Land · Commercial · New development — Daytona Beach and Central Florida

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Development

New development

Development advisory for the projects being planned between I-95 and I-4: site selection and land assemblage, feasibility coordination with land-use counsel and engineers, and pre-sales of new construction such as industrial condominiums — with a dated, sourced list of what is being approved and built around them.

Talk about a project See the pipeline

Development advisory

The work between a parcel and a project.

A development starts long before a site plan is filed. We represent developers and owner-users through the land side of it: finding the site, assembling it when one parcel is not enough, coordinating the feasibility questions with the professionals who answer them, and selling the finished units when the product is built to be sold.

  1. Site selection & acquisition

    A site search built on the program — use, density, building size, access and the utilities the project needs — screened against zoning and future land use before anyone pays for engineering. Then the contract, deposits and contingencies that hold the site while approvals are pursued.

  2. Land assemblage

    When a project needs more than one parcel, we approach the adjoining owners in a sequence, and on terms, that keep the project confidential until the whole site is under control. The ±3.5-acre riverfront site at 400 Beach St in downtown Daytona Beach, assembled from separate holdings, is the example below.

  3. Feasibility coordination

    We are not engineers or land-use attorneys, and we do not act as either. We bring in the ones the project needs — civil, environmental, geotechnical and traffic engineers, and land-use counsel — frame the questions, and keep the answers on one schedule so the go or no-go decision is made on complete information.

  4. Pre-sales of new construction

    For product built to be sold — small-bay industrial condominiums, office condominiums, platted lots — we price the units, prepare the offering materials and sell them to owner-users and investors, from reservations through closings.

Who we represent

  • Developers and merchant builders

    Multifamily, industrial, self-storage and mixed-use developers who need a site found, assembled or held under contract while entitlements are pursued, and merchant builders developing product for sale to owner-users.

  • Owner-users and investors buying new construction

    Businesses that want to own a unit or a building designed for their operation, and investors buying newly built units — the buyers on the other side of a pre-sale program.

How a development engagement runs

  1. 01Program & site criteriaUse, density, building size, access, utilities and budget.
  2. 02Search & assemblageListed and off-market parcels; adjoining owners approached in sequence.
  3. 03Site controlLetters of intent, contracts and contingencies tied to approvals.
  4. 04Feasibility & entitlementsEngineers and counsel on one schedule to a go or no-go decision.
  5. 05Closing, then salesLand closing; pricing and pre-sales when the product is built to be sold.

Central Florida development pipeline

Approved, under construction, open.

The projects and road work that change land values in Volusia and Flagler and along the I-95 corridor, in one list. Every line comes from a public record or a named news source, with its date. It is a reference, not a forecast, and it is revised when the record changes.

Aerial of the I-95 corridor in Volusia County, where most of the projects below are located.

Master-planned communities

  • Avalon Park Daytona Daytona Beach — west of I-95, south of SR 40

    Approved May 2026. 2,760 acres, 8,818 homes and 1,091,150 SF of commercial space, built out over 20 to 25 years. Phase 1 is 2,032 units and 90,000 SF, with Avalon Park Blvd extended from SR 40 to Tymber Creek Rd. A federal utilities lawsuit with Ormond Beach was unresolved at approval. Source: Ormond Beach Observer, May 23, 2026

  • Ormond Crossings Ormond Beach — both sides of I-95 south of US-1, Volusia and Flagler counties

    Broke ground January 12, 2026. About 3,000 acres planned for roughly 2,500 homes and 2.5 million SF of retail, office, light industrial and warehouse space, including a commerce park of about 500 acres east of I-95. Meritage Homes bought Phase 1, about 450 lots, for $15.54 million. Source: Ormond Beach Observer, January 12, 2026

  • Deering Park Edgewater — west of I-95 on SR 442

    Broke ground April 11, 2025. Approved for 8,312 units and 4.3 million SF of non-residential space; Phase 1 is 1,747 homes. Developed by the Deering family with Brookfield Kolter Land Partners. Source: Hometown News Volusia, April 17, 2025

