2025-00008) — 238 lots at 6906 N Lecanto Highway, Beverly Hills. Additional information requested. A final-plat number is already on that row, and staff still wants more information.
• Trailhead Ridge Phase 1B (IMP2026-00001) — 209 lots and 3 tracts, same Lecanto Highway address. Additional information requested.
• Amber Ridge Phase 1 (IMP2026-00002) — 129 lots at 3869 W Norvell Bryant Highway, Lecanto. Additional information requested.
• Bellamere Phase 1 (IMP2026-00005) — 317 lots, part of the Citrus Hills development of regional impact. Under review.
• Lecanto Preserve Phase 2 (IMP2026-00004) — 245 lots at 3588 W Gulf to Lake Highway. Awaiting fee payment before review.
• Sola Vista Villas (IMP2026-00003) — 8 lots at 1513 W Norvell Bryant Highway, Lecanto. Under review.
• Lucky Ranch Trail (IMP2025-00005) — 23 lots at 5746 W Lucky Ranch Trail, Homosassa. A resubmittal is under review. This is the other Homosassa improvement plan on the list, and the county has not cleared it to commence.
• Post Oak Ranch (CPA/AA-PUD-2026-00005) — about 599 acres at 6750 W 7 Rivers Drive, Crystal River, proposing 1,900 single-family units, 300 multifamily units, and 100,000 square feet of general commercial. Sufficiency review, before hearings.

Those are the county’s counts and the county’s verbs. Adding them to 74 produces a stack of unlike papers: review files, a sufficiency file, and one commence-infrastructure file in Homosassa. Lucky Ranch Trail shares a Homosassa mailing area with Southern Woods. It does not share the infrastructure sentence.

River Oaks, PUD-2026-00002, Pulte Home Company, LLC, proposes up to 667 units on 267.2 acres at 6450 N Carl G Rose Highway in Hernando. The page prints a Planning and Development Commission denial on July 2, 2026, and a Board date of August 25, 2026. The row does not print an approval. A denial recommendation and a hearing date are the status the county posted. They are not a groundbreaking, and they are not Southern Woods.

How 74 lots sit next to people, schools, and 7.03 percent

Citrus added people on both official population clocks. 166,500 is the April 1, 2025 BEBR estimate. 171,666 is the July 1, 2025 Census QuickFacts estimate. Almost all of the April 1 figure is unincorporated. The district’s preliminary projection was still 14,845 students. QuickFacts puts households at 71,291, persons per household at 2.24, and the 2020–2024 owner-occupied share at 85.2 percent. The age mix is older than a school-boom story: 38.1 percent are 65 and over. Phase V’s 74 proposed lots are more unincorporated houses in that county, if they plat and if they are built. They are a small count next to 171,666 people. They are a real count next to a single village street.

The ACS 2020–2024 median value of owner-occupied housing on that same QuickFacts table is $245,500. That figure is a Census American Community Survey county value. It is the county number already published for a Citrus briefing. It is not a Woodfield Circle closed-sale median, and it is not a price for an unplatted Phase V lot. This page prints it once, with that label, and stops.

The September 24, 2026 Freddie Mac Primary Mortgage Market Survey put the 30-year fixed at 7.03 percent, up from 6.95 percent on September 17, and the 15-year fixed at 6.42 percent, up from 6.26 percent. A year earlier on that release, the 30-year averaged 6.30 percent and the 15-year averaged 5.49 percent. Freddie publishes the survey on Thursdays at noon Eastern. The figure is an average of conventional conforming single-family purchase applications submitted through Loan Product Advisor from the prior Thursday through Wednesday. It is a national weekly average. It is not a lock, and it is not a quote on a Homosassa lot. The 7.03 percent briefing walks through the payment math on stated loan amounts. A written quote dated after September 24 starts on the mortgage page.

The September 16 FOMC vote set the federal funds target range at 3.75–4.00 percent. That range is the policy rate. The mortgage coupon on a purchase application is the separate survey. A shopper who still holds a July pre-approval is holding a credit story from before both the hike and the move from 6.76 percent on September 10 through 6.95 percent to 7.03 percent. The current object is a written quote on the house being offered, dated after September 24.

