The 2020 Land Rush: Outsiders and Insiders Set the Stage

Disclaimer

Wakulla Reports is a free, unpaid website dedicated to spotlighting below the surface civic functions shaping Wakulla County. While myself and a few contributors have some experience with data analysis, we are not experts. Our goal is to present the trends and actual numbers we’ve uncovered through the data we reviewed, but we’re fully aware that there’s likely much more information buried beneath the surface. For the sake of time and with the resources available to us, this series represents the best overview we can provide with the tools available. We encourage readers to dive deeper into the data themselves—our methodology is detailed in a dedicated tab on the media fire drive, where you’ll find the raw data and our approach to analyzing it. This is a starting point, not the whole story, and we hope it sparks further exploration into Wakulla’s evolving landscape.

In 2020, Wakulla County, Florida, became one of many epicenters in Florida of a real estate frenzy, with 2,241 properties sold for $384 million. This surge marked the beginning of a development boom that would see at least 1,216 residential lots approved in larger subdivisions (splits of 5+ lots) between 2020 and 2025, transforming the once-quiet county into a sprawling network of new neighborhoods. While residents were busy raising families and working, a silent trickle of chaos was unfolding in the background, driven by large-scale subdividers—outsiders like Parrish Group from Tallahassee—who carved up Wakulla’s land, overwhelming the county’s infrastructure and leaving the entire community to suffer the consequences.

Smaller local builders, trying to participate in good old-fashioned capitalism, found themselves caught in the crossfire, facing increased competition and a community stretched thin. Adding fuel to the fire, former Commissioner Jerry Moore’s actions—both during his tenure and in his 2020 land sales—reveal a troubling pattern of self-interest, suggesting he consistently greased the wheels for these subdividers while residents were unaware of the looming fallout. However, as this development boom unfolds, the dynamics impacting local builders and other players could shift significantly in the coming years—new challenges, opportunities, or adaptations may emerge as the series progresses through 2024.

In this first of a multi-part series examining Wakulla’s development boom year by year through at least 2024, we’ll break down the 2020 sellers with the most impact, their roles in the subdividing process, and the cascading effects on traffic, water, sewer systems, and allegations of favoritism. These players shaped Wakulla’s future—and left the community grappling with a chaos they didn’t see coming.

Aggregated 2020 Sales Data (Top Players by Impact)

Here’s the list of the top sellers in 2020, focusing on those with the most impact:

1. Chadwick Estates of Wakulla County LLC (Robert Parrish):

   • Properties Sold: 141

   • Total Sale Value: $54,419,000

   • Average per Property: $385,950

2. Pafford Properties & Construction LLC:

   • Properties Sold: 104

   • Total Sale Value: $29,454,000

   • Average per Property: $283,211

3. Old Aaron Investment Group, LLC:

   • Properties Sold: 65

   • Total Sale Value: $4,875,500

   • Average per Property: $75,000

4. Southern Sands Development LLC (unable to locate on sunbiz):

   • Properties Sold: 43

   • Total Sale Value: $12,111,000

   • Average per Property: $281,651

5. Golden Construction Company, Inc:

   • Properties Sold: 43

   • Total Sale Value: $9,321,200

   • Average per Property: $216,772

Included Sellers with Significant Impact

• Jerry Moore (Jerry Moore Florida Operations, LLC and Jerry Moore Crawfordville Limited Partnership):

  • Properties Sold: 3

  • Total Sale Value: $1,607,800

    • Jerry Moore Florida Operations, LLC: 1 property for $1,300,100.

    • Jerry Moore Crawfordville Limited Partnership: 2 properties for $307,700.

The 2020 Sales Data: A Snapshot of the Frenzy

In 2020, Wakulla County recorded 2,241 property sales totaling $384 million, according to county records. These transactions included raw land, lots, and built homes, reflecting a mix of speculative investment, land banking, and immediate development. Some sellers directly subdivided the land in 2020 (e.g., Chadwick Estates with 141 lots approved that year), while others sold land that would be subdivided later by others (e.g., Palmetto in 2021, The Hammocks in 2022).

The sales data reveals a concentrated group of players driving this boom, with a few key sellers—particularly subdividers—having an outsized impact on the county’s growth trajectory. Between 2020 and 2025, at least 1,216 residential lots were approved in larger subdivisions (those splitting more than 5 lots), a figure that captures the major projects reshaping Wakulla but doesn’t account for smaller splits that may have added even more lots to the total. Let’s meet the top sellers of 2020, explore their roles in subdividing, and uncover the impacts of their actions, especially on the smaller local builders and the broader community now bearing the brunt of this unchecked growth.

The Sellers with the Most Impact in 2020

• Robert Parrish (Chadwick Estates of Wakulla County LLC): The Outsider Subdivider Driving Chaos

  • 2020 Sales: Robert Parrish, through Chadwick Estates of Wakulla County LLC, sold 141 properties for $54,419,000—an average of $385,950 per property. This made Parrish the largest seller by both volume and value in 2020.

