April 7, 2025 • 23 mins
In this episode of Jim Sells the Suncoast, Jim speaks with Paul Kurpiewski and Nico from D.R. Horton about the newly launched Rye Ranch community in Parrish. With over 3,500 homes planned, modern amenities, abundant green space, and an emphasis on outdoor living, Rye Ranch promises to be a standout addition to Florida’s Suncoast.
Key Highlights
- Community & Location
- Massive Master Plan: Ultimately 3,500+ homes, with D.R. Horton building 1,700+ of them.
- Convenient Access: Tucked in north Parrish near Rye Preserve, with plans for on-site shopping, dining, and even an elementary school by 2026.
- Lifestyle & Amenities
- Future Grange Center: Central gathering space for farmer’s markets, concerts, and community events, plus multiple amenity centers throughout Rye Ranch.
- Nature & Trails: 10+ miles of walking/biking paths planned, along with lush landscaping and easy access to nearby preserve areas.
- Home Options & Pricing
- Varied Floor Plans: 20+ floor plans ranging from ~1,600 sq. ft. to nearly 5,000 sq. ft., including single-story, two-story, and attached villa options.
- Pricing Range: Mid-$300Ks up to the high $600Ks, with most lots offering water or nature views. Lot premiums included in published home prices.
- HOA & CDD
- HOA Fees: Approximately $447/quarter (covers common-area maintenance, landscaping, and amenity upkeep).
- CDD: Varies by lot (40’, 50’, 60’ widths) from $1,700–$2,500 annually, adding roughly $150–$200/month to your mortgage.
- Warranty & Builder Support
- 1-2-10 Coverage: One year for workmanship, two years on mechanicals (HVAC, plumbing, electrical), and ten years structural.
- Preferred Partners: DHI Mortgage, DHI Insurance, and in-house title services streamline financing and reduce closing costs (with current incentives).
- Future Growth & Timeline
- Phase One: Expected build-out over two years, with the entire development taking at least five years to complete.
- Equity Potential: Early-phase buyers often see significant increases in home value as the community matures and amenities expand.
What’s Next?
Intrigued by Rye Ranch’s nature-forward layout and extensive amenities? Reach out to Jim at jim.ahearn@gmail.com or visit Jim Sells the Suncoast. For details on available floor plans, quick move-ins, and current incentives, connect with Paul and Nico from D.R. Horton – and be among the first to call Rye Ranch home!
A Personal Note from Jim:
Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.
Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.
Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡
Mark as Played
Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Jim (00:02):
And welcome to Jim Sills of Suncoast.
Today I am excited to have withme Paul Kurpiewski and Nico Ian
from DR Horton and Rye Ranch,which is coming in right up the
road in Parish.
Huge community coming in.
I know the area's.
Excited for it.
A lot going on.
So welcome gentlemen.
Thanks for being here.
Paul (00:22):
Thank you for having us, Jim.
Super excited.
Yeah.
Jim (00:26):
Yep.
I know Nico, you've been in realestate for a couple of years.
You joined Dr.
Horton just this year and thenPaul, you've been in real estate
about five years.
You got the experience generaland coming over to Dr.
Horton.
So I think that speaks a littlebit to the process and what they
have that you were willing tomake that transition.
Paul (00:41):
Yeah coming from general real estate, but the comradery
and the teamwork here at DRHorton really drew me in and
ever since I've been here, I'velove every day,
Jim (00:49):
Fantastic.
I'm excited.
Ry Ranch.
It's actually right down theroad from my house, so seeing
the development start from signsgoing up to ground, clearing to
houses popping up now.
Let's walk me through a littlebit.
When did it first really startsettling up and tell me a little
bit about Rye Ranch in general.
Paul (01:09):
By Rachel officially opened in February of this year.
All the development of the roadsand finalizing the floor plans
and community layout.
we officially opened inFebruary, 2025, and we're
excited to say there's gonna beover 3,500 homes total here in
Rye Ranch.
With modern amenities, really abig lifestyle community similar
(01:31):
to your Lakewood Ranchcommunity.
DR Horton is gonna be buildingover 1700 homes.
the majority of the homes herein Rye Ranch will be DR Horton.
And we are gonna have everysingle product line of home
except for town homes here.
a big variety of homes, brandnew elevations that are
completely different than othercommunities.
(01:51):
All of our homes are gonna havethe black roofs, so very sleek
looking designs as well.
Nico (01:57):
Okay.
Paul (01:58):
Yep.
Nico (01:59):
Yeah, just piggybacking what Paul was saying about the
community, interestingly enough,the family that owns the land is
now in development with us aswell.
So with that, there's a sense ofpride to make sure that this is
the exact vision that they have.
And make sure that no one'sneglecting that, so with that,
lush landscaping packages, thatwould probably cost you around
like 10 to 20 grand anywhereelse just to get half of the
(02:22):
stuff that we have here.
As well as Paul was saying, likemodern designs, different
elevations things that justreally set us apart from the
other builders in the area aswell,
Jim (02:30):
Fantastic.
So what do you think is gonnaset this development apart in
terms of lifestyle andcommunity?
Compared to the others, maybemore in immediate area.
We are north of Lakewood Ranchbut it brings a lot of that
community and a lot of thoseamenities to this area, which
there, it really isn't here yet.
Paul (02:48):
What I think is gonna really set us apart from the
other communities, like inLakewood Ranch is here, they're
very focused on a sociallifestyle community.
Like you mentioned, there willbe the modern amenities, like
you see other communities,there's gonna be multiple
amenities centers.
But there's gonna be a centerfor residents to join called the
Grange which is super cool andunique to this area because
(03:12):
it'll be an area where familiesare able to gather, play outdoor
games.
Eventually there will befarmer's markets.
And concerts at the Grange aswell.
And it's really expected just tobe an outdoor living social
community, like I said.
A little bit different than yourLakewood Ranch.
Nico (03:30):
Yes.
