Community Details at a Glance
The Homes
Builder
D.R. Horton, the nation's largest homebuilder
Product
Two-story townhomes, Pearson plan around 1,468 SF, 3 bed / 2.5 bath
Garage
Attached one-car garage plus driveway parking
Status
Selling now, new construction, fee-simple townhomes
Costs & Fees
Entry pricing
From about $239,990, among the lowest new-ownership prices in Clay County
HOA
Townhome HOA covering common areas and some exterior, confirm the amount and inclusions
CDD
Confirm CDD or assessment status on the exact lot in writing
Reality
Incentives move weekly and often matter more than the list price
Amenities
In-community
Modest townhome-community scale, confirm the final amenity plan
Retail
Oakleaf Town Center shopping and dining minutes north
Recreation
Jennings State Forest and Brannan Field-area parks close by
Access
First Coast Expressway (SR-23) interchange minutes away
Location
Setting
Brannan Field corridor where Middleburg meets the Oakleaf area
Expressway
SR-23 to I-10, Cecil Commerce, and the western metro
Retail
Oakleaf Town Center about 6 min north
Area
ZIP 32068, Middleburg, Clay County
The Homes & Style
The Landing at Brannan Field is Clay County's entry ticket: D.R. Horton townhomes on the Brannan Field corridor where Middleburg meets the Oakleaf area, priced from about $239,990, among the lowest new-ownership price points anywhere in the county. The featured Pearson plan runs about 1,468 square feet with 3 bedrooms, 2.5 baths, an attached one-car garage, and an open main level with the kitchen at the heart of the gathering room.
Finishes are the differentiator at this price: quartz counters, stainless appliances, vinyl plank flooring on the main level, carpet upstairs, and D.R. Horton's standard smart-home package. These are fee-simple townhomes, not condos, so you own the structure and the lot, which broadens financing and supports resale against the dated resale alternatives in this price band.
At $240K in Clay County, the real choice is new keys with a warranty and a small footprint, against a dated resale house that needs systems work. For most entry buyers the math favors new.
Because the community is actively selling, this is a new-construction read: the incentive, the rate buydown, the exact lot, and your representation matter more than resale comps. Incentives move weekly and frequently matter more than the sticker, so the true monthly payment, not the list price, is what you are actually buying.
Living Here
Daily life runs on the corridor: Oakleaf Town Center carries the groceries, big-box retail, and dining about six minutes north, Middleburg's town services run south, and the First Coast Expressway interchange sits minutes away for the western metro, Cecil Commerce, and I-10. Jennings State Forest is minutes west, more than 25,000 acres of trails, creeks, and real Florida woods that most residents never realize is there, the corridor's free counterweight.
The honest parking note applies to any entry townhome: one attached garage plus driveway per unit, with guest parking per the site plan. Two-driver households live fine here with discipline; three vehicles get hard, so walk the guest parking before you contract. Brannan Field Road itself backs up at school hours, the local price of a booming corridor.
What does the townhome HOA actually cover?
Townhome HOAs vary widely, some cover roofs and exterior paint, some cover almost nothing. The answer sets your real reserve budget, so get the current amount, the inclusions in writing (roof? exterior paint? lawn?), and the budget before you offer. What the HOA covers determines whether the price is actually cheap.
Is there a CDD?
Confirm on the exact lot in writing. New corridor communities in Clay carry a mix of CDD and no-CDD structures, and a four-figure assessment line changes the entry-level math meaningfully.
Can I rent it out?
D.R. Horton communities typically permit leasing subject to HOA rules, and entry townhomes near the expressway attract tenant demand. Verify the recorded covenants for minimum lease terms or caps before buying as an investor.
Before You Offer
An entry-level, new-construction townhome on a fast-growing corridor rewards a specific diligence routine.
- Pin the HOA inclusions — get the current dues, what is covered (roof, exterior paint, lawn), and the budget in writing; it sets your real reserve.
- Confirm the CDD status — verify in writing whether a CDD or assessment applies to the exact lot; a four-figure line changes the entry math.
- Pull the FEMA flood zone — the corridor has creeks and drainage; confirm the flood designation and a bindable insurance quote for the specific lot.
- Confirm internet — verify wired broadband or fiber at the specific address if you work from home.
- Inspect the new build — yes, on new construction; schedule an independent pre-closing inspection on inventory or pre-drywall and final on a build.
- Negotiate the incentive — D.R. Horton incentives and rate buydowns move weekly; have them confirmed in writing on the specific home.
- Confirm school zoning — the boundary near the Middleburg/Oakleaf line moves as the corridor grows; verify the exact assignment by address.
The Landing's pitch is simple and real: the lowest-cost new keys on Clay County's growth corridor, with the First Coast Expressway compounding demand. The whole game is the true monthly. A $240K sticker with a builder rate buydown can land near corridor apartment rents while building equity, but the HOA inclusions and CDD status decide whether the price is actually cheap.
Our job is to pin the HOA and CDD picture, run the rent-versus-own math with real quotes, schedule an independent inspection even on new construction, and negotiate the incentive, all before you sign. The sales office works for D.R. Horton; representation costs you nothing and gets every one of those done.
Comparisons
The Landing's honest competition is the other entry townhome communities in the Middleburg and Oakleaf orbit. Each is a different trade on price, incentives, HOA inclusions, and exact location.
| Community | The trade-off |
|---|---|
| Kindlewood Forest | A close corridor peer in entry townhome product; the difference comes down to current pricing, incentives, HOA inclusions, and exact location, which shift month to month. |
| Corsair | Another Middleburg-orbit entry community; cross-shop the true monthly with assessments and HOA included, not on the sticker alone. |
| GreyHawk | A step up the corridor into single-family with a deep amenity campus and an assessment stack; trade the lowest carrying cost for amenities and a yard. |
The verdict: if you want the lowest-cost new keys on the corridor with a warranty, The Landing is the entry play. If you want a yard, deeper amenities, or a settled neighborhood, the peers above are the field, and we will run the true monthly on each.
Who It Fits
The Landing fits if you want
- The lowest-cost new-construction keys in Clay County, with a builder warranty and modern finishes.
- A monthly payment that can compete with corridor rent while building equity, priced on real quotes.
- Quick First Coast Expressway access with Oakleaf retail minutes north.
- Fee-simple townhome ownership rather than a dated resale house needing systems work.
Consider elsewhere if you want
- A yard, a settled neighborhood, or a single-family footprint with deeper amenities.
- To skip the HOA-inclusion and CDD diligence; what the HOA covers decides whether the price is cheap.
- Three-plus vehicles or heavy guest parking, where attached-garage townhomes get tight.
- A long resale price history rather than a new-construction read against active builder inventory.
