{"id": "n-b9102b2352", "slug": "virginia-beach-signature-at-west-neck-golf-course", "type": "golf-course", "name": "Signature at West Neck golf course", "aka": [], "city": "Virginia Beach", "county": "Virginia Beach city", "state": "VA", "country": "US", "census_division": 5, "lat": 36.84966, "lon": -75.97608, "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 wtkr.com (2026-10-07), model-extracted, unreviewed: The former Signature at West Neck golf course, closed about seven years ago, is being redeveloped into a nine-hole golf course, driving range, reused clubhouse, and over 140 homes.", "strategy": ["redevelop", "reinhabit"], "new_use": ["entertainment", "housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "The proposed redevelopment, known as “The Preserve at West Neck,” would transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a redesigned nine-hole golf course, clubhouse, and practice facilities.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "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": "51810", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,649", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/golf-courses/va/virginia-beach-signature-at-west-neck-golf-course/", "events": [{"year": 2019, "date": null, "kind": "note", "detail": "golf course closed", "source_id": 7346}], "sources": [{"id": 7344, "site_id": "n-b9102b2352", "url": "https://www.wtkr.com/news/in-the-community/virginia-beach/work-begins-to-transform-the-former-west-neck-golf-course-after-years-of-neglect", "title": "Work begins to transform the former West Neck golf course after years of neglect", "publisher": "wtkr.com", "date": "2026-10-07", "quote": null, "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7345, "site_id": "n-b9102b2352", "url": "https://mrwilliamsburg.com/lawsuit-filed-over-west-neck-redevelopment-virginia-beach/", "title": "Lawsuit Filed Over Approved West Neck Redevelopment in Virginia ...", "publisher": "mrwilliamsburg.com", "date": null, "quote": "Signature at West Neck golf course", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7346, "site_id": "n-b9102b2352", "url": "https://mrwilliamsburg.com/lawsuit-filed-over-west-neck-redevelopment-virginia-beach/", "title": "Timeline", "publisher": null, "date": null, "quote": "the former Signature at West Neck golf course property — an Arnold Palmer-designed course that closed in 2019 and has sat largely dormant ever since.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of a closed golf course (closed 2019) into a 55+ residential community with 143 homes, redesigned golf course, clubhouse, and practice facilities. Status: proposed. Permits filed for 319 single-unit and 347 multi-unit residential units in 2024. Housing market context: ZORI rent $2,098 (2026-09), ZHVI $424,664. Nearby context: 4 projects within 10km (all Virginia Beach, 3 under construction/proposed).", "why": "Record indicates housing demand (ZORI, permits), but no parcel details or specific deal terms. Status is proposed, not under construction. Golf course closure (2019) is the trigger. No retail/entertainment specifics in after-notes. Housing market data supports residential focus. No planning documents or land parcel data provided in record.", "where_it_stands": "Proposed. Permits filed for residential construction (2024), but no evidence of active development. Housing market data aligns with new-use strategy. Nearby projects (4 within 10km) include Bow Creek Park/Center (under construction) and Virginia Beach National (proposed).", "for_a_planner": ["Status: proposed (not built)", "Housing focus confirmed (143 homes)", "No retail/entertainment details", "Permits show residential momentum", "No parcel/deal data available"], "for_a_developer": ["ZORI $2,098 rent supports 55+ housing", "Permits filed for 666 units (2024)", "Competitive context: 3 nearby projects", "Golf course closure (2019) is documented trigger", "No site-specific planning documents in record"], "risks_and_unknowns": ["No parcel boundaries or ownership details", "No timeline for approval/construction", "Golf course redesign scope unclear", "Entertainment/retail components not specified", "Verified status: draft (data incomplete)"], "data_quality": "partial", "one_line": "Proposed 55+ housing community on closed golf course; permits filed for residential units; housing market context supports strategy; no parcel/deal details in record.