I was able to essentially takethe virtual tour, give it a test
drive, try before you buy here,which was really insightful.
Just like Paul was saying, it'sreally getting back to the
community aspect, which I thinkwe all can agree that certain
aspects of the ranch has lossand become just a metropolis and
all, Rye Ranch is gonna have itsown app to where you will
essentially be signed up, yourneighbors will be signed up, you
(03:50):
guys can go do social eventsoutside.
You guys can attend theamenities.
No need for key fobs, everythingis done from your phone.
So it's supposed to be extremelyuser intuitive, nature focused
and community driven
Jim (04:01):
When you have 3,500 versus 45,000.
That's something that you'reable to give that you can't
quite get on something thatscale.
Paul (04:09):
And also, you talked a
Jim (04:10):
Sorry, go ahead.
Paul (04:11):
I was gonna say also in this community there will be
shopping and dining in thefuture as well.
So you'll have everything reallyin your neighborhood.
As well as an elementary school.
So they're actually working onthe elementary school to be open
before the 2026 school year, andit's gonna be located in Rye
Ranch.
So with over 3,500 homes, thatmeans there's gonna be a lot of
(04:34):
families with kids that want toattend this school, and if kids
would like to walk or take theirbikes to school, they don't need
to cross any major roads.
It'd be going through thecommunity.
So a very safe path to schooland back as well.
Jim (04:47):
That's a pretty good idea.
Does that mean condos or villastoo, or No, just single family
homes.
Paul (04:53):
So villas as well?
Yes.
So we will have a section herein Rye Ranch that is gonna have
our Freedom product line.
Attached villa, so like aduplex.
And there are also three singlefamily floor plans in the
freedom category.
The Laurel, the Clifton, and theDelray, and this section of the
community will be advertisedmore for active adults.
(05:17):
that section will be gated andthey will have their own amenity
center as well.
And it will be maintenance free.
lawn care will be included inthe freedom section here.
Jim (05:28):
All right.
What, so tell me a little bitabout the floor plans.
What sizes and number ofbedrooms are we starting at?
What's the most we can get andmaybe a ballpark or an
approximate price.
What we're looking at.
Paul (05:41):
Nico, do you wanna take over here?
Nico (05:43):
For single family, we're looking at 20 different
floorplans.
We're covering a wide variety ofentry buyers, first time home
buyers all the way up to yourmove up buyers.
As liquid ranch other masterplan communities.
Folks tend to move up or upgradeafter they get a certain amount
of equity in their home.
We offer everything from around1600 square feet all the way,
just shy of 5,000.
We have two single story and twostory options, as well as two
(06:07):
car and three car garageoptions.
To say we really cover all ourbases, I really truly believe
that we do from, the familiesthat just needed a lot of space
or, to the newlywed couple or,folks who are just, starting
life together.
We have everything that.
Jim (06:23):
So are most of these homes coming in?
Are they gonna be custom bills?
Are they gonna be inventory?
what options and what control dopeople have on, the portions to
go?
Can they put a three car garageon?
Is that the option?
Nico (06:37):
So with us, we are production builder.
We're a largest builder inAmerica, and with that, we found
what really works best for us isessentially specking everything
out.
And what is what you get.
That way there are no changeorders, there are no mix up.
You have that ability tointerpret it as your own.
Once you close, you can go ascrazy as you want within the
law, right?
But we give you a blank canvasto start from.
(06:58):
So if it's a two car, it's a twocar, if it's a single
Jim (07:00):
Okay,
Nico (07:01):
A single story,
Jim (07:02):
you know what, and you know what you're cutting it into.
But I, somebody mentioned it tome and I've loved it after that,
is it's not a customized home,but it's a personalized home.
You can come in, you can changethe floor, you can change the
paint on the walls.
You can do some things likethat.
But at least when you come in,you're gonna get what you were
planning on and there aren'tgonna be changes, and you're not
gonna be surprised by somethingthat you weren't expecting.
(07:23):
Correct.
Paul (07:23):
Exactly.
And it also helps keeps the costof the home down as well.
So right when we show you ourmodels or when we go walking
finish home, you see exactly howyour home is gonna look.
There's not additional featuresthat would up the cost of your
home.
And all of our lot premiums arealready included in the price as
well.
When we go out on site and weshow you a home and tell you
what the price is, we don't haveto also attack on the lot
(07:46):
premium.
Jim (07:46):
Yeah, that can sometimes be a little bit of a sticker shock.
Paul (07:49):
that, right?
Jim (07:49):
And so if somebody convinces, Hey, I want the 4,000
square foot with a three cargarage, you say that's gonna be
available in these locations.
We can go look at thoselocations.
Paul (07:58):
Yes.
Okay.
And what's great especiallyright now is typically we have a
start date on every single lot.
But if a lot is very attractiveto somebody, we can tell them
what home is gonna be there, andthen we can instantly start
building it for them as well.
Bill time as of today, is aroundthree to four months.
So from start to finish veryquick here in Rye Ranch.
Jim (08:19):
Yeah, that's not bad.
Paul (08:20):
yep.
Jim (08:22):
So beyond the home purchase, what additional fees
are there?
What else should we be aware of?
Paul (08:28):
So there is a HOA and CDD like most of our communities,
The HOA for our Express andTraditions homes is 4 47
quarterly.
Okay?
So just shy of$150 a month forthe HOA, and that will include
your common area maintenance.
You are maintaining theamenities And maintaining just
(08:50):
the neighborhood in generalbecause we will have a lot of
extensive landscaping in thecommon areas that really are
gonna make this communitydifferent than the rest.
Around our, all of our ponds,we're planting extensive trees
and beautiful shrubs around toreally give it that effect when
you're in your backyard, thatyou're in this nature setting as
(09:11):
well.
Now for CDD, we have the CDDvaries between product size.
So we have 40 foot lots, 50 footlots, and 60 foot lots.
Our forties start at rightaround$1,700 annually for the
CDD jumping up to 2100 for ourfifties and 2,500 for our 60
(09:31):
foot lots.
