{
 "id": "n-bb2e9636d7",
 "slug": "new-tampa-pebble-creek-golf-club",
 "type": "golf-course",
 "name": "Pebble Creek Golf Club",
 "aka": [],
 "city": "New Tampa",
 "county": "Hillsborough County",
 "state": "FL",
 "country": "US",
 "census_division": 5,
 "lat": 28.12796,
 "lon": -82.36967,
 "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 tampabaybeacons.com, model-extracted, unreviewed: Pebble Creek Golf Club, opened in 1967 and closed in 2021, is approved for redevelopment into 251 single-family homes and five neighborhood parks on 149.85 acres.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "park"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": "GL Homes",
 "architect": null,
 "after_notes": "251 detached single-family homes on 149.85 acres, or roughly 1.7 homes per gross acre \u2014 well below the maximum four homes per acre permitted. The plan also includes five neighborhood parks and preserves with approximately 25 acres of wetlands.",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "approved",
 "public_subsidy": null,
 "entitlement_year": 2026,
 "planning_notes": "Approved by Hillsborough County commissioners.",
 "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": "12057",
 "opp_score": 20.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 8.0% 2018\u201323",
  "median rent $1,543",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "62,000 on BRUCE B DOWNS BLVD",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "4,555 units, Hillsborough County",
   "origin": "census-bps"
  },
  {
   "slug": "place-growing-county",
   "name": "Fast-growing county (8%+ 2018\u201323)",
   "grp": "place",
   "evidence": "8%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "251 detached single-family homes on 149.85 acres, or roughly 1.7 homes per gross acre \u2014 well below the maximum four homes per acre permitted. The plan also includes five neighborhood parks and preserv",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7509,
   "site_id": "n-bb2e9636d7",
   "url": "https://www.tampabaybeacons.com/2026/09/28/after-three-year-fight-pebble-creek-golf-club-redevelopment-approved-but-is-the-battle-over/",
   "title": "After three-year fight, Pebble Creek Golf Club redevelopment approved ...",
   "publisher": "tampabaybeacons.com",
   "date": null,
   "quote": "Pebble Creek Golf Club",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7510,
   "site_id": "n-bb2e9636d7",
   "url": "https://www.yahoo.com/news/us/articles/pebble-creek-golf-club-redevelopment-140000192.html",
   "title": "Pebble Creek Golf Club redevelopment is approved. But is the fight over?",
   "publisher": "yahoo.com",
   "date": null,
   "quote": "Pebble Creek Golf Club",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7511,
   "site_id": "n-bb2e9636d7",
   "url": "https://www.aol.com/articles/pebble-creek-golf-club-redevelopment-140000000.html",
   "title": "Pebble Creek Golf Club redevelopment is approved. But is the fight over?",
   "publisher": "aol.com",
   "date": null,
   "quote": "Pebble Creek Golf Club",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "GL Homes",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Pebble Creek Golf Club (New Tampa, FL) is approved for redevelopment into 251 single-family homes (1.7 homes/acre) and five neighborhood parks on 149.85 acres, including 25 acres of wetlands. Hillsborough County commissioners approved the zoning change for 2026 entitlement. GL Homes is the developer. The project is listed as 'approved' with no construction start date noted. Housing market context shows Hillsborough County grew 8% (2018\u20132023), median rent $1,543, and ZHVI $375,501 (2026-09).",
   "why": "The site is in a county with housing demand (8% growth, $1,543 median rent) and is one of 2+ similar golf course redevelopments in Hillsborough County (per peers: Tampa Bay Center, Calusa Golf Course, etc.).",
   "where_it_stands": "Status: approved (zoning change, entitlement). Construction timeline unknown. No current permits or sales data provided. Traffic: Bruce B Downs Blvd (principal arterial, 8 lanes, 62,000 ADT) nearby.",
   "for_a_planner": [
    "Zoning change approved for 2026",
    "Wetlands preservation included (25 acres)",
    "Housing density (1.7/acre) below max (4/acre)"
   ],
   "for_a_developer": [
    "GL Homes is developer",
