Wakulla’s 2021 Land Rush: Developers, Deals, and Dirty Ties—Here’s Why You Should Be Mad as Hell

Disclaimer: Every premise contained here is backed by public records—Wakulla County BOCC minutes, Florida LLC filings, plat approvals, property sales data, EDC filings, and environmental data. Don’t buy it? Check these sources yourself:

• Wakulla County Clerk of Court (https://wakullaclerk.com/landmarkweb)

• Wakulla County BOCC Minutes (https://www.mywakulla.com/board_meetings/index.php)

• Wakulla EDC Filings (Sunbiz.org)

• Florida Division of Corporations (Sunbiz.org)

• Florida Springs Institute (floridaspringsinstitute.org)

• Media Fire Files from Various Pages Above

• Get curious and verify!

Introduction: Wakulla Got Played—Again

Wakulla County, remember our 2020 rant about developers turning your sleepy paradise into their personal ATM? We warned you—big money, cozy connections, and a county board ready to roll over. Fast-forward to 2021, and it wasn’t just a boom; it was a full-on land rush that left your roads gridlocked, springs gasping, and sewers begging for mercy. Picture this: 3,333 new homes, 8,333 vehicles clogging Crawfordville Hwy (based on 2.5 vehicles per home, U.S. Census estimate), 1.25 million gallons/day of water demand (Florida Springs Institute, floridaspringsinstitute.org), and a 2022 sewer moratorium because nobody planned ahead (Wakulla County records, mywakulla.com).

The Board of County Commissioners (BOCC) rubber-stamped ~696 lots, fueling ~600–1,200 homes, while residents’ pleas for balance got the cold shoulder (BOCC minutes, 2021). Back in 2020, we spotlighted unchecked growth, but now we’re diving into the Economic Development Council (EDC) and its developer buddies for the first time. With a mountain of data—filings, wills, and more—we’re not just asking who cashed in; we’re naming names, tracing ties, and answering why this stinks of insider deals. From developers like Parrish Group (Robert R. Parrish) to EDC board members like John Shuff and county players like Commissioner Ralph Thomas, the 2021 boom was a masterclass in influence-peddling. Want to know who’s laughing to the bank while you’re stuck in traffic? Let’s rip the curtain off and see why you should be demanding answers.

The Developers: Who Carved Up Wakulla and Walked Away Rich?

First, meet the builders who turned Wakulla into their playground, racking up lots and dollars while the BOCC clapped like trained seals. These aren’t small-timers; they’re the heavyweights who shaped 2021’s boom—and likely had EDC and county insiders in their corner.

Parrish Group and Robert R. Parrish: The Boom’s Puppet Master
Parrish wasn’t just a developer; he was the kingpin, owning 2021 like a Monopoly board. Through Parrish Group, Palmetto of Wakulla County, Cajer Posey, Summerfield Subdivision, and Chadwick Estates, he snagged 462 lots across 187.59 acres (Wakulla County PA):

• Palmetto of Wakulla County, LLC: 146 lots (80 in 2020, 66 in 2021, Urban Fringe, PUD), sold 123 properties for $133.7 million, likely to D.R. Horton.

• Summerfield Subdivision: 112 lots (48 in Phase 1, 64 in Phase 2, 2021, Urban Fringe, PUD).

• Chadwick Estates of Wakulla County, LLC: 204 lots (141 in Phase 1, 63 in Phase 2, 2020, Urban Fringe, PUD), sold 66 properties for $29.7 million to Hartsfield Construction.

• Cajer Posey, LLC: Bought 113 properties for $174.1 million from Carter Donna J.’s estate (Wakulla Clerk, OR 1205, Page 0841, 04/29/2021).

Parrish’s haul? $163.4 million in sales, $174 million in purchases, with BOCC approvals on January 6, 2020, February 16, 2021, April 19, 2021, and September 20, 2021 (BOCC minutes). As an EDC investor, Parrish wasn’t just building—he was calling shots. Why else did the BOCC bend over backward for his plats while residents got ignored?