Jim (09:32):
Yeah, so that's.
150 to just over$200 a month.
Paul (09:35):
Okay.
Jim (09:35):
So you talked a little bit about the amenity centers.
Tell me more about what's gonnabe involved in and how many, and
then is it pools, gyms,community centers, parks, we
talked about concerts.
Paul (09:46):
Nico?
Nico (09:48):
Forry Ranch, I believe there's gonna be four, two
confirmed us being one of them.
Possibly another national brandgetting in here as well.
So for our community, the Dr.
Horton side, we're looking at apool, clubhouse, gym.
Dog park a tot lot as we callit.
And then there'll be naturetrails as well.
We're looking at about, I wannasay like 10 miles to start.
(10:09):
Speaking with Variety Ranch,they said that we will have
access to rye Preserve.
So that will be like access onthe bottom of the community so
that folks can essentially leavetheir community, go straight to
the preserve.
Biking, walking, enjoying natureis your kind of thing.
This is the perfect area foryou.
Now, rye Ranch as a whole, theentire community amenities,
(10:30):
that's still to be determined.
The one we've heard the most ofso far would be the Grange, like
Paul was talking about, meetingarea place for, outdoor
concerts, food trucks openfields to host events as well
for the season, right?
So thinking, for folks who maynot be familiar with the parish
area, something similar towaterside.
Is what we could be looking atessentially.
Jim (10:51):
Oh, that's nice.
Can you outline your long-termconstruction timeline?
We've just opened, we're noteven 60 days in.
Is this a five year window thatwe're looking at roughly?
Paul (11:06):
Yeah, so we are looking for a minimum five year
construction timeline here, justbecause there is a lot more land
in the future that could bedeveloped and we're planning on,
we just haven't started any ofthat yet.
So with this community being howbig it is, at least five years
for construction time, what'snice is the phases that we're
building in phase one should befinished within two years.
(11:28):
after phase one is done, you'renot gonna have all those
construction trucks drivingthrough your neighborhood.
'cause we're gonna have multipleentrances here as well.
Jim (11:35):
Okay.
how is he supporting homeownersafter the sale?
What kind of warranties areongoing?
Paul (11:39):
Nico, you wanna take that one?
Nico (11:41):
Yeah, so we offer a 1 2 10.
one year is gonna be workmanshipdefects.
That goes into any kind ofimperfections with the home.
Two years is gonna be for yourmechanical, electrical,
plumbing.
So pretty much anything in thewalls or above you in the
ceiling.
And then we do a 10 yearstructural warranty as well.
A great thing about it too isthat it is transferable coming
(12:04):
from other builders, that wasn'tthe case.
So let's say you're in your homefor not even a year.
You need to leave you sell thehome.
All of that transfers into yournew homeowner as well So they
still get the remainder of theone year, the two years, and the
10 years.
Jim (12:16):
Okay.
One of the questions I want toask, and you already touched on
it a little bit, was.
What were the environmentalconsiderations that were
prioritized during the planningand construction phase?
How did that develop?
Do you know the background ofthat or what drove them?
Paul (12:30):
Correct.
Nico (12:32):
Yeah, I would say the relationship with the developer
is he's here on site, if notevery day, every other day.
It's very distinct, stops byinspects, what he expects kind
of deal.
Coming from a militarybackground, I was in the Marine
Corps for six years.
That's something that touches meto the soul that someone truly
cares enough to take the timeoutta their day, even though
they're at the top of the totempole to see what's going on at
the operational level.
(12:52):
And so with that too, there's alot of guidelines that have been
passed down, but also thingsthat we just do as a company.
So we do Bora Care, which islike the termite treatment.
And so that has nothing to dowith any water runoff.
It's spraying onto the studs ofthe home, once, we have
structure up above.
It permeates that creates thisessential perimeter around the
entire house that kills termiteson contact and keeps them away.
(13:15):
Whereas, some other folks mightbe doing something with a ground
treatment that causes some,chemicals and things to run off
into the water.
The whole name of the game hereis nature.
Preserving that as much as wecan.
If we're taking trees away, youbest believe we're putting in
two times more trees to make upfor it.
And I think it'll show,especially within the next
couple months.
Jim (13:33):
Nice.
I really like that idea of beingtied into rye preserve, being
able to address that withoutgoing on the main road.
Sounds.
Like a great draw.
Yeah, absolutely.
What financing options areavailable?
Does Dr.
Horton have a preferred lenderor a preferred insurance
preferred title that can it be aone-stop shop for someone who's
(13:53):
out looking?
Paul (13:55):
Yeah, so we actually have all three of those things.
We have our preferred lender,preferred title, and preferred
insurance.
What we usually do is we askbuyers to do an application with
our DHI mortgage company.
This way if they are approved,we can get them the most
incentives possible.
Our standard is up to$10,000towards closing costs.
(14:17):
Using our preferred lender, andthat is with financing of
course.
On top of our other incentives,like for example, in March we
were doing specifically in RRanch, 3.99% FHA or VA interest
rates on Quick Move and readyhomes.
So this could save you betweenfive to$600 on your monthly
payments compared to thecurrent.
(14:38):
rates now.
This really helped with peoplethat are payment sensitive.
And didn't have too much to putdown.
They think they could neverafford a home in this market.
And when they came here, itturns out they could afford a
lot more than what they expectedafter doing a pre-qual with us
here.
Now for insurance we also haveDHI insurance.
(14:59):
Which usually gets you the bestrates and premiums compared to
any other insurance company inthe area just because they know
our products so well and howenergy efficient our homes are
too.
Jim (15:11):
What are any specific restrictions homeowners should
be aware of?
Such as pet policies or rentalregulations.
Paul (15:20):
Nico,
Nico (15:21):
I would say PET policies.
That is your home.
I've seen some, and it variescommunity.
I think the most outrageous oneI've seen is no chickens.