For a buyer looking at new construction in Homosassa, split the paper before you split the floor plan. A house on a recorded Phase IV lot has a plat book and page. A homesite offered as one of the 74 is, on the August 18 list, still an unsubmitted plat. Ask who is building the house. The applications page names Germana Engineering. Ask what principal and interest become when any builder buydown ends, and run that question at a written quote after the 7.03 percent survey. A Florida Housing second mortgage is a different program. The Hometown Heroes briefing is the occupation and down-payment file. VantageScore 4.0 is the credit-score file. The Florida home buying guide is the process either way.

For a resale buyer on Woodfield Circle, Corkwood Boulevard, or Woodlee Court, 74 proposed lots are future competition if they plat and if they are built. They are not a key this weekend. Shop the roof, the insurance quote, the flood determination on the lot in the contract, and the monthly payment. The Sugarmill Woods guide is the existing-community file. Citrus Hills, Pine Ridge, and Beverly Hills are other Citrus street files. A 2008 house on Plat Book 17, Page 26 is a recorded resale. It is not a delivery from an unplatted phase.

For a seller in Southern Woods, an improvement-plan approval on a later phase is a question a careful buyer will ask. The answer that matches the posted vintage is specific: infrastructure may start, and the Phase V plat is not in. Price against current comps on the same recorded phase and the same street type. The pricing strategy guide is that process. The 7.03 percent survey is already part of what a buyer can borrow. An unplatted phase does not fill a gap between the ask and those comps.

Insurance and flood attach to the lot in the contract. The applications page does not print a flood zone for the 74. The flood and insurance guide is the paperwork: get the determination and the quote on the parcel, in Citrus the same way the guide describes it for Hernando. An improvement-plan stamp does not reprice an HO-3.

Rooftops, if the lots get platted and built

Seventy-four proposed houses in an existing village are future households only after the plat records and the houses close. They are not a pad rent on CR-486, and they are not a cap rate. The July SLOOS briefing is the national credit tape: what banks said about standards and demand for construction, land development, and income property. A staff improvement-plan approval in Homosassa leaves that survey where it was. It can change, later, how many households a nearby service bay is counting. Later means after lots exist.

The commercial files for this county stay on their own pages: the Citrus commercial overview, Citrus commercial land, lease versus buy, and the Citrus medical guide. Household size 2.24 and an 85.2 percent owner-occupied share describe a grocery, medical, and services county more than a school-driven retail county. A later phase of Southern Woods can add houses inside that pattern. When the question is a specific bay or pad, the service layer is commercial buying.

How to use this briefing on a specific address

Say the vintage out loud. If you are talking to a lender, an appraiser, or a seller, the sentence is: Citrus County development applications, page updated August 18, 2026, and still that vintage on October 1 — Southern Woods Phase V, IMP2023-00005, 74 residential lots, Woodfield Circle, Homosassa, approved with conditions, infrastructure can commence, final plat not submitted.

Then say which plat the address is actually on. If the property appraiser card says Phase IV, Plat Book 17, Page 26, the lot is recorded. If a homesite is being offered as Phase V and there is no final-plat application number, the offer is sitting on the improvement-plan sentence. Those are different legal objects. A buyer can like both. A contract should name the one that exists.

Keep the names in separate sentences. Southern Woods Phase V is a later phase of Southern Woods at Sugarmill Woods, in Homosassa. Crystal Ridge is a Lecanto residential PUD that may also start infrastructure, with its plats still unfiled. Black Diamond Town Center is the Lecanto commercial subdivision already under construction. Black Diamond Ranch, in its own home guide, is the existing golf community. Sharing a county does not make them one product.

Price the house in front of you against comps and a current quote. The ACS county value is $245,500. The September 24 weekly 30-year average is 7.03 percent. The policy range after September 16 is 3.75–4.00 percent. The county page prints none of those as a Phase V list price. Residential buying and home selling are the service layer for a specific Homosassa address. Statewide context stays on the Florida markets page.

The through-line

Southern Woods Phase V, IMP2023-00005, proposes 74 residential lots on Woodfield Circle in Homosassa. Germana Engineering is the applicant on the county row. Staff approved the improvement plans with conditions, so infrastructure construction can commence. A final plat application has not been submitted. The property appraiser already records Southern Woods at Sugarmill Woods: Phase IV on Plat Book 17, Page 26, including lots on Woodfield Circle; Phase III on Plat Book 16, Page 78, with the property owners’ association on a common-area tract; Phase IIB on Plat Book 17, Page 1. The 74 are the phase that is not on that plat book yet.