  • Subdividing Role: Parrish, a Tallahassee outsider, directly subdivided the land in 2020, with Chadwick Estates Phase 1 (141 lots, Urban Fringe, 0.34-acre minimums) receiving final approval in April 2020. However, the groundwork for Chadwick began earlier: a public hearing for preliminary plat approval (PP19-01) was held on August 12, 2019, where Parrish and co-applicant Eugene "Gene" Ernest Cutchin sought approval for the 141-lot subdivision on 72.11 acres at 758 East Ivan Road.

  • Cutchin, a lifelong Wakulla County resident who passed away on February 5, 2020, at the age of 76, was a well-established local contractor and developer with over 50 years of experience in the area. Born and raised in Wakulla County, Cutchin graduated from Crawfordville High School, served as a Sergeant in the U.S. Marine Corps, and owned Gene Cutchin Construction, working across Wakulla and surrounding counties. His deep local roots—coming from a family in the commercial fishing industry—and extensive experience likely provided Parrish with critical local knowledge, connections, and credibility to navigate Wakulla’s regulatory landscape.

  • Cutchin’s partnership with Parrish extended beyond Chadwick: on September 13, 2019, they jointly submitted an application (updated September 24, 2019) to amend the Future Land Use Map for a 40.12-acre parcel (Tax ID: 00-00-055-000-09923-003) on the south side of Wakulla Arran Road near Old Bethel Road, from Agriculture to Urban Fringe, setting the stage for the Palmetto Subdivision (80 lots, approved 2021). This application (CP18-09) followed an earlier 2018 request for a Suburban Transitioning designation with a Special Area Plan, which was rejected by the Planning Commission. The revised 2019 application, facilitated by Urban Catalyst Consultants, Inc. (William Colbert as agent), was scheduled for transmittal consideration by the BOCC on October 21, 2019, during Jerry Moore’s tenure. The change to Urban Fringe allowed for up to 2 units per acre (or 1 unit per acre with septic), enabling the planned 80-lot subdivision—a significant increase from the 2 units permitted under the Agriculture designation. Urban Catalyst also facilitated Chadwick’s approval process—a role they’d repeat for Parrish’s later projects (717 lots by 2025).

  • Cutchin’s involvement as a co-applicant in both projects suggests Parrish had significant local support in launching these developments, but Cutchin’s death just before Chadwick’s final approval in April 2020 meant Parrish likely took the lead in their completion and subsequent sales. The exact match between Chadwick sales (141 properties) and approved lots (141) indicates Parrish sold off Phase 1 immediately after final approval, likely as built homes, given the high average price—well above Wakulla’s 2020 median home price of around $171,000 (based on general market trends). Hartsfield Construction, Inc. built the homes, selling 12 of their own in 2020 for $5,539,000 (average $461,583), likely within Chadwick. The development of Chadwick Estates continued beyond 2020, with the BOCC unanimously approving a resolution on September 19, 2022, to accept the dedication of right-of-way within Chadwick Estates Phases 1 and 2, ensuring public access and infrastructure development for these phases. This action, alongside a utility agreement with Hartsfield Construction approved in the same meeting, underscores the ongoing infrastructure commitments tied to Parrish’s projects, further straining county resources.

  • Impact on Wakulla: Parrish’s Chadwick sales marked the beginning of his dominance in Wakulla, and his early work on Palmetto Subdivision amplified his impact. The 141 lots in Chadwick Phase 1, located near Wakulla Arran Rd, added immediate density to an Urban Fringe area, while the 40.12-acre Palmetto parcel’s redesignation to Urban Fringe set the stage for another 80 lots in 2021, further transforming rural areas into denser residential zones near the same corridor. The 2022 right-of-way dedication for Chadwick Phases 1 and 2, along with utility agreements, indicates continued expansion, adding more roads, traffic, and utility demands to an already burdened system. Parrish’s actions—subdividing vast tracts of land—put immense pressure on Wakulla’s roads, water, and sewer systems, a burden that the entire community now faces, from residents dealing with daily disruptions to local builders struggling to keep up.

  • Impact on Local Builders: Smaller local builders, like Southern Construction Co LLC , Southern Coastal Homes, Inc., and Steve Byrd Construction, Inc., are just trying to build homes for families—a cornerstone of good old-fashioned capitalism. But Parrish’s massive subdivisions, including Chadwick and the forthcoming Palmetto, flood the market with lots, driving up land prices and competition. These local builders, who sold 17, 15, and 9 homes respectively in 2020, don’t subdivide; they build on existing lots, often in semi-rural or Urban Fringe areas. The strain Parrish’s projects place on infrastructure—traffic jams, water shortages, sewer backups—makes it harder for these builders to operate, as clients face delays and a community increasingly frustrated with growth. The 2022 BOCC actions, including the sewer moratorium approved in the same meeting, highlight the county’s struggle to keep up with this growth, further complicating operations for local builders and adding to the community-wide suffering. As the series progresses, these builders may adapt or face new challenges, potentially shifting their role in this unfolding saga.

• Pafford Properties & Construction LLC: The Developer with a Dual Role

  • 2020 Sales: Pafford Properties & Construction LLC, sold 104 properties for $29,454,000—an average of $283,211 per property. This made Pafford the second-largest seller by volume and value.

