11620 W Garnet Ct, Crystal River, FL 34428

Presenting an exceptionally well-positioned 18.49-acre (8.13 Acres and 10.36 Acres purchase separately or together these) commercial development sites situated along one of Crystal River’s most strategic and rapidly evolving corridors. Predominantly zoned PSO (Professional Service/Office), this property features over 1,330 feet of high-visibility frontage on US Hwy 19 / S Suncoast Blvd (15,200 AADT)—a major north–south artery serving both local residents and regional traffic. The site offers full north- and south-bound ingress and egress through an existing deceleration lane and open median and the connective drive with the adjoining parcel, and will provide said access, providing seamless access and ideal positioning for high-intensity commercial development.

Located within Crystal River’s fast-emerging medical corridor, the property directly benefits from Tampa General Hospital’s transformational 53-acre healthcare campus expansion, currently underway just minutes from the site. This major investment introduces a new 120-bed hospital tower, a 120,000-square-foot medical office building, and expanded specialty and outpatient services. The expansion is projected to significantly increase employment, healthcare demand, and regional traffic—effectively establishing this section of US 19 as the next major healthcare hub of the Tampa MSA. The surrounding corridor is already attracting operators seeking proximity to TGH, making this an ideal site for QSR with Drive-Thru, Gas Station, Bank, Hotel, Medical Office, Outpatient Facilities, Senior Living, and Multi-Family residential concepts. Its flexible zoning and strong demographic profile provide a nearly unmatched development canvas.

Just south of Crystal River’s Historic Downtown, the site is surrounded by a growing mix of local boutiques, restaurants, entertainment venues, and service-oriented businesses. The city is undergoing a surge of redevelopment, highlighted by the transformation of the former Crystal River Mall into a 400-unit residential community with integrated mixed-use retail, bringing a substantial increase in new residents and commercial activity. Additionally, the property directly abuts the rear boundary of the 85-acre Hidden Lake RV Resort, now under construction and planned to include 580 RV sites, creating immediate demand for convenience retail, hospitality, dining, medical services, and everyday goods.

From a market perspective, the property benefits from its location within Citrus County, a region experiencing steady population growth and increasing commercial demand. The county currently supports a population of approximately 153,600 residents, with long-term planning capacity for approximately 350,000 residents under the county’s Land Development Code. Continued residential expansion, infrastructure investment, and regional economic development are driving increased demand for healthcare, service, and retail facilities throughout the county.

The broader region continues to benefit from substantial public and private investment. Homosassa, Inverness, and surrounding communities have undergone significant revitalization, including upgrades to Liberty Park, the Depot District, and other high-impact community assets. Meanwhile, the $135 million expansion of the Suncoast Parkway and the planned Phase 3 northern extension—just north of the subject property—will deliver direct, one-hour access to Tampa International Airport and surrounding major employment centers. These infrastructure improvements will dramatically increase regional mobility, tourism flow, and commercial activity, positioning the property at the center of a rapidly growing economic corridor.

Within a 15-minute trade area, the site serves 46,361 residents, with a stable and affluent demographic (average age 58, median household income $65,000). This combination of population growth, steady income levels, and increasing demand for medical and service-based uses creates a strong foundation for operators seeking a high-visibility, future-proof location.

Taken together, this rare 18.49-acre tract represents a premium development opportunity in one of Florida’s most dynamic and fast-growing coastal markets. With superior access, flexible zoning, powerful regional catalysts, and significant demographic momentum, the property is ideally suited for a wide range of commercial, medical, hospitality, and residential uses. Whether for a national operator, medical provider, mixed-use developer, or an investor seeking long-term positioning in a high-growth corridor, this site stands out as a compelling and strategically located asset with exceptional future upside.

Location & Market Drivers

Immediate Area Development

• Tampa General Hospital and Extension Across US Hwy 19.

• Adjacent to the new Hidden Lake RV Resort, an 85-acre, 580-lot project currently under construction.

• Near the redevelopment of the former Crystal River Mall into a 400-unit residential and mixed-use community.

