Projects
Florida Premier Garage Condos - The Villages
Project facts
- Status
- Pre-Development
- City
- Leesburg, Florida
- Region
- Orlando MSA
- Submarket
- The Villages; Lady Lake
- Units
- 28
- Amenity tier
- Flex
- Key amenities
- Smart Access & Wi-Fi, 14'+ Roll-Up Doors, Climate Control, Mezzanine Capabilities, Gated Access & Security, Video Surveillance
- Construction
- Block
- Finish level
- Basic
- Projected delivery
- 2028
- Flood zone
- X
Location Summary
Leesburg / The Villages; Lady Lake Overview
The project is planned for Leesburg, the Lake County seat and the established small-city hub on the southeastern flank of The Villages, positioned between the active-adult communities to the northwest and the fast-growing US 27 residential corridor to the south. It supplies the downtown, civic, and commercial services the age-restricted core does not. The Orlando MSA reached about 2.96 million residents in 2025 and grew 1.3 percent year over year, with Lake County among the leading capturers of the region's net migration, while Florida's absence of a state income tax continues to pull high-earner income from the Northeast and California.
The immediate trade area is middle-market rather than ultra-prime, with wealth that is asset-based and concentrated in the retiree and lakefront households surrounding the city. The submarket's demand character, as established at the corridor level, rests on a time-rich, equity-rich ownership base for whom a private garage suite serves as hobby, collection, and social space for classic cars, boats, and coaches, with continued southward growth of The Villages renewing the buyer pool. Access is by US 441 and US 27, which converge in Leesburg, with Florida's Turnpike roughly 15 minutes to the south and Orlando International Airport about an hour southeast.
Current Events & Infrastructure
- US 441 corridor rebuild through Leesburg: FDOT's $14.4 million project on US 441 from Mills Street to College Drive covered 4.21 miles of resurfacing plus extended dual left-turn lanes at the SR 44 junction, upgraded signals, pedestrian lighting, and a new 6-foot sidewalk, scheduled from fall 2025 to summer 2026. A companion $1.8 million repaving of US 441 / North Boulevard from Perkins Street to Mills Street ran from early 2026 to summer 2026. Together the two segments rebuild roughly 5.6 miles of the arterial that passes within about a mile of the site.
- US 441 retail node and Lake Square Mall repositioning: About 4 miles northeast of the site, management of the 72-acre Lake Square Mall described in May 2025 a 5 to 10 year plan to add restaurants, potentially hotels, and residential units as the center backfills tenants. The city reported new pad users under construction on US 441 beside the mall in September 2025, alongside a new credit union branch that received its certificate of occupancy that month. It is the site's closest regional retail and dining node.
- Leesburg International Airport airfield work: The city approved a $2.5 million FAA-funded rehabilitation of Taxiway Delta in September 2025, with supplemental FDOT funding being sought before notice to proceed. The airfield sits about 3 miles east of the site.
Key Demand Drivers
South Leesburg is absorbing thousands of new homes, much of it single-family product on suburban lots where a two-car garage is the ceiling. Owners who arrive with a boat, a classic, or a coach quickly run out of secure, climate-controlled space, and deed restrictions in newer communities often limit what can be stored in the driveway. That shortfall is the core demand for the project's garage suites.
- Grace Groves: A master-planned community south of Dewey Robbins Road in south Leesburg, roughly 10 to 15 minutes from the site, approved for up to 1,700 homes and under active site work as of August 2026. Brookfield Kolter purchased more than 680 acres for the community in April 2026.
- Merritt Ranch and Whispering Hills: Merritt Ranch, 655 homes planned south of County Road 48 near the Sumter County line, completed its first commission reading in July 2026, and Whispering Hills, about 1,000 homes on the west side of US 27, returned to active development after a new owner acquired it at auction. Both sit within roughly a 15-minute drive southwest of the site.
- Morningside at Silver Lake: The city approved 145 single-family homes on County Road 44 in September 2025, with the developer bonded for $443,555 in infrastructure.
- US 27 mixed-use community: An Orlando-based theme park fabricator announced a mixed-use residential community along US 27 in Leesburg in August 2026, extending the corridor's pipeline south of the site.
Location Highlights
- MSA Position: The site sits on the northwestern edge of a 2.96 million-resident metro growing faster than Florida and the nation, with Lake County among the region's migration leaders.
- Enthusiast / Collector Culture: Daytona International Speedway, host of the DAYTONA 500 and the Rolex 24, is a day trip to the northeast. The Harris Chain of Lakes, which wraps Leesburg, supports a boating culture that aligns with the project's roll-up door and mezzanine configuration.
- Infrastructure & Recreation: The 2026 US 441 rebuild and new turn capacity at the SR 44 junction improve the site's local access.
- Market-Specific Factor: Much of the new supply in south Leesburg is production housing on standard lots, so demand for off-site, secure space is structural rather than cyclical.
- Tax & Quality of Life: Florida's lack of a state income tax remains the leading driver of high-earner in-migration to the state.
- High Net Worth Concentration: Households earning $200,000 or more number 453 within 3 miles, 1,856 within 5 miles, and 3,584 within 7 miles, with depth building as the radius reaches toward The Villages.
Area Demographics (ACS 2024)
5-Mile Profile: Population 64,480 | Median HH Income $66,994 | HH Earning $150K+ 13.1% | Median Age 59.7 | Age 55+ 60.3% | Seasonal Units 9.0% | Households with 3+ Vehicles 10.1% | YoY Population Growth Not available
Wealth Index: 1.5 / 10 (SCK portfolio-relative)