Industrial & logistics

  • Florida Logistics Center Daytona Beach — S Williamson Blvd, between I-95 and Williamson Blvd near Beville Rd

    Under construction. About 290 acres, rezoned in October 2025 for a planned 2.8 million SF. Two buildings are under construction for delivery in 2027. Sources: CBRE press release, May 29, 2026; Ormond Beach Observer, October 28, 2025

  • Amazon — DAB2 and Deltona Daytona Beach — 2519 Bellevue Ave; and Deltona

    Open, and expanding. The DAB2 robotics fulfillment center in Daytona Beach opened September 23, 2025, with more than 1,000 jobs. In Deltona, a 1 million SF distribution center opened June 11, 2026, with 500-plus jobs, and a second distribution center is expected in fall 2027. Sources: ClickOrlando, September 23, 2025; Hometown News Volusia, June 18, 2026

Multifamily & downtown

  • 400 Beach Downtown Daytona Beach — 400 N Beach St, on the Halifax River

    Under construction; opening now stated as early 2027. A six-story apartment building of about 294 units on 3.5 riverfront acres, by Framework Group with Barclay Group. Construction began in 2024. Sources: Hometown News Volusia, August 1, 2024; project website, accessed September 2026

  • Triton Cay – Daytona Daytona Beach — 1216 N Atlantic Ave, oceanfront

    Open. 242 apartments, opened January 9, 2025. Approved in December 2020 under the name Silver Hills. Source: Hometown News Volusia, January 2, 2025

Roads & transit

  • I-95 at Pioneer Trail — new interchange Volusia County — FDOT project 436292-1

    Under construction since summer 2025. Completion expected in early 2028. Source: FDOT, project 436292-1, updated June 25, 2026

  • I-95 at US-1 — interchange rebuild Ormond Beach

    Under construction. A $130 million rebuild of the interchange began in spring 2026, a year earlier than scheduled. Source: Central Florida Public Media, April 30, 2026

  • I-95 at LPGA Blvd — interchange and widening Daytona Beach — FDOT project 448456-1

    In design. Rebuilds the Exit 265 interchange, widens LPGA Blvd for 6.2 miles and replaces the Tomoka River bridge. Right-of-way acquisition begins summer 2027; estimated construction cost $307 million. Source: FDOT, project 448456-1, updated July 24, 2026

  • SunRail — DeLand station DeLand, Volusia County

    Open. Service to DeLand began August 12, 2024, completing a 61-mile, 17-station system. Source: SunRail press release, August 2024

  • Brightline — Cocoa station Cocoa, Brevard County

    Funded, not yet built. About $56 million in federal funds plus $5 million in local funds for Brevard County’s first Brightline stop, with a 2030 target. There is no Brightline station in Volusia County. Source: Spectrum News 13, August 13, 2026

Last updated September 2026 Verified public sources, with dates. Figures are as reported by the source; acreages, unit counts and square footages are approximate and may change as projects are revised. Market data is believed reliable but not guaranteed and is provided for general information only.

Read the pipeline guide with the full source list 

Track record

Related transaction

Land assemblage is the part of a development that depends most on patience: several owners, several timelines, one closing schedule, and nothing announced until the last parcel is under contract. The riverfront site that became 400 Beach on the Halifax River is the example from our own work.

All selected transactions 

Land assemblage

400 Beach St

Daytona Beach

—

±3.5 AC riverfront

Assembled for Framework Group’s 294-unit apartment community

Selected transactions completed by Lifestyle Group principals. Figures reflect public records and announcements; details available on request.

Related

Land & development overview 

Start a conversation

Planning a project in Central Florida?

Tell us the program and the corridor. We will tell you which sites we know of, which owners we would approach, and what the approvals are likely to involve.

Start a conversation Call Drake Dickerson

Drake Dickerson — Partner, Land & Commercial · (407) 489-4774

Oceans Commercial · Licensed Florida real estate brokerage