So just knowing that somebodyprompted somebody had some,
Yeah.
Someone's raising a farm.
I don't know.
I hate to be those neighbors,but so that's what we're looking
at.
As far as like breedrestrictions for dogs, that's
like an archaic thing that Ithink a lot of builders are
(15:43):
moving away from personally andI've never heard of one of our
communities having a dogrestriction.
It is your home.
As long as you have 200 dogs orsomething.
I would say that's the extent ofthat.
And then for rental restrictionstypically we're looking at six
months minimum one time a year.
We're really trying to get awayfrom having a community that's
almost like an Airbnb or a.
(16:03):
You have a revolving door offolks coming in all the time.
So that's why we have ourminimums at six months.
Not to say we aren't investorfriendly, we do work with a
plethora of investors.
I would say it's more long-terminvestors as well.
But that's where we're at withboth of those things.
Jim (16:17):
That's an option.
Nico (16:18):
It is.
So we're still working throughwith the developer to finalize
there's a fence.
To see, are we doing privacyfences?
Looks right and we haveuniformity.
Jim (16:29):
Yeah.
A little consistency goes a long
Nico (16:30):
Correct.
And it helps with homeownersvalues too.
without an HOA, then you'regonna get, depreciating assets
instead of appreciating ones.
Jim (16:37):
We talked a little earlier but the local real estate market
influencing sales and pricingtrends with the development.
Is that impacting you all?
And what is the starting pointfor Rye Ranch and then what's
the top end?
Paul (16:52):
our home start right in the mid three hundreds, all the
way to the high six hundreds.
So we really have that entrylevel starting point here as
well.
And me and Nico were speakingearlier today.
With all the incentives that weare giving along with other
builders in the area or in thenation.
We actually did some researchourselves and we found out that
(17:14):
we're actually at the peak ofbuilder incentives since 2009.
With all this sitting inventoryright now, are giving away
everything they possibly can,which makes it really a great
time to purchase a home.
Compared to a few years ago whenit was a really hot sellers
market, it was a great time tosell your home, but you'd have
to bid over asking just to get ahome.
(17:36):
Here, with all these incentives,we're almost giving them to you,
so it's really a great time tobuy, especially in a brand new
community where you can get inright around three 50 in a
single family home.
Jim (17:48):
Yeah.
There's so many options now tonot take advantage of some of
these.
Options, you're missing the boaton being able to get into a home
that you want, whether you'rethat first time home buyer or
that move up buyer.
Absolutely.
Paul (18:00):
Yeah.
Jim (18:01):
Can you share any stories or testimonials from current
residents that highlight theirpositive experiences and
satisfaction?
Paul (18:09):
Because we just opened we have four homes under contract
right now.
We're about to have our firstclosing on April 8th.
the home just got finished.
They just did their final walkwith their builder.
The home just got cleaned outand we're just waiting on
closing right now.
Jim (18:24):
So we just
Paul (18:25):
final CLS on all of our homes.
Jim (18:27):
I think that's amazing that it goes that quick.
One day it's a scrub field.
The next day somebody's closingon a house in there, right?
Paul (18:35):
Yeah.
Jim (18:36):
what else do you wanna tell me about rye rants that might
influence somebody to come checkit out?
Paul (18:41):
One thing I would like to say that really differentiates
us from other builders and evenother communities by Dr.
Horton is when you come to thiscommunity, I've invited a lot of
realtors and just a lot of.
Potential buyers out here toview our community and they
can't believe that it is a Dr.
Horton community.
All of our homes with thisextensive landscaping, the
(19:04):
upgraded elevations and even thehome sites, just make it super
attractive to buyers'causeyou're not buying just a cookie
cutter home with all thesedifferent elevations and even
color schemes.
it looks like a very uniqueneighborhood, different than any
other community nearby here aswell.
And especially knowing that inthis community there will be
shopping and dining and modernamenities.
(19:26):
People are just blown away bythe size and.
The cool features here that theywon't find anywhere else, as
well as the home sites.
So here, most of our home siteseither sit on a beautiful big
pond or nature preserve, soyou're not just gonna be backing
up to homes right off the bat.
In our phase one you havebeautiful home sites with a lot
(19:47):
of space between your homes andbehind your home for that
privacy to fence in or build apool in the future.
That's what makes it reallyspecial to me as well.
Nico (19:55):
Yeah, I would say this is a especially unique community
for this area.
Because of the growth that we'veseen just in the last two, three
years.
Jim, you live there so you cansee what's happening
Paul (20:05):
your
Nico (20:05):
You guys are gonna be having a Publix out here, in a
matter of time.
'cause they're in the businessof real estate just as much as
we are.
And where they go, theyanticipate, people to go as
well.
But at specific time in thismarket it's a great investment
opportunity.
Not if you're just an investor,but as a homeownership.
Paying a landlord and, fillingtheir playbook or paycheck,
(20:27):
right?
Instead of filling your ownbuilding up equity with these
new home communities.
You get in phase one, by thetime phase three is around,
you've already made a coupletens of thousands of dollars in
equity, and that's in a steadymarket.
If we get another boom, you canpossibly goodbye.
And that's what happened with alot of folks on Lakewood Ranch.
That's why our same floor plansthat may have little bit less
(20:49):
features, that might haveconcrete driveways, that might
have, standard solid doors,they're$200,000 more for the
exact same house with lessfeatures because of the
desirability of period.
And I think once people startseeing that, then we'll even
more influx of folks coming inhere.
But I would say for folks comeout here, see it for yourself.
See it in the early stages.
Everyone loves to see a projectgo from, concept to
(21:12):
actualization, right?
Whether it's a home, whetherit's art.
my wife and I like watching thisdude who molds chocolate and
stuff and the guy is fantasticat it, but it's like how you can
take your vision and see it,come out, gonna be something
parish area.
Especially for folks who aregetting priced outta Riverview
even, because.
(21:32):
Five in 10 minutes.
Just seeing the growth there,it's exciting.