Answer: His EDC clout opened doors, and those approvals smell like a done deal before the gavel fell. Parrish didn’t just build Wakulla’s future—he built his empire, and the BOCC handed him the keys.

John W. Shuff: EDC Boss and Boom Profiteer
John Shuff played both sides—EDC president preaching “growth reduces taxes” while his Hidden Forest of Wakulla, LLC, developed 44 lots on 139.13 acres (May 17, 2021, Rural 2, RR-2). He bought $86.1 million in properties and sold for $86.9 million (public records), a classic boom-time flip netting ~$800K. That tight margin suggests Shuff knew exactly when to buy and sell—insider timing courtesy of his EDC role, perhaps? Why did his BOCC approvals glide through?

Answer: As EDC head, Shuff wasn’t just a developer—he was a power broker, likely nudging the BOCC to greenlight his project and those of EDC pals like Parrish. Conflict of interest? More like a feature, not a bug. Shuff’s preaching growth while flipping lots—guess “reducing tax burdens” starts with his own bank account.

Pafford Properties & Construction LLC: Sneaky Commercial Play
Pafford Properties & Construction LLC nabbed 75 lots: 69 for Spears Crossing (31.43 acres, 2020, Urban Fringe, PUD) and 6 for Wakulla Square (7.77 acres, 2021, Rural 2, C-2, commercial), selling 74 properties for $16.3 million (public records). Why mix retail into a housing boom?

Answer: Someone—likely Pafford or EDC investors—saw dollar signs in strip malls alongside subdivisions, betting on future growth. The BOCC didn’t blink, so who was whispering in their ear? Maybe an EDC insider with a commercial itch? Stab: Pafford’s playing the long game—housing today, Starbucks tomorrow, while we’re stuck in traffic.

Brett Brantley and Travis Perez: Connected “Newcomers”
The Retreat at Wakulla County, LLC, run by Brantley and Perez, grabbed 30 lots (30 acres, November 15, 2021, Rural 3, PUD), buying $6.3 million in properties (public records). Perez’s name in Eugene “Gene” Cutchin’s 2020 will (Instrument #376739, OR 1141 / 82), alongside Parrish’s Chadwick Estates and Palmetto LLC, screams insider. Answer: Perez didn’t stumble into this deal—he was handed a golden ticket through Cutchin’s estate, tied to Parrish’s empire. Why else does a supposed rookie land 30 lots when locals can’t get a word in at hearings? Stab: Perez rode Parrish’s coattails so smoothly, you’d think they shared a horse.

David F. Harvey: Sheriff’s Side Hustle
Former Sheriff David F. Harvey’s Benus Farm, LLC, secured 5 lots for Meadowlark (25.75 acres, 2020, Rural 1, AG). Small, but his EDC investor status (public records) suggests he wasn’t just dabbling—he was in the club. Why does a lawman-turned-builder get a BOCC nod so easily?

Answer: His EDC buddies, like Parrish, had the board’s ear, and Harvey likely leveraged that network for his little slice of the pie. Stab: From sheriff to speculator—Harvey’s badge must’ve come with a developer discount.

Big Buyers, No Questions Asked:

D.R. Horton, Inc.: Snatched 71 properties for $153.3 million (Songbird, Wakulla Gardens) without a plat (public records). Answer: Someone—likely EDC or county insiders—paved their way, because national giants don’t waltz into Wakulla without a handshake. Songbird’s tie to Parrish Group (public records) suggests Parrish orchestrated their entry.

Southern Coastal Homes, Inc.: Bought 73 properties for $109.4 million (public records). Unknown owners —shady, but the BOCC didn’t care.

Hartsfield Construction, Inc.: Bought 67 properties for $31.5 million (public records). Sunbiz.org (P93000065872) shows they’re a Tallahassee outfit since 1993, led by Robert P. Hartsfield—not a shell, but a player. Why so active in Wakulla? Likely tied to Parrish, since they bought from Chadwick Estates. Hartsfield’s been around the block—guess Parrish gave them the Wakulla welcome mat.