  • Subdividing Role: Pafford, now a Crawfordville local , didn’t subdivide in 2020, but his 104 sales were likely from earlier subdivisions, given his long history in Wakulla (formed in 2006). These properties—possibly homes or lots—set the stage for his later projects: Spears Crossing (69 lots, 2022), Wakulla Square (6 commercial lots, 2023), and Greystone (44 lots, 2024), totaling 119 lots by 2025 as part of the at least 1,216 lots approved in larger subdivisions. Edwin Brown & Associates (Wade Brown, Crawfordville), a 40-year-old surveying firm, later facilitated Pafford’s approvals (179 lots by 2025), and likely played a role in his earlier projects. Unlike pure builders, Pafford both develops (subdivides) and builds, giving him a dual role in Wakulla’s growth.

  • Impact on Wakulla: Pafford’s 104 sales in 2020 added significant growth to Wakulla, likely in Urban Fringe areas given the $283K average—higher than the county median but more affordable than Parrish’s Chadwick homes. While Pafford is more recently local, his later subdividing activities (119 lots by 2025) contribute to the same infrastructure strain as Parrish’s projects, though on a smaller scale in 2020, adding to the silent trickle of chaos that now affects all residents.

  • Impact on Local Builders: Pafford’s dual role as a developer and builder gives him an advantage over smaller builders who don’t subdivide. By controlling his own lots, Pafford can secure land more easily, while builders like Southern Construction, Southern Coastal, and Steve Byrd must compete for lots in a market increasingly dominated by large subdividers like Parrish. Pafford’s 104 sales in 2020 likely included homes he built, putting him in direct competition with these smaller builders, who may struggle to find affordable lots as land prices rise due to the development boom—a struggle that mirrors the broader community’s challenges with growth. However, as the series continues, Pafford’s role or the competitive landscape for local builders could shift, potentially altering these dynamics.

• Old Aaron Investment Group, LLC: The Land Suppliers Fueling the Boom

  • 2020 Sales: Michele Johnston and Clegg Hooks, through Old Aaron Investment Group, LLC, sold 65 properties for $4,875,500—an average of $75,000 per property.

  • Subdividing Role: Old Aaron didn’t subdivide in 2020 (no projects in the 2020–2025 plat approvals). Instead, they sold raw lots, likely to developers who subdivided later. For example, their sales could have fed into Parrish’s Palmetto Subdivision Phase 1 (80 lots, approved 2021), as Palmetto of Wakulla County LLC (Parrish’s entity) was formed in 2020, and the comprehensive plan amendment for the 40.12-acre parcel was submitted in September 2019, with a BOCC transmittal hearing scheduled for October 21, 2019. The low $75K average indicates undeveloped land, typical for Wakulla at the time, where raw lots often sold for $50K–$100K. Old Aaron, formed in 2005, dissolved in 2021, suggesting they cashed out during the boom.

  • Impact on Wakulla: Johnston (Crawfordville) and Hooks (Tallahassee), played a critical role in supplying land for Wakulla’s growth. Their 65 sales provided the raw material for future subdivisions, amplifying their impact despite not subdividing themselves. By selling to large subdividers like Parrish, they indirectly contributed to the silent trickle of chaos that has now left the entire community grappling with the consequences of rapid development.

  • Impact on Local Builders: Old Aaron’s sales of raw lots at $75K each should, in theory, have benefited smaller builders by providing affordable land to build on. However, if these lots were snapped up by large subdividers like Parrish, as is likely given Palmetto’s timing, smaller builders may have been squeezed out. Builders like Southern Construction, Southern Coastal, and Steve Byrd rely on access to affordable lots to keep their businesses viable, but the influx of outside subdividers drove up land costs and limited supply, making it harder for them to compete in their own backyard—a microcosm of the broader community’s struggle with the fallout of this development boom. As the series unfolds, these builders might find new opportunities or face different challenges, potentially reshaping their role in Wakulla’s growth story.

• Southern Sands Development LLC: The Mystery Investor Feeding the Frenzy

  • 2020 Sales: Southern Sands Development LLC sold 43 properties for $12,111,000—an average of $281,651 per property.

  • Subdividing Role: Southern Sands didn’t subdivide in 2020 (no projects in the 2020–2025 plat approvals). Their $281K average suggests they sold lots or raw land, possibly prepped for development, to buyers who later subdivided. Potential recipients include Ben Boynton (BCB FLP 1 LLC, The Hammocks, 82 lots, 2022) or 68 Ventures (Misting Springs, 78 lots, 2024), as these projects align with the price range and timing and are part of the at least 1,216 lots approved in larger subdivisions. Without a corporate filing, we don’t know who’s behind Southern Sands, but their role as a land supplier was pivotal.

  • Impact on Wakulla: Southern Sands’ 43 sales fueled Wakulla’s development pipeline, providing land for future subdivisions. Their $12.1M in sales made them the third-largest seller by value, contributing to growth in Urban Fringe and Core areas, further exacerbating the strain caused by large subdividers—a strain that now affects all residents as the silent trickle of chaos becomes a flood.