I think we have great leadershipin place to make sure that this,
becomes what they're visioning.
Jim (21:41):
I think there's something to be said for being one of
those first in a neighborhood.
wife and I built a house acouple years ago.
We were first a hundred out of800 or something.
So as more came in, we felt likeambassadors.
Going out, talking to people,having some fun.
Wow.
We've been here, three monthslonger.
Woo.
We're old hats at this.
But it was fun.
(22:01):
So build that sense of communityand that comradery and that's
where you want your home to be.
That's truly home and I, yeah.
I love watching it take off.
Nico Paul, thank you for joiningme today.
I appreciate it.
We will have information in theshow notes, so anybody wants to
reach out.
Absolutely.
Call these guys.
Go visit, stop by and say, Hey,thanks for coming out.
Paul (22:23):
Thank you so much, Jim.
Nico (22:24):
Thank you, Jim.
And welcome to Jim Sills of Suncoast.
Today I am excited to have withme Paul Kurpiewski and Nico Ian
from DR Horton and Rye Ranch,which is coming in right up the
road in Parish.
Huge community coming in.
I know the area's.
Excited for it.
A lot going on.
So welcome gentlemen.
Thanks for being here.
Paul (00:22):
Thank you for having us, Jim.
Super excited.
Yeah.
Jim (00:26):
Yep.
I know Nico, you've been in realestate for a couple of years.
You joined Dr.
Horton just this year and thenPaul, you've been in real estate
about five years.
You got the experience generaland coming over to Dr.
Horton.
So I think that speaks a littlebit to the process and what they
have that you were willing tomake that transition.
Paul (00:41):
Yeah coming from general real estate, but the comradery
and the teamwork here at DRHorton really drew me in and
ever since I've been here, I'velove every day,
Jim (00:49):
Fantastic.
I'm excited.
Ry Ranch.
It's actually right down theroad from my house, so seeing
the development start from signsgoing up to ground, clearing to
houses popping up now.
Let's walk me through a littlebit.
When did it first really startsettling up and tell me a little
bit about Rye Ranch in general.
Paul (01:09):
By Rachel officially opened in February of this year.
All the development of the roadsand finalizing the floor plans
and community layout.
we officially opened inFebruary, 2025, and we're
excited to say there's gonna beover 3,500 homes total here in
Rye Ranch.
With modern amenities, really abig lifestyle community similar
(01:31):
to your Lakewood Ranchcommunity.
DR Horton is gonna be buildingover 1700 homes.
the majority of the homes herein Rye Ranch will be DR Horton.
And we are gonna have everysingle product line of home
except for town homes here.
a big variety of homes, brandnew elevations that are
completely different than othercommunities.
(01:51):
All of our homes are gonna havethe black roofs, so very sleek
looking designs as well.
Nico (01:57):
Okay.
Paul (01:58):
Yep.
Nico (01:59):
Yeah, just piggybacking what Paul was saying about the
community, interestingly enough,the family that owns the land is
now in development with us aswell.
So with that, there's a sense ofpride to make sure that this is
the exact vision that they have.
And make sure that no one'sneglecting that, so with that,
lush landscaping packages, thatwould probably cost you around
like 10 to 20 grand anywhereelse just to get half of the
(02:22):
stuff that we have here.
As well as Paul was saying, likemodern designs, different
elevations things that justreally set us apart from the
other builders in the area aswell,
Jim (02:30):
Fantastic.
So what do you think is gonnaset this development apart in
terms of lifestyle andcommunity?
Compared to the others, maybemore in immediate area.
We are north of Lakewood Ranchbut it brings a lot of that
community and a lot of thoseamenities to this area, which
there, it really isn't here yet.
Paul (02:48):
What I think is gonna really set us apart from the
other communities, like inLakewood Ranch is here, they're
very focused on a sociallifestyle community.
Like you mentioned, there willbe the modern amenities, like
you see other communities,there's gonna be multiple
amenities centers.
But there's gonna be a centerfor residents to join called the
Grange which is super cool andunique to this area because
(03:12):
it'll be an area where familiesare able to gather, play outdoor
games.
Eventually there will befarmer's markets.
And concerts at the Grange aswell.
And it's really expected just tobe an outdoor living social
community, like I said.
A little bit different than yourLakewood Ranch.
Nico (03:30):
Yes.
I was able to essentially takethe virtual tour, give it a test
drive, try before you buy here,which was really insightful.
Just like Paul was saying, it'sreally getting back to the
community aspect, which I thinkwe all can agree that certain
aspects of the ranch has lossand become just a metropolis and
all, Rye Ranch is gonna have itsown app to where you will
essentially be signed up, yourneighbors will be signed up, you
(03:50):
guys can go do social eventsoutside.
You guys can attend theamenities.
No need for key fobs, everythingis done from your phone.
So it's supposed to be extremelyuser intuitive, nature focused
and community driven
Jim (04:01):
When you have 3,500 versus 45,000.
That's something that you'reable to give that you can't
quite get on something thatscale.
Paul (04:09):
And also, you talked a
Jim (04:10):
Sorry, go ahead.
Paul (04:11):
I was gonna say also in this community there will be
shopping and dining in thefuture as well.
So you'll have everything reallyin your neighborhood.
As well as an elementary school.
So they're actually working onthe elementary school to be open
before the 2026 school year, andit's gonna be located in Rye
Ranch.
So with over 3,500 homes, thatmeans there's gonna be a lot of
(04:34):
families with kids that want toattend this school, and if kids
would like to walk or take theirbikes to school, they don't need
to cross any major roads.
It'd be going through thecommunity.
So a very safe path to schooland back as well.
Jim (04:47):
That's a pretty good idea.
Does that mean condos or villastoo, or No, just single family
homes.
Paul (04:53):
So villas as well?
Yes.
So we will have a section herein Rye Ranch that is gonna have
our Freedom product line.
Attached villa, so like aduplex.
