{
 "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\u201323",
  "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": "finance-sold-2020s",
   "name": "Sold since 2020",
   "grp": "finance",
   "evidence": "2021 Triumph Oaks of Ormond Beach, LLC",
   "origin": "research-deals"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "35,000 on W GRANADA BLVD",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "254-unit Tomoka Reserve housing development",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "254-unit Tomoka Reserve housing development Approved by Ormond Beach City Commission.",
   "origin": "newtypes-extraction"
  }
 ],
 "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 \u2014 developers Carl Velie, Ray Barshay and Sheldon and Emily Rubin \u2014 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"
  }
 ],
 "parties": [
  {
   "name": "Triumph Oaks of Ormond Beach, LLC",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4782,
   "site_id": "n-84da166b94",
   "date": null,
   "year": 2018,
   "kind": "note",
   "detail": "The golf course officially closed.",
   "share": null,
   "source_id": 7940,
   "verified": "draft"
  },
  {
   "id": 4783,
   "site_id": "n-84da166b94",
   "date": null,
   "year": 2021,
   "kind": "note",
   "detail": "Purchased by Triumph Oaks of Ormond Beach, LLC for $2.6 million.",
   "share": null,
   "source_id": 7941,
   "verified": "draft"
  },
  {
   "id": 4781,
   "site_id": "n-84da166b94",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "City Commission approved the Tomoka Reserve housing development",
   "share": null,
   "source_id": 7939,
   "verified": "draft"
  },
  {
   "id": 4784,
   "site_id": "n-84da166b94",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Development order approved for up to 254 homes.",
   "share": null,
   "source_id": 7942,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [
  {
   "id": 467,
   "site_id": "n-84da166b94",
   "kind": "sale",
   "date": null,
   "year": 2021,
   "price": 2600000.0,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "Triumph Oaks of Ormond Beach, LLC",
   "seller": "Putnam State Bank",
   "broker": null,
   "lender": null,
   "loan_amount": null,
   "loan_maturity": null,
   "loan_status": null,
   "asking_price": 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 \u2014 developers Carl Velie, Ray Barshay and Sheldon and Emily Rubin \u2014 for $2.6 million.",
   "verified": "draft",
   "retrieved": "2026-10-18"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/golf-courses/fl/ormond-beach-tomoka-oaks-golf-course/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}