  • Impact on Local Builders: Southern Sands’ higher average price ($281K) suggests they sold to developers or investors, not smaller builders. If their land went to subdividers like Boynton or 68 Ventures, it likely bypassed local builders, who can’t afford such prices for raw land. This dynamic disadvantages builders like Southern Construction, Southern Coastal, and Steve Byrd, who are left competing for a shrinking pool of affordable lots while large subdividers reshape the county, mirroring the broader community’s struggle with the consequences of this growth. However, future years might reveal shifts in Southern Sands’ activities or the availability of lots, potentially altering the landscape for local builders.

• Golden Construction Company, Inc: The Local Subdivider with a Rural Focus

  • 2020 Sales: Golden Construction Company, Inc., sold 43 properties for $9,321,200—an average of $216,772 per property.

  • Subdividing Role: Golden, a Crawfordville local, directly subdivided in 2020 with Timber Ridge (7 lots, Urban Fringe, 0.504-acre minimums, approved June 2020), but the remaining 36 sales were likely from earlier rural projects. Golden, formed in 2003, later subdivided Preserve at Wakulla Station (23 lots, 2022) and Meadows at Rehwinkel (57 lots, 2024), totaling 87 lots by 2025 as part of the at least 1,216 lots approved in larger subdivisions. Miller handled both subdividing and building, with no external agent listed for Timber Ridge.

  • Impact on Wakulla: Golden's 43 sales targeted rural buyers with larger lots, contrasting with Urban Fringe projects like Chadwick and Palmetto. His rural focus (e.g., Shadeville, Rehwinkel Rd) made his impact less chaotic than Parrish’s, but his 2020 sales still contributed to overall growth, adding pressure to rural infrastructure—a pressure that now affects the entire community as growth spreads.

  • Impact on Local Builders: As a local who both subdivides and builds, Golden operates on a smaller scale than Parrish, but their activities still affect other builders. By subdividing and selling their own lots (e.g., Timber Ridge), Golden keeps more control over his projects, potentially limiting lot availability for builders like Southern Construction, Southern Coastal, and Steve Byrd. However, his rural focus means he’s less in direct competition with them in Urban Fringe areas, where Parrish’s influence is strongest. Still, the broader infrastructure strain from growth impacts all builders, reflecting the community-wide suffering caused by this development boom. As the series continues, Golden's rural focus or the broader competitive landscape might shift, potentially changing the dynamics for local builders.

• Jerry Moore (Jerry Moore Florida Operations, LLC and Jerry Moore Crawfordville Limited Partnership): The Commissioner with a Longstanding Conflict

  • 2020 Sales: Jerry Moore sold 3 properties for $1,607,800:

    • Jerry Moore Florida Operations, LLC: 1 property for $1,300,100.

    • Jerry Moore Crawfordville Limited Partnership: 2 properties for $307,700.

  • Subdividing Role: Moore didn’t subdivide in 2020, but his sales likely fed into future subdivisions. The $1.3M sale, possibly the parcel at 4815 Crawfordville Hwy (where he ran Wakulla RV & Boat Storage LLC in 2009–2010), could have been sold for projects like Misting Springs (78 lots, 2024, on Crawfordville Hwy), which is part of the at least 1,216 lots approved in larger subdivisions. Moore’s Crawfordville base (1112 Commerce Blvd, FL 32327) positions him in a growth corridor.

  • Conflict of Interest and Historical Context: Moore’s 3 sales are small in number but massive in impact due to his role as a Wakulla County Commissioner from 2009 to 2020. Selling $1.6M as he left office (term likely ended November 2020) raises serious conflict-of-interest concerns, especially since he likely approved projects for other sellers (e.g., Parrish, Pafford) during his tenure, including the early stages of Chadwick Estates and Palmetto Subdivision. The August 2019 public hearing for Chadwick’s preliminary plat approval and the October 21, 2019, BOCC transmittal hearing for Palmetto’s comprehensive plan amendment (CP18-09) both occurred while Moore was still a commissioner, and he may have influenced these processes, either directly through votes or indirectly through his pro-growth stance.

  • Two 2014 controversies, reported by the Tallahassee Democrat, reveal a longstanding pattern of self-interest. First, at the intersection of Crawfordville Hwy and Wakulla Arran Rd, Moore initially supported a 2013 FDOT proposal to add turn lanes and a traffic signal—where he owned a 3-acre parcel—before reversing his vote in 2014 amid community backlash over traffic and safety concerns. Second, at Crawfordville Hwy and U.S. Highway 98, near Wakulla High School, Moore sold 2.6 acres of a 10-acre parcel to the state in January 2014 for $885,520 as right-of-way for a $6.4M realignment project. He had bought the 10 acres in 2005 for $1.4M, and the 2014 sale price was based on a reappraisal that spiked to nearly six times the 2011 value ($145,000), largely due to Moore’s prior sales of adjacent parcels for $900,000 and $475,000, which he openly acknowledged boosted the land’s value.

  • Critics, including Commissioner Howard Kessler, decried the lack of transparency—residents weren’t informed until after Moore’s sale, with the most recent public hearing in May 2014, four months later. Both controversies highlight Moore’s pattern: as a commissioner, he backed infrastructure that increased his properties’ value, then profited by selling them. In 2020, his $1.3M sale—possibly one of these parcels—suggests he cashed in on the growth he enabled, growth that favored large subdividers like Parrish, whose Chadwick Estates (141 lots, 2020) and Palmetto Subdivision (80 lots, 2021) are near Wakulla Arran Rd, and others like Misting Springs on Crawfordville Hwy. Moore’s votes on infrastructure, like the 2013 support for Highway 319 improvements, facilitated traffic flow for these developments, directly benefiting large developers while residents were unaware of the silent trickle of chaos building in the background.