• Surrounded by Downtown Crystal River’s growing retail, restaurant, tourism, and entertainment district.

Regional Catalysts

• Part of the Tampa–St. Petersburg–Clearwater MSA, the 18th largest in the United States.

• Benefiting from the $135 million Suncoast Parkway expansion and the planned Phase 3 northern extension, which will provide one-hour access to Tampa International Airport.

Development Potential

The property’s size, access, and zoning support an exceptionally wide range of uses, including:

• QSR with Drive-Thru

• Bank / Financial Services

• Hotel / Motel

• Medical Office / Outpatient / Diagnostic

• Senior Living

• Multi-Family Residential

• Professional OfficeRetail / Mixed-Use

The combination of highway exposure, strong ingress/egress, proximity to healthcare anchors, and growing population makes the site uniquely adaptable to both national operators and institutional-level development programs.

10.36 Acre Parcel Land Analysis

Topography & Slope

The BOCC elevation/slope overlays for the component lots behind US-19 show:

• Lowest elevations: approx. 5–7 feet

• Highest elevations: approx. 9–11+ feet on interior points (up to 14 ft on some sub-parcels closer to US-19). BOCC Together 10.36 Acres

• Slope: generally mild—2–6% on most interior lots.

What this means: The 10.36 acres behaves like a gently rolling interior basin, sloping toward the existing north–south drainage ditch/outfall shown in earlier surveys and sitework exhibits. Sitework Analysis shows No extreme grade changes; this is mass-grading friendly land.

Flood Zone Classification For 10.36 Acre: From the BOCC detail for the primary interior parcel:

• Current Flood Zone: AE

• FIRM Panel: 12017C0159E

• Special Flood Hazard Area: Yes

• Prior Flood Zone: AE/X (indicates a mix of AE and X on the older panel).

• The majority of the interior acreage functions as Flood Zone X (shaded), with

• Narrow AE strips associated with the internal drainage ditch, which are expected to be used or expanded for stormwater management rather than building pads.

• Regulators will still treat any AE-mapped areas as regulated floodplain (require finished floors above BFE and no net fill without mitigation).

• Practically, from a site-planning standpoint, you treat the ditch corridor and immediate low-lying strips as stormwater / open space, and push buildings and roads onto the higher interior shoulders, which behave like Zone X from a grading perspective.

Fill Volume – 10.36 Acres

Using 1 acre = 43,560 sq ft and 27 cubic ft per cubic yard, the engineering memo already rounded the numbers for you:

• 0.5 ft average lift
  → ≈ 8,400 CY of fill (document value)

• 1.5 ft average lift
  → ≈ 25,200 CY of fill (document value)

So the planning range for this 10.36 acres is:

≈ 8,000 – 25,000 cubic yards of fill

Earth Work Summary

Based Fill & Cost for 10.36 Acres

Scenario A – Low Case

0.5 ft average lift, 50% of fill from on-site cut

• Gross fill needed: ≈ 8,400 CY

• On-site cut used: ≈ 4,200 CY

• Net imported fill: ≈ 4,200 CY

Import cost (4,200 CY @ $20–$30/CY):

• Low: 4,200 × 20 = $84,000

• High: 4,200 × 30 = $126,000

On-site cut handling (4,200 CY @ $6–$10/CY):

• Low: 4,200 × 6 = $25,200
  
  

• High: 4,200 × 10 = $42,000

• Total earthwork range – Scenario A: ≈ $110,000 – $170,000

Scenario B – Mid Case

1.0 ft average lift, 40% from on-site cut, 60% imported

• Gross fill for 1.0 ft: ≈ 16,700 CY

• On-site cut (40%): ≈ 6,700 CY

• Net imported fill: ≈ 10,000 CY (rounded)

Import cost (10,000 CY @ $20–$30/CY):

• Low: 10,000 × 20 = $200,000

• High: 10,000 × 30 = $300,000

On-site cut handling (6,700 CY @ $6–$10/CY):

