{"id": "n-84da166b94", "slug": "ormond-beach-tomoka-oaks-golf-course", "type": "golf-course", "name": "Tomoka Oaks Golf Course", "aka": ["Tomoka Oaks golf course"], "city": "Ormond Beach", "county": "Volusia County", "state": "FL", "country": "US", "census_division": 5, "lat": 29.28541, "lon": -81.05579, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "golf course", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from mynews13.com, model-extracted, unreviewed: The former Tomoka Oaks Golf Course is approved for redevelopment into a 254-unit housing development called Tomoka Reserve.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": "Triumph Oaks of Ormond Beach, LLC", "architect": null, "after_notes": "254-unit Tomoka Reserve housing development", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": 2026, "planning_notes": "Approved by Ormond Beach City Commission.", "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "12127", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 7.7% 2018–23", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/golf-courses/fl/ormond-beach-tomoka-oaks-golf-course/", "events": [{"year": 2018, "date": null, "kind": "note", "detail": "The golf course officially closed.", "source_id": 7940}, {"year": 2021, "date": null, "kind": "note", "detail": "Purchased by Triumph Oaks of Ormond Beach, LLC for $2.6 million.", "source_id": 7941}, {"year": 2026, "date": null, "kind": "note", "detail": "City Commission approved the Tomoka Reserve housing development", "source_id": 7939}, {"year": 2026, "date": null, "kind": "note", "detail": "Development order approved for up to 254 homes.", "source_id": 7942}], "sources": [{"id": 7937, "site_id": "n-84da166b94", "url": "https://mynews13.com/fl/orlando/news/2026/05/20/ormond-beach-residents-appeal-the-approval-of-a-proposed-development", "title": "Ormond Beach residents appeal city's approval of development", "publisher": "mynews13.com", "date": null, "quote": "Tomoka Oaks Golf Course", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7938, "site_id": "n-84da166b94", "url": "https://www.observerlocalnews.com/news/2026/mar/14/tomoka-oaks-golf-course-development-approved-in-4-1-vote-in-ormond-beach/", "title": "Tomoka Oaks golf course development approved in 4-1 vote in ...", "publisher": "observerlocalnews.com", "date": null, "quote": "Tomoka Oaks golf course", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7939, "site_id": "n-84da166b94", "url": "https://mynews13.com/fl/orlando/news/2026/05/20/ormond-beach-residents-appeal-the-approval-of-a-proposed-development", "title": "Timeline", "publisher": null, "date": null, "quote": "The development, which was approved by the Ormond Beach City Commission on March 24 by a vote of 3-2, will be built on 148 acres that was once the Tomoka Oaks Golf Course.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7940, "site_id": "n-84da166b94", "url": "https://www.observerlocalnews.com/news/2026/mar/14/tomoka-oaks-golf-course-development-approved-in-4-1-vote-in-ormond-beach/", "title": "Timeline", "publisher": null, "date": null, "quote": "The golf course officially closed in 2018.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7941, "site_id": "n-84da166b94", "url": "https://www.observerlocalnews.com/news/2026/mar/14/tomoka-oaks-golf-course-development-approved-in-4-1-vote-in-ormond-beach/", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2021, it was purchased by Triumph Oaks of Ormond Beach, LLC — developers Carl Velie, Ray Barshay and Sheldon and Emily Rubin — for $2.6 million.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7942, "site_id": "n-84da166b94", "url": "https://www.observerlocalnews.com/news/2026/mar/14/tomoka-oaks-golf-course-development-approved-in-4-1-vote-in-ormond-beach/", "title": "Timeline", "publisher": null, "date": null, "quote": "the City Commission reluctantly OK'd a development order for up to 254 homes on the shuttered golf course.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 467, "site_id": "n-84da166b94", "kind": "sale", "date": null, "year": 2021, "acres": null, "sqft": null, "buyer": "Triumph Oaks of Ormond Beach, LLC", "seller": "Putnam State Bank", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.observerlocalnews.com/news/2026/mar/14/tomoka-oaks-golf-course-development-approved-in-4-1-vote-in-ormond-beach/", "source_title": null, "source_date": null, "quote": "In 2021, it was purchased by Triumph Oaks of Ormond Beach, LLC — developers Carl Velie, Ray Barshay and Sheldon and Emily Rubin — for $2.6 million.