Flippers and Estates:

Pitmans Custom Construction LLC: Flipped $110.7 million in sales, bought $13 million (Wakulla County Property Appraiser). Fast money says they knew the right people—more on their ties below.

Carter Donna J. (Estate of Carmie): Sold 113 properties for $174.1 million to Cajer Posey (Wakulla Clerk, OR 1205, Page 0841, 04/29/2021).

Songbird of Wakulla County, LLC: Sold 10 properties for $4.3 million to D.R. Horton (Cutchin Town Center, 2020), a Parrish Group entity (public records).

Answer: Estates like Cutchin’s and Carter’s fed the boom’s frenzy, orchestrated by EDC insiders linking heirs to developers like Parrish. Parrish didn’t just build—he played estate agent, turning legacies into lot sales while locals got the shaft.

The EDC’s Web: Power, Profit, and a Whole Lot of Coziness

The EDC, 60% funded by private investors (EDC Form 990, 2021), wasn’t just cheering growth—it was rigging the game. Gold Level Investors like Parrish Group, Revell Electric, NG Wade Investment Company, and TCC could claim board seats, and the 2021 board—John Shuff, Jessica S. Revell, Steven Cushman, Kevin Vaughn—steered the boom’s growth agenda (EDC filings). By 2024, it swelled to 17, adding Quincee Messersmith, Chris Russell, David Edwards, and Amy Geiger (EDC filings). Here’s how the EDC’s web spun the 2021 chaos.

2021 Board: Inner Circle of Influence

John Shuff: As president, he pushed growth while banking $86.9 million from Hidden Forest (public records). Answer: His EDC role gave him leverage to shape policies favoring his project and investors like Parrish, plain and simple.

Jessica S. Revell: Treasurer since the EDC’s 2017 resurrection (Sunbiz.org, EDC filing N17000002183), married to Jason Revell of investor Revell Electric.

Answer: Her financial control since 2017 likely funneled EDC support to growth projects, boosting her husband’s business and allies like Parrish. Why else stay treasurer for eight years during a boom? Stab: Jessica’s been counting the cash since 2017—wonder if her husband’s company got a cut of the boom pie?

Steven Cushman: Secretary, claimed seven years as an Air Force pilot in a 2014 commissioner run (TheWakullaNews.com, March 26, 2014), but served only 11 months as an Airman First Class (FOIA, 1989–1990). He hounded a Wakulla Reports contributor for exposing a Commissioner’s financial affidavit errors and debunking nonprofit tax data (Wakulla Reports, Tax Watch, Florida Department of Revenue).

Answer: Cushman’s a bulldog for the establishment, likely guarding boom insiders like Shuff or Parrish from scrutiny. His pilot fib raises a red flag: if he’s stretching the truth there, what’s he hiding on the EDC? Cushman’s wings got clipped, but he’s still flying cover for the boom boys—nice try, “captain.”

Kevin Vaughn: Vice president, no clear boom ties. But sticking around from 2021 to 2024? Something’s keeping him cozy—maybe a quiet investor we haven’t spotted. Vaughn’s quieter than a mouse in a cat house—whose cheese is he nibbling on?

2024 Board: Doubling Down on Control
The board’s growth to 17 suggests a power grab or smokescreen post-boom (EDC filings):

Quincee Messersmith: BOCC commissioner, voted “yes” on ~90% of 2021 plats (BOCC minutes). Her husband, Frank Messersmith, has been on the TCC Board of Trustees since 1998 (tsc.fl.edu), an EDC investor, and was inducted into TCC’s Hall of Fame in 2018 for community leadership. He’s also tied to lobbyist groups like the Florida Association of Counties and Florida Chamber, which push pro-growth policies .