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "4cf5f3a9547e"}, "cluster": {"within_10km": [{"id": "n-94abc790d6", "name": "Former Signature at West Neck Golf Course", "city": "Virginia Beach", "status": "proposed", "km": 0.0}, {"id": "n-9fa1039d5a", "name": "Bow Creek Stormwater Park", "city": "Virginia Beach", "status": "under construction", "km": 0.0}, {"id": "n-b8375e3afc", "name": "Bow Creek Recreation Center", "city": "Virginia Beach", "status": "under construction", "km": 0.0}, {"id": "n-f39b9f0e3c", "name": "Virginia Beach National", "city": "Virginia Beach", "status": "proposed", "km": 0.0}], "count_10km": 4, "count_25km": 8}, "elevation": {"elevation_ft": 16.0, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51810044004", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 0.0, "poverty_rate": 18.655967903711097, "snap_households": 70.0, "pop2010": 2069.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 424664, "month": "2026-09", "change_1y": 0.031, "change_5y": 0.246}, "zori": {"latest": 2098, "month": "2026-09", "change_1y": 0.078, "change_5y": 0.283}, "county_fips": "51810", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51810044004", "jobs": 3036, "retail_jobs": 480, "food_accommodation_jobs": 1786, "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": "23451", "month": "202609", "median_listing_price": 739225, "median_listing_price_yy": 0.0713, "active_listing_count": 225, "median_days_on_market": 54, "price_reduced_share": 0.2445, "pending_ratio": 0.0045, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51810044004", "kfr_p25": 0.3924, "jail_p25": 0.0051, "kids_count": 269.4228, "commuting_zone": "Virginia Beach", "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-94abc790d6", "name": "Former Signature at West Neck Golf Course", "city": "Virginia Beach", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop, reinhabit", "also in VA", "0 km away"]}, {"id": "n-f39b9f0e3c", "name": "Virginia Beach National", "city": "Virginia Beach", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "0 km away"]}, {"id": "m-713579e2ff", "name": "Pembroke Square", "city": "Virginia Beach", "state": "VA", "score": 5.0, "why": ["same strategy: redevelop", "also in VA", "14 km away"]}, {"id": "m-9c11f7c85b", "name": "Tower Mall", "city": "Portsmouth", "state": "VA", "score": 5.0, "why": ["same strategy: redevelop", "also in VA", "34 km away"]}, {"id": "n-a67ea0e970", "name": "Hunting Hawk Golf Club", "city": null, "state": "VA", "score": 5.0, "why": ["same strategy: redevelop", "also in VA"]}, {"id": "n-915c56e5d3", "name": "Reston National Golf Course", "city": "Reston", "state": "VA", "score": 5.0, "why": ["same strategy: redevelop, reinhabit", "also in VA"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Virginia Beach (Independent Ci", "2024": {"units_1": 319, "units_2_4": 0, "units_5plus": 347, "value_total": 142435041}, "2023": {"units_1": 201, "units_2_4": 14, "units_5plus": 327, "value_total": 106926539}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51810", "year": 2025, "establishments": 1392, "employment": 21642, "avg_annual_pay": 36742, "lq_employment": 1.21, "employment_change_1y": -0.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1502, "emp": 22917}, "2023": {"estab": 1422, "emp": 23149}, "estab_change": -0.053, "emp_change": 0.01, "county_fips": "51810"}, "schools": {"district": "Virginia Beach City Public Schools", "district_geoid": "5103840", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 2, "schools": ["Virginia Beach Middle", "W.T. Cooke Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51810", "years": "2016-2025", "events": 189, "by_type": {"Thunderstorm Wind": 60, "Heavy Rain": 53, "Flash Flood": 51, "Hail": 13, "Flood": 7, "Tornado": 2, "Lightning": 2, "Funnel Cloud": 1}, "property_damage_usd": 29251000, "deaths_direct": 0, "injuries_direct": 2, "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": 19473, "trucks_aadt": 300, "road": "60", "class": "principal arterial", "lanes": 4, "segments_600m": 34, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "The proposed redevelopment, known as “The Preserve at West Neck,” would transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a red", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "4 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "The proposed redevelopment, known as “The Preserve at West Neck,” would transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a red", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "ould transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a r", "origin": "newtypes-extraction"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,098/mo", "origin": "zillow"}, {"slug": "use-entertainment", "name": "Entertainment and sports", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "after_notes": "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\": …}"}}