The people tape beside that dirt is unincorporated, older, and still a 14,845-student projection. The rate tape beside it is the September 24 survey at 7.03 percent and 6.42 percent. The construction tape is national starts at 1,275,000. If you are buying, listing, or being shown a later phase of Sugarmill Woods, use the county status, the plat book and page on the card, and a written quote. Use the house that exists on a recorded lot when that is the house. Use the improvement-plan number when the lot is still a proposal.

Bridge Point’s residential buying and home selling pages are where that read gets applied to an address. The phone is 352-515-0226. A consultation is the same conversation in writing.

What to watch next

• Citrus applications list: the next staff update after the August 18, 2026 vintage. The line to watch is a Southern Woods Phase V final-plat number.
• The condition letter on IMP2023-00005, if the question is whether dirt work can actually start under the approval.
• Citrus 2050 open house: October 19, 2026, 5:30–7:30 p.m., Lecanto Government Building.
• CR-486 Interchange Management Area (CPA-2025-00008): adoption hearing October 26, 2026, 5:01 p.m. A Lecanto map hearing, on a different file.
• Minutes of the September 15–16 FOMC meeting: October 7, 2:00 p.m. Eastern.
• September employment situation: Bureau of Labor Statistics, October 2. A national labor tape, beside the rate survey, not a Homosassa absorption count.

Sources: Citrus County Board of County Commissioners, Development Applications Submitted, page updated August 18, 2026, live page on October 1, 2026 still carrying that vintage — Southern Woods Phase V IMP2023-00005 (Germana Engineering; 74 residential lots; Woodfield Circle, Homosassa; approved with conditions; infrastructure construction can commence; final plat application not submitted; Planning and Development Commission and Board date cells blank). Same page for Crystal Ridge IMP2024-00005 and IMP2024-00006, Black Diamond Town Center IMP2024-00001 and FPLT2025-00003, Corta Black Diamond FPLT2026-00005, Hills of Lecanto IMP2026-00006, Trailhead Ridge, Amber Ridge IMP2026-00002, Bellamere IMP2026-00005, Lecanto Preserve Phase 2 IMP2026-00004, Sola Vista Villas IMP2026-00003, Lucky Ranch Trail IMP2025-00005, Post Oak Ranch CPA/AA-PUD-2026-00005, River Oaks PUD-2026-00002, and CPA-2025-00008. Citrus County Property Appraiser, Cregg E. Dalton: altkey 3148659, 92 Woodfield Circle, Southern Woods at Sugarmill Woods Phase IV, Plat Book 17, Page 26, subdivision 002064, neighborhood 5403, tax district 00SW, section 21-20S-18E, zoning PDR, land use 0105, year built 2008; altkey 2935154, 151 Corkwood Boulevard, Phase III, Plat Book 16, Page 78, Tract A, subdivision 001724, owner Southern Woods at Sugarmill Woods Property Owners Association Inc., use 0009 and property code 9400; altkey 3121345, 7 Woodlee Court North, Phase IIB, Plat Book 17, Page 1, LR-02-16 accepted May 1, 2002, Official Records Book 1502, Page 2486, subdivision 002050, land uses 0105 and 0005. Freddie Mac Primary Mortgage Market Survey released September 24, 2026 (30-year 7.03%, 15-year 6.42%; prior week 6.95% and 6.26%; year-earlier 6.30% and 5.49%). Census QuickFacts Citrus County (V2025), BEBR / Florida Demographic Estimating Conference April 1, 2025 estimates, Citrus County Schools January 27, 2025 projection, and citruscounty.gov Citrus 2050, cited as the already-published people-and-plan tape. Census/HUD releases CB26-147 and CB26-155, the September 16, 2026 FOMC statement, and the July 2026 Senior Loan Officer Opinion Survey, cited as separate national tapes.

For help reading this against a specific house or lot in Homosassa — or against Hernando, Pasco, Hillsborough, or Pinellas — contact Bridge Point Business & Real Estate Advisors at 352-515-0226 or request a consultation.