11570 W Garnet Ct
Crystal River, FL 34428

The 8.18-acre site lies entirely within FEMA Flood Zone X (Shaded), meaning it is outside the 100-year floodplain and carries no FEMA-driven elevation, fill, or flood insurance requirements. The absence of AE or A flood zones within the property boundary ensures minimal flood risk, lower sitework costs, and a straightforward entitlement path, making the tract ideally suited for retail, QSR, medical, hospitality, and multifamily development.

Estimated Fill Volume (Frontage Pads Only)
1.0 ft lift ? ~7,000–8,500 CY
2.0 ft lift ? ~14,000–17,000 CY
2.5 ft lift ? ~18,000–21,000 CY
Final numbers depend on site grading, access drive placement, stormwater pond location, and pad layout.

Interior Tract Balancing
Interior portions of the site typically require:
0.5 – 1.5 ft of balancing to create uniform building pads or roadway subgrades, depending on use (hotel, medical office, multifamily, etc.).
Net Fill Requirement – Planning Level Estimate

Based on the assumptions above:

Low-Case Scenario (ideal cut-to-fill balance)
-Frontage lift: ~7,000 CY
-Interior balancing: ~5,000 CY
-Pond cut offset: –8,000 CY
-Net imported fill: ~4,000 CY (Extremely efficient site)

Mid-Case Scenario (typical for US-19 corridor)
-Frontage lift: ~14,000 CY
-Interior balancing: ~8,000 CY
-Pond cut offset: –7,000 CY
-Net imported fill: ~15,000 CY

High-Case Scenario (if pads require 2.5–3 ft lifts)
-Frontage lift: ~21,000 CY
-Interior balancing: ~12,000 CY
-Pond cut offset: –5,000 CY
-Net imported fill: ~28,000 CY


Citrus County: A Market Poised for Growth
Citrus County, currently home to 153,600 residents, is on track for exponential growth, with the population projected to reach 350,000 by 2030 under the County’s Land Development Code. As part of the Tampa–St. Petersburg–Clearwater Metropolitan Statistical Area (MSA)—the 18th largest MSA in the United States—Citrus County continues to attract both businesses and residents. Lecanto and its surrounding areas have benefited from recent revitalization efforts, including community investments such as the Liberty Park and Depot District in Inverness. The recently completed $135 million expansion of the Suncoast Parkway and its planned extensions will further enhance connectivity, fostering additional economic growth. Within a 15-minute drive, the property serves a substantial customer base of 46,361 residents, with an average age of 58 and a median household income of $65,000. This demographic ensures a solid foundation for businesses seeking to establish or expand in a thriving and dynamic market.
This meticulously maintained retail and service plaza presents an unparalleled opportunity for businesses to thrive in a high-traffic, high-visibility location, surrounded by a strong customer base and an array of complementary national retailers.

Logistic Details: 
-County Road 486 runs entirely along West Norvell Bryant Highway. It runs West to East from SR 44 east of Crystal River into US-41 in Hernando, just south of the southern terminus of SR 200. The route was once the former SR 486. County Road 486 spans 4 lanes, is almost entirely a divided highway, and is flanked by a parallel bicycle path on the south side.  
-County Road 491 is Lecanto Highway, a bi-county South to North road that begins at the Hernando-Citrus County Line in Oak Grove near the Withlacoochee State Forest and ends at SR 200 in Stoke's Ferry, just south of the intersection with the northern segment of CR 39. It was formerly designated as SR 491.  
-County Road 44 (often marked as County Road 44W) exists as the western tip of old Florida State Road 44, south of "Downtown" Crystal River. The suffix "W" was most likely added to not confuse this section with State Road 44, to the north, and to show its location by being west of US 19 and US 98(SR 55).   As with the majority of these types of 'coastal spur' routes, in West Central Florida, it is county-maintained.  
-U.S. Route 19 (US-19) runs 264 miles (425 km) along Florida's West Coast from an interchange with U.S. Route 41 in Memphis, Florida, south of Tampa, and continues to the Georgia border north of Monticello, Florida. Newly 6 lane Highway was constructed from the Hernando County line to Fort Island Trail and US 19 in Crystal River, Florida. 

Suncoast Parkway: 
The Suncoast Parkway recently opened was a $135 Million Dollar expansion that extends 13 miles north from US-98 to SR 44 which features 15 new bridges, electronic tolling gantries, and the extension of The Suncoast Trail part of the Florida's Statewide Greenways and Trail System. The Suncoast Parkway is just 68 Miles 1 hour and 15 mins from Tampa making it a great commuting Highway for the workforce seeking to be outside of the Tampa traffic. The Veterans Expressway and Suncoast Parkway is a north–south toll road near the Florida Gulf Coast. Maintained and operated by Florida's Turnpike Enterprise, this 68-mile transportation corridor extends from State Road 60 in Tampa, north to State Road 44 near Lecanto.

Citrus County Growth:
Citrus County, Florida's estimated population is 155,582 with a growth rate of 1.29% in the past year according to the most recent United States census data. Citrus County, Florida is the 34th largest county in Florida. The 2010 Population was 141,173 and has seen a growth of 10.21% since this time.   Citrus County's current LDC allows for approximately a population of 350k residencies. Given the expansion of the Suncoast Parkway and the 6-lane expansion of US 19, we are in the path of tremendous growth.   +Currently, Citrus County has 60,000 vacant parcels 
of land prime for development.   The County and incorporated Cities have plans for extensive utility expansion throughout the county including the expansion of the Crystal River Airport Runway 5000 feet to allow for larger aircraft to land and take off including a newly funded 75 acres industrial complex granted by the state to expand utilities, road reconstruction to support eighteen wheelers and to include environmentally friendly and energy conservation features.  

Disclaimer to the consumer:
This report is provided strictly for analysis and assumption purposes only. All financial models, development scenarios, and valuation estimates are based on hypothetical inputs and public information available at the time of preparation. The projections herein are not guaranteed, and no warranty or representation is made regarding the accuracy, completeness, or feasibility of any statements or conclusions presented. All data, including fill costs, rents, cap rates, and construction assumptions, must be independently verified through appropriate licensed professionals, engineers, surveyors, and governmental authorities prior to any investment, acquisition, or development decisions. The broker, its affiliates, and associated parties do not warrant or guarantee any outcome based on this analysis.