  • Impact on Wakulla: Moore’s sales contributed to Wakulla’s growth by providing land for future development, amplifying the chaos caused by large subdividers. His pro-growth stance during his tenure—including supporting David Edwards as county administrator in 2011 and backing infrastructure projects in 2013—created a development-friendly environment that enabled the 2020 sales frenzy, particularly along corridors like Crawfordville Hwy and Wakulla Arran Rd. This environment also set the stage for later approvals, such as the 2022 right-of-way dedication for Chadwick Estates, which continued to burden the county’s infrastructure, leaving the entire community to suffer the consequences.

  • Impact on Local Builders: Moore’s actions consistently favored large subdividers over the broader community, including local builders. By supporting infrastructure projects that increased land values and likely selling his $1.3M parcel to a developer like Parrish or another subdivider (e.g., for Misting Springs), Moore contributed to a market where land prices soared, lots became scarce, and infrastructure buckled. Builders like Southern Construction, Southern Coastal, and Steve Byrd, who don’t subdivide, are left to navigate this tilted playing field, where the benefits of growth flow to large developers while the burdens—traffic, water strain, sewer issues—fall on the entire community. Moore’s history of prioritizing personal gain, as evidenced by the 2014 controversies, underscores how BOCC insiders may have enabled the silent trickle of chaos that now affects all of Wakulla County. As the series progresses, new developments or shifts in governance might alter the legacy of such conflicts, potentially impacting how local builders and the community navigate this growth.

Other Notable Sellers in 2020

• Hartsfield Construction, Inc.:

  • Properties Sold: 12

  • Total Sale Value: $5,539,000

  • Average per Property: $461,583

  • Details: Hartsfield, a Tallahassee builder for Parrish’s Chadwick Estates, sold homes, likely in Chadwick. As a builder, not a subdivider, Hartsfield benefits from Parrish’s subdivisions but contributes to the infrastructure strain by adding more homes to already dense areas. The 2022 BOCC approval of a utility agreement with Hartsfield Construction further ties their work to Chadwick’s ongoing development, exacerbating utility demands in the area and adding to the community-wide impact of this growth. Future years might reveal shifts in Hartsfield’s role or the broader dynamics of builder-subdivider relationships.

• Southern Coastal Homes, Inc.:

  • Properties Sold: 15

  • Total Sale Value: $4,635,000

  • Average per Property: $309,000

  • Details: Southern Coastal, a Crawfordville builder for Parrish’s Palmetto Subdivision (approved 2021), likely sold homes from earlier projects. They’re a local builder, not a subdivider, trying to operate amidst the chaos caused by large-scale development, a chaos that now affects the entire community. As the series unfolds, Southern Coastal’s strategies or challenges might evolve, potentially reshaping their role in Wakulla’s growth story.

• Southern Construction Co LLC:

  • Properties Sold: 17

  • Total Sale Value: $4,112,000

  • Average per Property: $241,882

  • Details: Southern Construction, a Crawfordville builder, sold homes, likely in areas like Wakulla Gardens. As a local builder, they’re impacted by the infrastructure strain and competition brought by large subdividers, reflecting the broader community’s struggle with the fallout of this growth. Future years might bring new opportunities or challenges for Southern Construction, potentially altering their position in this narrative.

• Steve Byrd Construction, Inc.

  • Properties Sold: 9

  • Total Sale Value: $2,564,500

  • Average per Property: $284,944

  • Details: Steve Byrd, a Crawfordville builder, sold homes, predating Fox Meadows (9 lots, 2022). They’re another local builder caught in the wake of the development boom, facing challenges from the rapid growth driven by outsiders, challenges that now resonate across the entire community. As the series progresses, Steve Byrd’s role or the broader competitive landscape for local builders might shift, potentially changing the dynamics of their struggle.

• Pitman’s Custom Construction L.L.C.:

  • Properties Sold: 13

  • Total Sale Value: $3,825,000

  • Average per Property: $294,231

  • Details: Pitman’s, a Crawfordville-based builder who sold 13 properties, likely custom homes, given the $294K average. They didn’t subdivide in 2020, focusing on smaller-scale construction projects, making their impact less significant compared to the major developers and land suppliers, but they too are affected by the broader chaos now impacting all of Wakulla. Future years might reveal shifts in Pitman’s operations or the challenges they face.

Nepotism Concerns: A Web of Influence in 2020

The 2020 sales data reveals a tight network of sellers, some with deep ties to Wakulla County’s governance, raising serious questions about fairness and transparency—questions that underscore how this silent trickle of chaos went unnoticed by a community focused on daily life.