• Low: 6,700 × 6 = $40,200

• High: 6,700 × 10 = $67,000

• Total earthwork range – Scenario B: ≈ $240,000 – $367,000

Scenario C – High Case

1.5 ft average lift, assume worst case = no usable on-site cut
(e.g., pond location constrained, geotech issues, or design decision to import)

• Gross fill for 1.5 ft: ≈ 25,200 CY

• On-site cut used: 0 CY

• Net imported fill: 25,200 CY

Import cost (25,200 CY @ $20–$30/CY):

• Low: 25,200 × 20 = $504,000

• High: 25,200 × 30 = $756,000

• Total earthwork range – Scenario C:≈ $500,000 – $760,000

Because this interior land is largely behind the US-19 frontage elevation, grading is driven more by:

• Internal road layout

• Building pad design

• Stormwater pond configuration and then by FDOT frontage tie-in.

8.13 Acre Parcel Land Analysis

Flood Zone Classification

According to the Citrus County Web Map and FEMA Flood Zone overlay the 8.18-acre development site lies in FEMA Flood Zone X (Shaded) — which is not a Special Flood Hazard Area (non-SFHA).

Zone X (Shaded) represents areas:

• Outside the 1% annual chance flood (100-year floodplain)

• Outside the 0.2% annual chance flood (500-year floodplain)

• With minimal flood risk

• No mandatory flood insurance requirement for lenders

• No FEMA-driven elevation requirements

This makes the property among the least flood-burdened commercial tracts on the US-19 corridor.

No Flood Mitigation Fill Required

• No mandatory fill to achieve FEMA compliance.

• Site grading driven only by FDOT, drainage, and design, not floodplain constraints.

• Lower sitework cost and faster entitlement path.

The 8.18-acre site lies entirely within FEMA Flood Zone X (Shaded), meaning it is outside the 100-year floodplain and carries no FEMA-driven elevation, fill, or flood insurance requirements. The absence of AE or A flood zones within the property boundary ensures minimal flood risk, lower sitework costs, and a straightforward entitlement path, making the tract ideally suited for retail, QSR, medical, hospitality, and multifamily development.

Estimated Fill Volume (Frontage Pads Only)

• 1.0 ft lift → ~7,000–8,500 CY

• 2.0 ft lift → ~14,000–17,000 CY

• 2.5 ft lift → ~18,000–21,000 CY

Final numbers depend on site grading, access drive placement, stormwater pond location, and pad layout.

Interior Tract Balancing

Interior portions of the site typically require:

• 0.5 – 1.5 ft of balancing to create uniform building pads or roadway subgrades, depending on use (hotel, medical office, multifamily, etc.).

Net Fill Requirement – Planning Level Estimate

Based on the assumptions above:

Low-Case Scenario (ideal cut-to-fill balance)

• Frontage lift: ~7,000 CY

• Interior balancing: ~5,000 CY

• Pond cut offset: –8,000 CY

Net imported fill: ~4,000 CY
(Extremely efficient site)

Mid-Case Scenario (typical for US-19 corridor)

• Frontage lift: ~14,000 CY

• Interior balancing: ~8,000 CY

• Pond cut offset: –7,000 CY
  Net imported fill: ~15,000 CY

High-Case Scenario (if pads require 2.5–3 ft lifts)

• Frontage lift: ~21,000 CY

• Interior balancing: ~12,000 CY

• Pond cut offset: –5,000 CY
  Net imported fill: ~28,000 CY
  
  

Summary of Earth Work Analysis: The 18.49-acre interior PSO tract offers a highly developable, cost-efficient opportunity for medical, office, senior living, or multifamily campus development, with grading requirements far lower than typical Florida sites. Engineering analysis shows the tract needs only 8,000–25,000 CY of total fill, much of which can be offset through on-site stormwater pond excavation, keeping imported fill to a minimal 4,000–15,000 CY in most scenarios. This places projected earthwork costs in a very attractive $200K–$400K range, significantly strengthening project feasibility and lowering front-end investment risk. With gentle topography, manageable AE flood strips concentrated along the existing drainage corridor, and clean development envelopes for building pads and internal roads, this tract delivers a ready-to-build canvas perfectly aligned for high-demand uses driven by the region’s booming medical and residential growth. Developers seeking a scalable site with strong economics and straightforward entitlements will find this 18.49-acre tract exceptionally well-positioned for immediate planning and vertical development.