And there are also three singlefamily floor plans in the
freedom category.
The Laurel, the Clifton, and theDelray, and this section of the
community will be advertisedmore for active adults.
(05:17):
that section will be gated andthey will have their own amenity
center as well.
And it will be maintenance free.
lawn care will be included inthe freedom section here.
Jim (05:28):
All right.
What, so tell me a little bitabout the floor plans.
What sizes and number ofbedrooms are we starting at?
What's the most we can get andmaybe a ballpark or an
approximate price.
What we're looking at.
Paul (05:41):
Nico, do you wanna take over here?
Nico (05:43):
For single family, we're looking at 20 different
floorplans.
We're covering a wide variety ofentry buyers, first time home
buyers all the way up to yourmove up buyers.
As liquid ranch other masterplan communities.
Folks tend to move up or upgradeafter they get a certain amount
of equity in their home.
We offer everything from around1600 square feet all the way,
just shy of 5,000.
We have two single story and twostory options, as well as two
(06:07):
car and three car garageoptions.
To say we really cover all ourbases, I really truly believe
that we do from, the familiesthat just needed a lot of space
or, to the newlywed couple or,folks who are just, starting
life together.
We have everything that.
Jim (06:23):
So are most of these homes coming in?
Are they gonna be custom bills?
Are they gonna be inventory?
what options and what control dopeople have on, the portions to
go?
Can they put a three car garageon?
Is that the option?
Nico (06:37):
So with us, we are production builder.
We're a largest builder inAmerica, and with that, we found
what really works best for us isessentially specking everything
out.
And what is what you get.
That way there are no changeorders, there are no mix up.
You have that ability tointerpret it as your own.
Once you close, you can go ascrazy as you want within the
law, right?
But we give you a blank canvasto start from.
(06:58):
So if it's a two car, it's a twocar, if it's a single
Jim (07:00):
Okay,
Nico (07:01):
A single story,
Jim (07:02):
you know what, and you know what you're cutting it into.
But I, somebody mentioned it tome and I've loved it after that,
is it's not a customized home,but it's a personalized home.
You can come in, you can changethe floor, you can change the
paint on the walls.
You can do some things likethat.
But at least when you come in,you're gonna get what you were
planning on and there aren'tgonna be changes, and you're not
gonna be surprised by somethingthat you weren't expecting.
(07:23):
Correct.
Paul (07:23):
Exactly.
And it also helps keeps the costof the home down as well.
So right when we show you ourmodels or when we go walking
finish home, you see exactly howyour home is gonna look.
There's not additional featuresthat would up the cost of your
home.
And all of our lot premiums arealready included in the price as
well.
When we go out on site and weshow you a home and tell you
what the price is, we don't haveto also attack on the lot
(07:46):
premium.
Jim (07:46):
Yeah, that can sometimes be a little bit of a sticker shock.
Paul (07:49):
that, right?
Jim (07:49):
And so if somebody convinces, Hey, I want the 4,000
square foot with a three cargarage, you say that's gonna be
available in these locations.
We can go look at thoselocations.
Paul (07:58):
Yes.
Okay.
And what's great especiallyright now is typically we have a
start date on every single lot.
But if a lot is very attractiveto somebody, we can tell them
what home is gonna be there, andthen we can instantly start
building it for them as well.
Bill time as of today, is aroundthree to four months.
So from start to finish veryquick here in Rye Ranch.
Jim (08:19):
Yeah, that's not bad.
Paul (08:20):
yep.
Jim (08:22):
So beyond the home purchase, what additional fees
are there?
What else should we be aware of?
Paul (08:28):
So there is a HOA and CDD like most of our communities,
The HOA for our Express andTraditions homes is 4 47
quarterly.
Okay?
So just shy of$150 a month forthe HOA, and that will include
your common area maintenance.
You are maintaining theamenities And maintaining just
(08:50):
the neighborhood in generalbecause we will have a lot of
extensive landscaping in thecommon areas that really are
gonna make this communitydifferent than the rest.
Around our, all of our ponds,we're planting extensive trees
and beautiful shrubs around toreally give it that effect when
you're in your backyard, thatyou're in this nature setting as
(09:11):
well.
Now for CDD, we have the CDDvaries between product size.
So we have 40 foot lots, 50 footlots, and 60 foot lots.
Our forties start at rightaround$1,700 annually for the
CDD jumping up to 2100 for ourfifties and 2,500 for our 60
(09:31):
foot lots.
Jim (09:32):
Yeah, so that's.
150 to just over$200 a month.
Paul (09:35):
Okay.
Jim (09:35):
So you talked a little bit about the amenity centers.
Tell me more about what's gonnabe involved in and how many, and
then is it pools, gyms,community centers, parks, we
talked about concerts.
Paul (09:46):
Nico?
Nico (09:48):
Forry Ranch, I believe there's gonna be four, two
confirmed us being one of them.
Possibly another national brandgetting in here as well.
So for our community, the Dr.
Horton side, we're looking at apool, clubhouse, gym.
Dog park a tot lot as we callit.
And then there'll be naturetrails as well.
We're looking at about, I wannasay like 10 miles to start.
(10:09):
Speaking with Variety Ranch,they said that we will have
access to rye Preserve.
So that will be like access onthe bottom of the community so
that folks can essentially leavetheir community, go straight to
the preserve.
Biking, walking, enjoying natureis your kind of thing.
This is the perfect area foryou.
Now, rye Ranch as a whole, theentire community amenities,
(10:30):
that's still to be determined.
The one we've heard the most ofso far would be the Grange, like
Paul was talking about, meetingarea place for, outdoor
concerts, food trucks openfields to host events as well
for the season, right?
So thinking, for folks who maynot be familiar with the parish
area, something similar towaterside.
Is what we could be looking atessentially.
Jim (10:51):
Oh, that's nice.
Can you outline your long-termconstruction timeline?
We've just opened, we're noteven 60 days in.
Is this a five year window thatwe're looking at roughly?