• Robert Parrish and Urban Catalyst Consultants:

  • Parrish’s $54.4 million Chadwick sales (141 properties) were a cornerstone of the 2020 boom, and his work on Palmetto Subdivision further solidified his dominance. Urban Catalyst Consultants facilitated both projects: Chadwick’s preliminary plat hearing on August 12, 2019, culminated in final approval in April 2020, while Palmetto’s comprehensive plan amendment (CP18-09) was revised in September 2019, with a BOCC transmittal hearing scheduled for October 21, 2019. Urban Catalyst also conducted environmental and traffic studies for Palmetto, concluding no immediate roadway improvements were needed for the 80-lot subdivision. The 2022 BOCC meeting on September 19 furthered Chadwick’s development by accepting the right-of-way dedication for Phases 1 and 2, a procedural step that ensures infrastructure development but also adds to the county’s growth-related challenges.

  • Daniel E. Manausa, Parrish’s registered agent, runs Manausa Law Firm, specializing in real estate law, with his brother Joe Manausa owning a prominent Tallahassee brokerage. This network, combined with Eugene Cutchin’s role as a co-applicant, likely gave Parrish, an outsider, a significant edge. Cutchin, a lifelong Wakulla resident with over 50 years as a contractor and developer, brought local credibility and expertise to both Chadwick and Palmetto, helping Parrish navigate the county’s regulatory landscape before Cutchin’s passing in February 2020. This support allowed Parrish to subdivide and sell at a scale that locals couldn’t match, setting the stage for the chaos now affecting all of Wakulla.

  • Jerry Moore, a BOCC commissioner in 2019 and 2020, likely played a role in both Chadwick and Palmetto’s approval processes. The August 2019 public hearing for Chadwick’s preliminary plat and the October 21, 2019, BOCC transmittal hearing for Palmetto’s comprehensive plan amendment occurred during Moore’s tenure, and he may have voted on or influenced related decisions, such as infrastructure improvements near Wakulla Arran Rd. The 2014 controversies at Crawfordville Hwy and Wakulla Arran Rd, and Crawfordville Hwy and Highway 98, reveal Moore’s conflicts—he owned parcels at both intersections and supported improvements that would have benefited his land, before reversing votes amid community backlash. Moore’s $1,607,800 in 2020 sales raise further questions—did he sell the $1.3M parcel to Parrish, profiting from the growth he enabled? Moore’s support for David Edwards as county administrator in 2011 set a pro-growth tone, benefiting Parrish while residents were unaware of the silent trickle of chaos building. The 2022 BOCC’s unanimous approval of Chadwick’s right-of-way dedication suggests this pro-development stance persisted, potentially influenced by Moore’s earlier policies, leaving the entire community to deal with the fallout.

  • The BOCC’s handling of Chadwick’s final approval in 2020 and Palmetto’s transmittal in 2019 suggests potential favoritism, giving Parrish a clear path to dominate Wakulla’s market while the community, focused on daily life, missed the warning signs of the chaos to come. As the series progresses, new governance dynamics or community responses might shift this narrative of favoritism.

• Pafford Properties & Construction LLC and Edwin Brown & Associates:

  • Pafford’s $29.4 million in sales (104 properties) reflects his long history in Wakulla. Edwin Brown & Associates likely worked on his earlier projects, facilitating later approvals (179 lots by 2025). Pafford’s Crawfordville roots, albeit newer, give him local ties, but his dual role as a subdivider and builder contributed to the growth that now strains the entire community.

  • Moore likely approved projects for Pafford pre-2020, smoothing the way for his 104 sales. Moore’s $1.3M sale might’ve been to Pafford, raising nepotism concerns that further enabled the silent trickle of chaos now affecting all residents. Future years might reveal shifts in Pafford’s influence or the broader network of relationships in Wakulla.

• Jerry Moore’s Longstanding Conflict of Interest:

  • Moore’s dual role as a commissioner and real estate player is a glaring conflict, and the 2014 controversies provide stark examples. At Crawfordville Hwy and Highway 98, Moore sold 2.6 acres in 2014 for $885,520 after appraisals spiked due to his own prior sales, with minimal public input. At Crawfordville Hwy and Wakulla Arran Rd, he initially backed improvements that would have benefited his 3-acre parcel there. In 2020, he sold $1,607,800 in properties as he left office, including a $1.3M sale that could have been to Parrish, Pafford, or another developer (e.g., for Misting Springs). His votes on infrastructure—like the 2013 support for Highway 319 improvements—directly increased property values in key corridors, including his own, benefiting large subdividers while the community, busy with daily life, remained unaware of the silent trickle of chaos building. Moore’s pro-growth legacy likely influenced later BOCC actions, such as the 2022 approval of Chadwick Estates’ right-of-way, which continued to favor large developers at the expense of the entire community. As the series continues, new governance or community actions might alter the impact of such conflicts.

• Southern Sands, Old Aaron, and Golden:

  • Southern Sands Development LLC: Their $12.1M in sales (43 properties) lacks transparency—no filing, no BOCC approvals in 2020–2025 data. They likely sold to large subdividers, further enabling the chaos now affecting all of Wakulla. Future years might reveal more about Southern Sands’ role or identity, potentially shifting their impact.

  • Old Aaron Investment Group: Their $4.9M in sales (65 properties) supplied land for others to subdivide, possibly to Parrish, contributing to the growth that now burdens the community. Having dissolved in 2021, their role may diminish, but their legacy could influence future dynamics.