Citrus County: A Market Poised for Growth

Lecanto and its surrounding areas have benefited from recent revitalization efforts, including community investments such as the Liberty Park and Depot District in Inverness. The recently completed $135 million expansion of the Suncoast Parkway and its planned extensions will further enhance connectivity, fostering additional economic growth.

Within a 15-minute drive, the property serves a substantial customer base of 46,361 residents, with an average age of 58 and a median household income of $65,000. This demographic ensures a solid foundation for businesses seeking to establish or expand in a thriving and dynamic market.

This meticulously maintained retail and service plaza presents an unparalleled opportunity for businesses to thrive in a high-traffic, high-visibility location, surrounded by a strong customer base and an array of complementary national retailers.

Logistic Details:

County Road 486 runs entirely along West Norvell Bryant Highway. It runs West to East from SR 44 east of Crystal River into US-41 in Hernando, just south of the southern terminus of SR 200. The route was once the former SR 486. County Road 486 spans 4 lanes, is almost entirely a divided highway, and is flanked by a parallel bicycle path on the south side.

County Road 491 is Lecanto Highway, a bi-county South to North road that begins at the Hernando-Citrus County Line in Oak Grove near the Withlacoochee State Forest and ends at SR 200 in Stoke's Ferry, just south of the intersection with the northern segment of CR 39. It was formerly designated as SR 491.

County Road 44 (often marked as County Road 44W) exists as the western tip of old Florida State Road 44, south of "Downtown" Crystal River. The suffix "W" was most likely added to not confuse this section with State Road 44, to the north, and to show its location by being west of US 19 and US 98(SR 55). As with the majority of these types of 'coastal spur' routes, in West Central Florida, it is county-maintained.

U.S. Route 19 (US-19) runs 264 miles (425 km) along Florida's West Coast from an interchange with U.S. Route 41 in Memphis, Florida, south of Tampa, and continues to the Georgia border north of Monticello, Florida. Newly 6 lane Highway was constructed from the Hernando County line to Fort Island Trail and US 19 in Crystal River, Florida.

Suncoast Parkway:

The Suncoast Parkway recently opened was a $135 Million Dollar expansion that extends 13 miles north from US-98 to SR 44 which features 15 new bridges, electronic tolling gantries, and the extension of The Suncoast Trail part of the Florida's Statewide Greenways and Trail System. The Suncoast Parkway is just 68 Miles 1 hour and 15 mins from Tampa making it a great commuting Highway for the workforce seeking to be outside of the Tampa traffic. The Veterans Expressway and Suncoast Parkway is a north–south toll road near the Florida Gulf Coast. Maintained and operated by Florida's Turnpike Enterprise, this 68-mile transportation corridor extends from State Road 60 in Tampa, north to State Road 44 near Lecanto.

Citrus County Growth:

Citrus County, Florida's estimated population is 155,582 with a growth rate of 1.29% in the past year according to the most recent United States census data. Citrus County, Florida is the 34th largest county in Florida. The 2010 Population was 141,173 and has seen a growth of 10.21% since this time. Citrus County's current LDC allows for approximately a population of 350k residencies. Given the expansion of the Suncoast Parkway and the 6-lane expansion of US 19, we are in the path of tremendous growth. +Currently, Citrus County has 60,000 vacant parcels of land prime for development. The County and incorporated Cities have plans for extensive utility expansion throughout the county including the expansion of the Crystal River Airport Runway 5000 feet to allow for larger aircraft to land and take off including a newly funded 75 acres industrial complex granted by the state to expand utilities, road reconstruction to support eighteen wheelers and to include environmentally friendly and energy conservation features.