Osceola County Developments

Prime property between ChampionsGate and Reunion being prepped for development

One of the largest undeveloped tracts left in the ChampionsGate/Reunion submarket is now being prepped for development.

Osceola County’s Development Review Committee is considering a Large Scale Comprehensive Plan Amendment to change the future land use from Low Density Residential to Tourist Commercial on 104+ acres right between the resort communities.


The site lies about a half mile north of the C.R. 532, just outside of the ChampionsGate boundaries and directly east of where Bella Citta Boulevard currently dead ends into Goodman Road. It was acquired through a bankruptcy sale in 2008 by physicians Subhash Gupta and Bhupinder Rai Gupta of Lake Mary.

Real estate broker Brian Martin has 18 acres under contract, and the balance is being marketed by Mary Frances West and Jon D.Walls of NAI Realvest. This list price for the remainder of the property, which includes about 35 buildable acres, is $7.25 million.


“We may be marketing it for a resort hotel,” Walls said.

Walls told GrowthSpotter the owners bought the property as a long-term investment and have held an agricultural tax exemption for the last 12 years. They opted to upzone the entire site to increase its marketability.

“Now it’s time for that investment to pay off,” he said.

Martin has engaged Rj Whidden & Associates to assist with the entitlements and planning for his 18 acres.

Osceola planning staff is recommending approval, writing in the staff report that “given the infrastructure improvements in the immediate area, such as Bella Cita Boulevard, Master Boulevard, Goodman Road (frontage of the property), the expansion of water and sewer utility lines, and current market conditions, the property is ideally suited for consideration of the Future Land Use Map amendment request."

The request could be heard as early as Wednesday morning. The planning commission and Board of Commissioners would need to approve the CPA and forward it to the Florida Department of Economic Opportunity for approval before final adoption. The land would then need to be rezoned from Agricultural Conservation to Commercial Tourist.

John Adams, vice president of Rj Whidden, told GrowthSpotter the firm is under contract to do a site plan, but Martin has not shared any details about his plans for the property.

The land is within Osceola’s Urban Growth Boundary and its Short Term Rental overlay district, making it suitable for development of hotels, vacation homes or timeshares. The CT zoning also allows multifamily development at up to 40 residential units per acre, and it has no height restriction.


The zoning and land use changes would result in an allowed maxiumum density of 4,169 residential unity – five times higher than the current density of 833 homes.

The property has frontage on the west and south along Goodman Road, across from the Fountains at ChampionsGate vacation townhome community. But the road doesn’t meet county standards and would need improvements. The buyer would also like need an easement to extend Bella Citta Boulevard.

Walls said the portion that’s under contract to Martin can be accessed from Masters Boulevard.

The substandard road network in that section of ChampionsGate has stalled other projects. In 2017, the owners of a 9.3-acre parcel north of ChampionsGate village sought entitlements for a hotel on the site, which already had CT zoning. But the DRC refused to advance the project because the roads were already over capacity and could not be widened.

EDITOR’S NOTE: This story has been updated to include comments from the seller’s broker.

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