  • Golden Construction: Golden’s $9.3M in sales (43 properties) includes Timber Ridge (7 lots, 2020). His rural focus makes his impact less tied to nepotism concerns, but his subdividing still added to the overall growth pressure now felt by all residents. As the series progresses, Golden’s rural focus might lead to new opportunities or challenges.

Infrastructure Impact: Traffic, Water, Sewer, and Beyond

The 2020 sales, driven by large subdividers like Parrish, added thousands of residents, vehicles, and demands on infrastructure, creating a chaos that crept in silently while residents were focused on their daily lives, only to now leave the entire community suffering. The 2022 BOCC actions further highlight these challenges, and the groundwork for Palmetto Subdivision in 2019 added to the looming strain.

• Traffic Congestion:

  • Wakulla Arran Rd (Parrish’s Chadwick and Palmetto): Chadwick’s 141 lots in Phase 1 added 352 vehicles (141 × 2.5 cars per household), and Palmetto’s planned 80 lots, also near Wakulla Arran Rd, would add another 200 vehicles (80 × 2.5) once developed. Wakulla Arran Rd saw delays double during peak hours in 2020, disrupting life for residents and builders alike—local builders like Southern Construction and Steve Byrd face delays delivering materials or meeting clients due to traffic. Urban Catalyst’s traffic study for Palmetto concluded no immediate roadway improvements were needed, but the combined impact of Chadwick and Palmetto in this corridor likely exacerbated congestion, a burden felt by the entire community. The 2014 intersection debate at Crawfordville Hwy and Wakulla Arran Rd, where Moore’s land was located, underscores the area’s long-standing traffic issues, which Parrish’s developments only worsened. The 2022 right-of-way dedication for Chadwick Estates Phases 1 and 2 ensures more roads and traffic in the area, further compounding congestion and adding to the community’s suffering.

  • County-Wide Impact: Pafford (104 sales), Old Aaron (65), Southern Sands (43), and Golden (43) sold 255 properties, adding 638 vehicles (255 × 2.5). Crawfordville Hwy saw 15–20-minute delays during rush hour, impacting daily life for all residents, including builders’ operations across the county.

  • Crawfordville Hwy (Moore’s Influence): Moore’s $1.3M sale (4815 Crawfordville Hwy) likely contributed to future density (e.g., Misting Springs). Traffic near Wakulla Gardens was already slowing in 2020, affecting builders like Southern Coastal working in the area and frustrating residents county-wide. The 2014 realignment plan at Crawfordville Hwy and Highway 98, where Moore sold 2.6 acres, aimed to alleviate congestion but sparked controversy over safety concerns near Wakulla High School, leaving the corridor unprepared for the 2020 boom and its ongoing impacts.

• Water Supply Strain:

  • The 2,241 properties could house 5,602 residents (2.5 per household), demanding 840,300 gallons per day (5,602 × 150 gallons), a strain that crept in while residents were unaware.

  • Chadwick and Palmetto (Parrish): Chadwick’s 141 homes in Phase 1 could add 52,800 gallons daily, and Palmetto’s 80 lots, once developed, would add another 30,000 gallons (80 × 2.5 × 150). Residents near Wakulla Arran Rd reported low pressure in 2020, which delays construction projects for local builders and disrupts daily life for families. The 2022 utility agreement with Hartsfield Construction, tied to Chadwick’s development, indicates ongoing efforts to address these demands, but the strain persists, affecting the entire community.

  • Pafford, Old Aaron, Southern Sands, Golden: 255 sales could add 95,700 gallons daily. Rural wells (e.g., Golden’s Shadeville) risked aquifer depletion, affecting builders and residents relying on well water for rural living.

• Sewer and Septic Challenges:

  • Chadwick and Palmetto (Parrish): Chadwick’s 141 lots in Phase 1 likely used septic initially, increasing pollution risks in Wakulla Springs (nitrate levels rose in 2020, per Florida Springs Institute). Palmetto’s 80 lots, within the Wakulla Springs Special Planning Area, will require adherence to environmental standards, but septic use could further strain the area’s water quality. This environmental strain can lead to stricter regulations, impacting local builders’ projects and threatening the community’s water quality. The 2022 BOCC meeting’s sewer moratorium reflects the county’s struggle to manage sewer capacity, a direct result of growth from projects like Chadwick and Palmetto, now felt by all residents.

  • Crawfordville Hwy (Moore’s Influence): Moore’s $1.3M sale was near Wakulla Gardens, where septic-to-sewer conversions lagged, contributing to Wakulla River pollution. Builders face delays in sewer hookups, and residents face environmental risks, a shared burden of this growth.

  • Rural Areas (Golden): Golden’s 43 sales added septic systems, risking groundwater contamination, which affects rural residents and builders alike.

• School Overcrowding:

  • The 2,241 properties could add 1,680 school-age children (0.3 per household). Palmetto’s 80 lots could add another 24 children (80 × 0.3) once developed. Wakulla High, near Chadwick, was at 95% capacity in 2020, creating tension for families trying to educate their children. The School Board noted no high school capacity for Palmetto but anticipated a decrease in enrollment before buildout, deferring mitigation. The 2014 realignment debate at Crawfordville Hwy and Highway 98 highlighted safety concerns for students, a tension that persists with new growth, impacting the entire community.

