Community Details at a Glance
The Homes
Type
New single-family, four Lennar collections
Lots
40, 50, 60, and 63-foot homesites
Pricing
Lennar marketing roughly $331K to $499K
Status
Building out; new construction and inventory
Costs & Fees
HOA
Marketed around $8.33/month, a token line
Assessments
Listing data shows ~$198 special assessment
Reality
The campus is funded by assessments; verify per lot
Confirm
Pull the TRIM notice and association documents
Amenities
Clubhouse
Lakeside clubhouse with fitness center
Pool
Lagoon-entry pool, the marketing anchor
Recreation
Tennis, sports court, playground, guided trails
Edge
Deepest amenity package on the corridor
Location
Area
CR-218 / Brannan Field corridor, Middleburg 32068
Expressway
Minutes from the First Coast Expressway
Retail
Oakleaf Town Center about 10 min north
Water
Doctors Lake marina about 15 min north
The Homes & Style
GreyHawk is the Middleburg edition of the GreenPointe playbook: a developer (the Hyland Trail and Amberly developer) running an amenity-first buildout with national builders on a corridor near new infrastructure. GreenPointe develops; Lennar builds the active collections, 40, 50, 60, and 63-foot homesites under its Everything's Included program, with Richmond American's earlier section already sold out.
The 40-to-63-foot range means entry buyers and move-up buyers share the same amenity campus, unusual on a corridor that usually segregates by price point, and it broadens the resale pool later. Current Lennar marketing runs roughly: the 40-foot collection in the low $330s to high $360s, the 50s in the mid $350s to high $370s, and the 60s from the low $390s to high $490s, with a 63-foot collection also offered. Incentives move weekly.
The campus is real and built. The deal is won by pricing the true monthly, assessments included, and by reading the phasing map before you pick a lot.
Because four collections are active, this is a new-construction read: builder pricing, incentives, the lot and the phase, and your representation matter more than resale comps. Lots away from active releases and collector roads carry the quieter near-term experience while buildout continues, so the phasing map belongs in the lot decision.
Living Here
The campus is built and operating: a lakeside clubhouse with a fitness center, the lagoon-entry pool that anchors the marketing, tennis and sports courts, a playground, and a guided trail network threading the community. On a corridor where the competing new communities offer trails-and-a-field at best, this is genuine differentiation, and the reason the assessment stack exists.
The honest utilization test applies: households who will live at the pool and courts convert the assessment into value weekly; households who will not are paying for their neighbors' weekends. Price your actual life, not the brochure. For daily life, Oakleaf Town Center carries the retail about ten minutes north, Middleburg's services run south, Jennings State Forest sits west, and the First Coast Expressway opens the metro. Doctors Lake and its marina are about fifteen minutes north, corridor living with occasional big-water access, without waterfront pricing.
What is the real fee picture?
The marketed HOA is about $8.33 a month, a token line, and listing data also shows an approximate $198 special assessment. An amenity campus of this scale is funded somewhere, so get the complete assessment picture for the exact lot from the TRIM notice and the association documents before you sign. This is the single most important diligence item at GreyHawk.
Is the amenity campus actually built?
Yes. The clubhouse and pool campus is built and operating; the model homes opened with it. Tour it, and do not buy renderings anywhere on this corridor.
Can I rent the home out?
Lennar-community covenants typically allow leasing subject to HOA rules; verify the recorded documents for the current terms.
Before You Offer
A new-construction, amenity-funded community on the Middleburg corridor rewards a specific diligence routine.
- Verify the full assessment stack — the $8.33 HOA does not fund the campus, so confirm in writing what district or assessment does, from the TRIM notice and the association documents.
- Read the phasing map — with four active collections, choose a lot away from active releases and collector roads for the quieter near-term experience.
- Inspect new construction — pre-drywall and final on builds, pre-closing on inventory; production pace produces punch items.
- Pull the FEMA flood zone — the corridor has creeks and drainage; confirm the flood designation and a bindable quote for the exact lot.
- Confirm internet — verify wired broadband or fiber availability at the specific address if you work from home.
- Negotiate the incentive — Lennar incentives move weekly; have them confirmed in writing on the specific home.
- Confirm school zoning — the boundary near the Oakleaf line moves; verify the exact assignment by address.
GreyHawk's pitch is the deepest amenity campus on the Middleburg corridor at mid-tier pricing from a proven developer. The whole game is honesty about the assessment stack: the $8.33 HOA is a token line, and the campus is funded somewhere, so the true monthly with assessments included is what you actually buy.
Our job is to verify the assessment stack from the TRIM notice and association documents, read the phasing map against your lot, run the collection comparison, and negotiate the incentive, all before you sign. The sales office works for Lennar; representation costs you nothing and gets every one of those done.
Comparisons
GreyHawk's honest competition is the other CR-218 corridor and Oakleaf-area new-construction communities. Each is a different trade on amenities, fees, and finish.
| Community | The trade-off |
|---|---|
| Double Branch | The corridor's defining matchup: no-CDD, low-HOA simplicity with fiber, versus GreyHawk's amenity campus and assessment stack. Similar stickers; the true-monthly comparison picks the winner per household. |
| Two Creeks | An established Middleburg community with its own amenities and mature trees; trade newest construction for a settled neighborhood and resale price history. |
| Amberly | Another GreenPointe corridor community; compare the amenity depth, fee stack, and active collections head to head. |
The verdict: if you will use a deep amenity campus and price the assessments honestly, GreyHawk is the corridor's amenity play. If you want the lowest carrying cost or a settled, built-out neighborhood, the peers above are the right field, and we will run the true monthly on each.
Who It Fits
GreyHawk fits if you want
- The deepest amenity campus on the Middleburg corridor and the household to actually use it.
- New construction at mid-tier pricing from a proven developer, with a builder warranty.
- A range of collections, 40 to 63 feet, sharing one amenity campus and a broad resale pool.
- Quick First Coast Expressway access with Oakleaf retail and Doctors Lake nearby.
Consider elsewhere if you want
- The lowest possible carrying cost, where the no-CDD, low-fee corridor peers win.
- A settled, built-out neighborhood rather than years of active construction.
- To skip the assessment-stack diligence; the token HOA is not the cost of ownership.
- Resale price history rather than a new-construction read against four active collections.