Paul (11:06):
Yeah, so we are looking for a minimum five year
construction timeline here, justbecause there is a lot more land
in the future that could bedeveloped and we're planning on,
we just haven't started any ofthat yet.
So with this community being howbig it is, at least five years
for construction time, what'snice is the phases that we're
building in phase one should befinished within two years.
(11:28):
after phase one is done, you'renot gonna have all those
construction trucks drivingthrough your neighborhood.
'cause we're gonna have multipleentrances here as well.
Jim (11:35):
Okay.
how is he supporting homeownersafter the sale?
What kind of warranties areongoing?
Paul (11:39):
Nico, you wanna take that one?
Nico (11:41):
Yeah, so we offer a 1 2 10.
one year is gonna be workmanshipdefects.
That goes into any kind ofimperfections with the home.
Two years is gonna be for yourmechanical, electrical,
plumbing.
So pretty much anything in thewalls or above you in the
ceiling.
And then we do a 10 yearstructural warranty as well.
A great thing about it too isthat it is transferable coming
(12:04):
from other builders, that wasn'tthe case.
So let's say you're in your homefor not even a year.
You need to leave you sell thehome.
All of that transfers into yournew homeowner as well So they
still get the remainder of theone year, the two years, and the
10 years.
Jim (12:16):
Okay.
One of the questions I want toask, and you already touched on
it a little bit, was.
What were the environmentalconsiderations that were
prioritized during the planningand construction phase?
How did that develop?
Do you know the background ofthat or what drove them?
Paul (12:30):
Correct.
Nico (12:32):
Yeah, I would say the relationship with the developer
is he's here on site, if notevery day, every other day.
It's very distinct, stops byinspects, what he expects kind
of deal.
Coming from a militarybackground, I was in the Marine
Corps for six years.
That's something that touches meto the soul that someone truly
cares enough to take the timeoutta their day, even though
they're at the top of the totempole to see what's going on at
the operational level.
(12:52):
And so with that too, there's alot of guidelines that have been
passed down, but also thingsthat we just do as a company.
So we do Bora Care, which islike the termite treatment.
And so that has nothing to dowith any water runoff.
It's spraying onto the studs ofthe home, once, we have
structure up above.
It permeates that creates thisessential perimeter around the
entire house that kills termiteson contact and keeps them away.
(13:15):
Whereas, some other folks mightbe doing something with a ground
treatment that causes some,chemicals and things to run off
into the water.
The whole name of the game hereis nature.
Preserving that as much as wecan.
If we're taking trees away, youbest believe we're putting in
two times more trees to make upfor it.
And I think it'll show,especially within the next
couple months.
Jim (13:33):
Nice.
I really like that idea of beingtied into rye preserve, being
able to address that withoutgoing on the main road.
Sounds.
Like a great draw.
Yeah, absolutely.
What financing options areavailable?
Does Dr.
Horton have a preferred lenderor a preferred insurance
preferred title that can it be aone-stop shop for someone who's
(13:53):
out looking?
Paul (13:55):
Yeah, so we actually have all three of those things.
We have our preferred lender,preferred title, and preferred
insurance.
What we usually do is we askbuyers to do an application with
our DHI mortgage company.
This way if they are approved,we can get them the most
incentives possible.
Our standard is up to$10,000towards closing costs.
(14:17):
Using our preferred lender, andthat is with financing of
course.
On top of our other incentives,like for example, in March we
were doing specifically in RRanch, 3.99% FHA or VA interest
rates on Quick Move and readyhomes.
So this could save you betweenfive to$600 on your monthly
payments compared to thecurrent.
(14:38):
rates now.
This really helped with peoplethat are payment sensitive.
And didn't have too much to putdown.
They think they could neverafford a home in this market.
And when they came here, itturns out they could afford a
lot more than what they expectedafter doing a pre-qual with us
here.
Now for insurance we also haveDHI insurance.
(14:59):
Which usually gets you the bestrates and premiums compared to
any other insurance company inthe area just because they know
our products so well and howenergy efficient our homes are
too.
Jim (15:11):
What are any specific restrictions homeowners should
be aware of?
Such as pet policies or rentalregulations.
Paul (15:20):
Nico,
Nico (15:21):
I would say PET policies.
That is your home.
I've seen some, and it variescommunity.
I think the most outrageous oneI've seen is no chickens.
So just knowing that somebodyprompted somebody had some,
Yeah.
Someone's raising a farm.
I don't know.
I hate to be those neighbors,but so that's what we're looking
at.
As far as like breedrestrictions for dogs, that's
like an archaic thing that Ithink a lot of builders are
(15:43):
moving away from personally andI've never heard of one of our
communities having a dogrestriction.
It is your home.
As long as you have 200 dogs orsomething.
I would say that's the extent ofthat.
And then for rental restrictionstypically we're looking at six
months minimum one time a year.
We're really trying to get awayfrom having a community that's
almost like an Airbnb or a.
(16:03):
You have a revolving door offolks coming in all the time.
So that's why we have ourminimums at six months.
Not to say we aren't investorfriendly, we do work with a
plethora of investors.
I would say it's more long-terminvestors as well.
But that's where we're at withboth of those things.
Jim (16:17):
That's an option.
Nico (16:18):
It is.
So we're still working throughwith the developer to finalize
there's a fence.
To see, are we doing privacyfences?
Looks right and we haveuniformity.
Jim (16:29):
Yeah.
A little consistency goes a long
Nico (16:30):
Correct.
And it helps with homeownersvalues too.
without an HOA, then you'regonna get, depreciating assets
instead of appreciating ones.
Jim (16:37):
We talked a little earlier but the local real estate market
influencing sales and pricingtrends with the development.
Is that impacting you all?
And what is the starting pointfor Rye Ranch and then what's
the top end?
Paul (16:52):
our home start right in the mid three hundreds, all the
way to the high six hundreds.
So we really have that entrylevel starting point here as
well.