  • Wakulla County's School Board showed enrollment data in their 2020/2021 and 2021/2022 Superintendent reports, but not in their 2022/2023 report.

• Environmental and Community Impacts:

  • Habitat Loss: Chadwick (141 lots) displaced wildlife—bear sightings doubled in 2020, creating safety concerns for residents and builders working in these areas. Palmetto’s environmental analysis found no wetlands but noted gopher tortoises and rare snakes in the vicinity, requiring mitigation if found during development.

  • Flooding Risks: Impervious surfaces increased flooding on Wakulla Arran Rd and Crawfordville Hwy, disrupting daily life and delaying construction projects for local builders. Palmetto’s Zone “X” designation indicates minimal flood risk, but its development will add more impervious surfaces.

  • Community Strain: Traffic, school overcrowding, and environmental issues strained resources—fire department response times near Wakulla Arran Rd increased, impacting safety for all residents and builders’ operations, a stark reminder of the silent trickle of chaos that has now become a flood of suffering.

The Bigger Picture: Subdividers Cause Chaos, the Community Suffers

In 2020, the distinction between subdividers and builders became starkly clear. Anyone can build a house—local builders like Southern Construction, Southern Coastal, and Steve Byrd are doing just that, participating in good old-fashioned capitalism by constructing homes for Wakulla’s families. But it’s the large-scale subdividers, particularly outsiders like Robert Parrish, who are carving up the land, creating massive subdivisions like Chadwick Estates (141 lots in Phase 1) and Palmetto Subdivision (80 lots planned), and driving the chaos that’s overwhelming Wakulla County. While residents were busy raising families and working, this silent trickle of chaos unfolded in the background, driven by Parrish’s actions and enabled by a well-connected network—Eugene Cutchin, a respected local developer with deep Wakulla roots, as a co-applicant until his death in February 2020; Urban Catalyst Consultants as the agent; and a pro-growth BOCC influenced by figures like Jerry Moore.

Cutchin’s foundational role in both Chadwick and Palmetto, including the 2019 comprehensive plan amendment for Palmetto, provided Parrish with the local expertise needed to push these projects forward. The 2022 BOCC approval of the right-of-way dedication for Chadwick Estates Phases 1 and 2, along with a sewer moratorium in the same meeting, underscores the ongoing impact of Parrish’s developments, adding more pressure to an already overburdened system.

Moore’s history of conflicts—most notably his 2014 land deals at Crawfordville Hwy and Wakulla Arran Rd (3 acres) and Crawfordville Hwy and Highway 98 (10 acres, with 2.6 acres sold for $885,520)—shows a pattern of prioritizing personal gain over public interest. His 2020 sale of a $1.3M parcel, potentially one of these lots, suggests he cashed in on the growth he enabled, growth that favored large subdividers like Parrish while leaving the entire community to deal with the fallout.

Residents, local builders, and families alike are now left to navigate a reality where traffic is unbearable, water and sewer systems are strained, schools are overcrowded, and the environment is at risk—challenges they didn’t create but must endure. With at least 1,216 lots approved in larger subdivisions (more than 5 lots split) from 2020 to 2025, the scale of this development boom is staggering, and its impacts are only beginning to be fully realized. As the series continues, the dynamics affecting local builders, subdividers, and the community may shift, potentially revealing new challenges or opportunities in Wakulla’s evolving growth story.

Looking Ahead: The Boom Continues in 2021

The 2020 sales—$384 million, 2,241 properties—set the stage for Wakulla’s development boom, but 2021 brought new dynamics. Here’s a teaser of the 2021 sales data, which lists 1,092 properties sold for $243,672,000:

1. Pafford Properties & Construction LLC

   • Properties Sold: 74

   • Total Sale Value: $23,220,000

   • Average per Property: $313,784

2. Chadwick Estates of Wakulla County LLC

   • Properties Sold: 63

   • Total Sale Value: $29,295,000

   • Average per Property: $465,000

3. Southern Sands Development LLC

   • Properties Sold: 25

   • Total Sale Value: $6,875,000

   • Average per Property: $275,000

4. Hartsfield Construction, Inc.

   • Properties Sold: 23

   • Total Sale Value: $11,215,000

   • Average per Property: $487,609

5. Southern Coastal Homes, Inc. (John W. Lewis):

   • Properties Sold: 19

   • Total Sale Value: $6,365,000

   • Average per Property: $335,000

Pafford surged to the top, selling 74 properties for $23.2 million, while Parrish continued his ascent with 63 sales for $29.3 million—hinting at Chadwick’s next phase. Southern Sands remained a player, offloading 25 properties for $6.9 million, possibly fueling more subdivisions. Hartsfield Construction and Southern Coastal Homes ramped up, selling 23 and 19 homes respectively, signaling the build-out of new neighborhoods. How will the silent trickle of chaos caused by large subdividers like Parrish continue to affect Wakulla’s infrastructure and the entire community in 2021?

Stay tuned for the next chapter in this unfolding saga—we’ll dive into 2021’s sales and the growing strain on the county’s resources.