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Triumph Oaks of Ormond Beach, LLC", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Tomoka Oaks Golf Course (Ormond Beach, FL) closed in 2018. In 2021, Triumph Oaks of Ormond Beach, LLC purchased the site for $2.6 million from Putnam State Bank. The site is approved for redevelopment as a 254-unit housing project (Tomoka Reserve), with city commission approval in 2026. Construction is underway. The site is adjacent to the closed River Bend Golf Course (0 km away).", "why": "The site is actively redeveloping per approved plans, with housing market data showing 15.6% ZHVI growth over 5 years (county: Volusia, FL).", "where_it_stands": "Status: approved. Entitlement year: 2026. Current phase: under construction. Housing market: ZHVI $324,665 (2026-09), 15.6% 5-year growth.", "for_a_planner": ["Adjacent to closed River Bend Golf Course (0 km)", "Volusia County permits show 2023-2024 housing construction activity"], "for_a_developer": ["254-unit housing project approved", "Purchase price: $2.6M (2021)", "Housing market shows 15.6% 5-year ZHVI growth (county)"], "risks_and_unknowns": ["No environmental or community feedback data in record", "No timeline for completion beyond '2026 approval'"], "data_quality": "partial", "one_line": "Approved 254-unit housing conversion (Tomoka Reserve) on former golf course, under construction since 2021 purchase.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "19dd7d47353a"}, "cluster": {"within_10km": [{"id": "n-b48ab88d16", "name": "River Bend Golf Course", "city": "Ormond Beach", "status": "closed", "km": 0.0}], "count_10km": 1, "count_25km": 1}, "elevation": {"elevation_ft": 9.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "12127080600", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 17.2036284016265, "median_family_income": 63864.0, "snap_households": 179.0, "pop2010": 3528.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 324665, "month": "2026-09", "change_1y": -0.003, "change_5y": 0.156}, "zori": {"latest": 1736, "month": "2026-09", "change_1y": 0.013, "change_5y": 0.199}, "county_fips": "12127", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "12127080600", "jobs": 2256, "retail_jobs": 282, "food_accommodation_jobs": 452, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "32174", "month": "202609", "median_listing_price": 397600, "median_listing_price_yy": -0.0561, "active_listing_count": 388, "median_days_on_market": 75, "price_reduced_share": 0.2445, "pending_ratio": 0.3561, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "12127080600", "kfr_p25": 0.3558, "jail_p25": 0.0262, "kids_count": 500.8899, "commuting_zone": "Deltona", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "n-b48ab88d16", "name": "River Bend Golf Course", "city": "Ormond Beach", "state": "FL", "score": 5.5, "why": ["same strategy: redevelop", "also in FL", "0 km away"]}, {"id": "n-565ba77c36", "name": "Calusa golf course", "city": "Kendall", "state": "FL", "score": 5.0, "why": ["same strategy: redevelop", "also in FL"]}, {"id": "n-bb2e9636d7", "name": "Pebble Creek Golf Club", "city": "New Tampa", "state": "FL", "score": 5.0, "why": ["same strategy: redevelop", "also in FL"]}, {"id": "n-129a30ef75", "name": "Oviedo Mall", "city": "Oviedo", "state": "FL", "score": 4.5, "why": ["same strategy: redevelop", "also in FL"]}, {"id": "m-4e3fd7a81a", "name": "Fashion Mall", "city": "Plantation", "state": "FL", "score": 4.0, "why": ["same strategy: redevelop", "also in FL"]}, {"id": "m-b44b8861c4", "name": "Miracle City Mall", "city": "Titusville", "state": "FL", "score": 4.0, "why": ["same strategy: redevelop", "also in FL"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Volusia County", "2024": {"units_1": 2702, "units_2_4": 20, "units_5plus": 681, "value_total": 1147584269}, "2023": {"units_1": 3426, "units_2_4": 26, "units_5plus": 1101, "value_total": 1413967743}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "12127", "year": 2025, "establishments": 2062, "employment": 27858, "avg_annual_pay": 38929, "lq_employment": 1.49, "employment_change_1y": -0.9, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1871, "emp": 24102}, "2023": {"estab": 2026, "emp": 29543}, "estab_change": 0.083, "emp_change": 0.226, "county_fips": "12127"}, "schools": {"district": "Volusia County School District", "district_geoid": "1201920", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["TOMOKA ELEMENTARY SCHOOL", "ORMOND BEACH ELEMENTARY SCHOOL", "PACE CENTER FOR GIRLS"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "12127", "years": "2016-2025", "events": 117, "by_type": {"Hail": 41, "Thunderstorm Wind": 25, "Lightning": 13, "Heavy Rain": 12, "Flood": 9, "Tornado": 9, "Flash Flood": 5, "Funnel Cloud": 3}, "property_damage_usd": 589153000, "deaths_direct": 10, "injuries_direct": 12, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "traffic": {"max_aadt": 35000, "trucks_aadt": 4550, "road": "W GRANADA BLVD", "class": "principal arterial", "lanes": 4, "segments_600m": 21, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "254-unit Tomoka Reserve housing development", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "254-unit Tomoka Reserve housing development Approved by Ormond Beach City Commission.", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "35,000 on W GRANADA BLVD", "origin": "fhwa-hpms"}, {"slug": "finance-sold-2020s", "name": "Sold since 2020", "group_": "finance", "evidence": "2021 Triumph Oaks of Ormond Beach, LLC", "origin": "research-deals"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}