    "Hillsborough County housing market shows 18.6% 5-year ZHVI growth",
    "No construction start date or current permits listed"
   ],
   "risks_and_unknowns": [
    "No construction start date or current progress",
    "No site access details beyond nearby arterial road",
    "No specific timeline for housing delivery beyond 2026 entitlement",
    "Traffic data shows high volume but no site-specific access metrics"
   ],
   "data_quality": "partial",
   "one_line": "Approved golf course redevelopment to 251 homes/parks in Hillsborough County; market context shows housing demand but no construction timeline.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "454714b81145"
  },
  "cluster": {
   "within_10km": [],
   "count_10km": 0,
   "count_25km": 2
  },
  "elevation": {
   "elevation_ft": 45.5,
   "resolution": 3.08641987179478e-05,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "12057011013",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 68.301168888967,
   "poverty_rate": 17.099727790151,
   "median_family_income": 120917.0,
   "snap_households": 30.0,
   "pop2010": 3253.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 375501,
    "month": "2026-09",
    "change_1y": -0.009,
    "change_5y": 0.186
   },
   "zori": {
    "latest": 1978,
    "month": "2026-09",
    "change_1y": -0.004,
    "change_5y": 0.142
   },
   "county_fips": "12057",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "12057011013",
   "jobs": 4995,
   "retail_jobs": 168,
   "food_accommodation_jobs": 418,
   "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": "33647",
   "month": "202609",
   "median_listing_price": 473700,
   "median_listing_price_yy": -0.0273,
   "active_listing_count": 272,
   "median_days_on_market": 75,
   "price_reduced_share": 0.3244,
   "pending_ratio": 0.2541,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "12057011013",
   "kfr_p25": 0.487,
   "jail_p25": 0.0337,
   "kids_count": 60.6239,
   "commuting_zone": "Tampa",
   "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": "m-33bd62624b",
     "name": "Tampa Bay Center",
     "city": "Tampa",
     "state": "FL",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in FL",
      "21 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-84da166b94",
     "name": "Tomoka Oaks Golf Course",
     "city": "Ormond Beach",
     "state": "FL",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in FL"
     ]
    },
    {
     "id": "n-c5f38dca59",
     "name": "Gulf View Square",
     "city": "Port Richey",
     "state": "FL",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in FL",
      "38 km away"
     ]
    },
    {
     "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"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Hillsborough County",
   "2024": {
    "units_1": 4402,
    "units_2_4": 96,
    "units_5plus": 4555,
    "value_total": 2197729315
   },
   "2023": {
    "units_1": 5331,
    "units_2_4": 410,
    "units_5plus": 6975,
    "value_total": 2631702834
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "12057",
   "year": 2025,
   "establishments": 5108,
   "employment": 76579,
   "avg_annual_pay": 45831,
   "lq_employment": 0.97,
   "employment_change_1y": 0.6,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 4397,
    "emp": 63746
   },
   "2023": {
    "estab": 4756,
    "emp": 77369
   },
   "estab_change": 0.082,
   "emp_change": 0.214,
   "county_fips": "12057"
  },
  "schools": {
   "district": "Hillsborough County School District",
   "district_geoid": "1200870",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 2,
   "schools": [
    "FREEDOM HIGH SCHOOL",
    "LIBERTY MIDDLE SCHOOL"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "12057",
   "years": "2016-2025",
   "events": 111,
   "by_type": {
    "Thunderstorm Wind": 52,
    "Flood": 20,
    "Lightning": 12,
    "Hail": 12,
    "Tornado": 8,
    "Heavy Rain": 4,
    "Funnel Cloud": 2,
    "Flash Flood": 1
   },
   "property_damage_usd": 8792500,
   "deaths_direct": 0,
   "injuries_direct": 5,
   "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": 62000,
   "trucks_aadt": null,
   "road": "BRUCE B DOWNS BLVD",
   "class": "principal arterial",
   "lanes": 8,
   "segments_600m": 19,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/golf-courses/fl/new-tampa-pebble-creek-golf-club/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}