And me and Nico were speakingearlier today.
With all the incentives that weare giving along with other
builders in the area or in thenation.
We actually did some researchourselves and we found out that
(17:14):
we're actually at the peak ofbuilder incentives since 2009.
With all this sitting inventoryright now, are giving away
everything they possibly can,which makes it really a great
time to purchase a home.
Compared to a few years ago whenit was a really hot sellers
market, it was a great time tosell your home, but you'd have
to bid over asking just to get ahome.
(17:36):
Here, with all these incentives,we're almost giving them to you,
so it's really a great time tobuy, especially in a brand new
community where you can get inright around three 50 in a
single family home.
Jim (17:48):
Yeah.
There's so many options now tonot take advantage of some of
these.
Options, you're missing the boaton being able to get into a home
that you want, whether you'rethat first time home buyer or
that move up buyer.
Absolutely.
Paul (18:00):
Yeah.
Jim (18:01):
Can you share any stories or testimonials from current
residents that highlight theirpositive experiences and
satisfaction?
Paul (18:09):
Because we just opened we have four homes under contract
right now.
We're about to have our firstclosing on April 8th.
the home just got finished.
They just did their final walkwith their builder.
The home just got cleaned outand we're just waiting on
closing right now.
Jim (18:24):
So we just
Paul (18:25):
final CLS on all of our homes.
Jim (18:27):
I think that's amazing that it goes that quick.
One day it's a scrub field.
The next day somebody's closingon a house in there, right?
Paul (18:35):
Yeah.
Jim (18:36):
what else do you wanna tell me about rye rants that might
influence somebody to come checkit out?
Paul (18:41):
One thing I would like to say that really differentiates
us from other builders and evenother communities by Dr.
Horton is when you come to thiscommunity, I've invited a lot of
realtors and just a lot of.
Potential buyers out here toview our community and they
can't believe that it is a Dr.
Horton community.
All of our homes with thisextensive landscaping, the
(19:04):
upgraded elevations and even thehome sites, just make it super
attractive to buyers'causeyou're not buying just a cookie
cutter home with all thesedifferent elevations and even
color schemes.
it looks like a very uniqueneighborhood, different than any
other community nearby here aswell.
And especially knowing that inthis community there will be
shopping and dining and modernamenities.
(19:26):
People are just blown away bythe size and.
The cool features here that theywon't find anywhere else, as
well as the home sites.
So here, most of our home siteseither sit on a beautiful big
pond or nature preserve, soyou're not just gonna be backing
up to homes right off the bat.
In our phase one you havebeautiful home sites with a lot
(19:47):
of space between your homes andbehind your home for that
privacy to fence in or build apool in the future.
That's what makes it reallyspecial to me as well.
Nico (19:55):
Yeah, I would say this is a especially unique community
for this area.
Because of the growth that we'veseen just in the last two, three
years.
Jim, you live there so you cansee what's happening
Paul (20:05):
your
Nico (20:05):
You guys are gonna be having a Publix out here, in a
matter of time.
'cause they're in the businessof real estate just as much as
we are.
And where they go, theyanticipate, people to go as
well.
But at specific time in thismarket it's a great investment
opportunity.
Not if you're just an investor,but as a homeownership.
Paying a landlord and, fillingtheir playbook or paycheck,
(20:27):
right?
Instead of filling your ownbuilding up equity with these
new home communities.
You get in phase one, by thetime phase three is around,
you've already made a coupletens of thousands of dollars in
equity, and that's in a steadymarket.
If we get another boom, you canpossibly goodbye.
And that's what happened with alot of folks on Lakewood Ranch.
That's why our same floor plansthat may have little bit less
(20:49):
features, that might haveconcrete driveways, that might
have, standard solid doors,they're$200,000 more for the
exact same house with lessfeatures because of the
desirability of period.
And I think once people startseeing that, then we'll even
more influx of folks coming inhere.
But I would say for folks comeout here, see it for yourself.
See it in the early stages.
Everyone loves to see a projectgo from, concept to
(21:12):
actualization, right?
Whether it's a home, whetherit's art.
my wife and I like watching thisdude who molds chocolate and
stuff and the guy is fantasticat it, but it's like how you can
take your vision and see it,come out, gonna be something
parish area.
Especially for folks who aregetting priced outta Riverview
even, because.
(21:32):
Five in 10 minutes.
Just seeing the growth there,it's exciting.
I think we have great leadershipin place to make sure that this,
becomes what they're visioning.
Jim (21:41):
I think there's something to be said for being one of
those first in a neighborhood.
wife and I built a house acouple years ago.
We were first a hundred out of800 or something.
So as more came in, we felt likeambassadors.
Going out, talking to people,having some fun.
Wow.
We've been here, three monthslonger.
Woo.
We're old hats at this.
But it was fun.
(22:01):
So build that sense of communityand that comradery and that's
where you want your home to be.
That's truly home and I, yeah.
I love watching it take off.
Nico Paul, thank you for joiningme today.
I appreciate it.
We will have information in theshow notes, so anybody wants to
reach out.
Absolutely.
Call these guys.
Go visit, stop by and say, Hey,thanks for coming out.
Paul (22:23):
Thank you so much, Jim.
Nico (22:24):
Thank you, Jim.
Popular Podcasts
Dateline NBC
Current and classic episodes, featuring compelling true-crime mysteries, powerful documentaries and in-depth investigations. Follow now to get the latest episodes of Dateline NBC completely free, or subscribe to Dateline Premium for ad-free listening and exclusive bonus content: DatelinePremium.com
24/7 News: The Latest
The latest news in 4 minutes updated every hour, every day.
Therapy Gecko
An unlicensed lizard psychologist travels the universe talking to strangers about absolutely nothing. TO CALL THE GECKO: follow me on https://www.twitch.tv/lyleforever to get a notification for when I am taking calls. I am usually live Mondays, Wednesdays, and Fridays but lately a lot of other times too. I am a gecko.