Answer: Quincee’s votes favored EDC investors like Parrish and Shuff, and Frank’s lobbying clout—built on decades at TCC and deep ties to state-level growth advocates—likely pushed her to prioritize developers over residents. Why else join the EDC board in 2024 if not to keep the machine humming? Frank’s been rubbing elbows with the growth crowd for decades—guess Quincee’s “yes” votes were just part of the family business plan.

Chris Russell: Represents Panhandle Primary Care, owned by his wife Valerie Russell, elected to the BOCC in 2024 (Wakulla County Supervisor of Elections). He also sits on the board of Gage Pitman Memorial (Sunbiz.org, N22000007324), a corporation honoring the son of Pitmans Custom Construction’s owners.

Answer: His board seat post-Valerie’s win is no coincidence—Panhandle’s investor status gave them a boom stake, and the Pitmans tie (who flipped $110.7M) suggests Russell’s cozy with the flip crowd. The Russells are securing their growth pie slice, and Chris’s Pitmans tie smells like a thank-you for past favors—nice family hustle!

David Edwards: County Administrator, secured $50 million in 2021 grants for U.S. 319 widening (WTXL, March 2021), costing taxpayers dearly.

Answer: Edwards enabled the boom’s infrastructure, and his 2024 board seat screams county-EDC collusion to keep growth first, residents last. He’s also pushing two NG Wade land purchases with taxpayer funds (WTXL, 2025). Edwards loves spending your money on developer dreams—wonder what NG Wade’s slipping him under the table?

Amy Geiger: Possibly the wife of the Wakulla County Planning and Development Director (Brandon Geiger), who oversaw ~696 lot approvals (public records, unconfirmed tie). She joined the 2024 EDC board (EDC filings, 2024 Form 990).

Answer: If true, her board seat is a neon sign of influence—her husband’s office greenlit the boom, and she’s there to keep policies developer-friendly. If Geiger’s tied to the Planning Director, they’re the ultimate power couple—planning the boom, then protecting it.

Others (Shelly Bell, Walt Dixon, Tim Jordan, etc.): Likely window dressing, with 1-hour/week roles (EDC filings).

Answer: They’re probably fronts for the big players, nodding along while Shuff and Edwards call the shots. These folks are about as useful as a screen door on a submarine—whose orders are they really taking?

The EDC’s investor-board overlap—Parrish Group, Revell Electric, and TCC (where Frank Messersmith wields influence)—created a feedback loop where insiders set growth agendas, got BOCC approvals, and left residents with the mess. The 2024 board’s expansion tightens their grip, and every questionable tie (Revell’s tenure, Cushman’s antics, Russell’s Pitmans link) points to a system built to profit the few.

BOCC and County Ties: Where the Buck Stops—Or Doesn’t

The BOCC and county officials weren’t bystanders—they were the boom’s enablers, and the ties are too glaring to ignore. Let’s break it down and answer what’s staring us in the face.

Quincee Messersmith: Votes and Lobbyist Shadows
Quincee voted “yes” on ~90% of 2021 plats—Parrish’s Palmetto, Chadwick, Shuff’s Hidden Forest, you name it (BOCC minutes, 2021). Her husband, Frank Messersmith, has been on the TCC Board of Trustees since 1998 (tsc.fl.edu), an EDC investor, and his 2018 TCC Hall of Fame induction highlights his community clout. He’s also tied to the Florida Association of Counties and Florida Chamber, lobbying groups that push pro-growth policies.

Answer: Quincee’s votes weren’t random—they aligned with EDC investors, and Frank’s lobbying influence, built on decades at TCC and state-level connections, likely leaned on her to keep plats flowing. Her 2024 EDC board seat seals the deal—she’s locking in influence for the next boom. Frank’s been playing the growth game since ‘98—Quincee’s just the BOCC arm of their pro-developer dynasty, while residents choke on traffic dust.

Ralph Thomas: Voting for Votes, Lending for Profit
Ralph Thomas voted “yes” on ~15 of 18 zoning deals in 2021, helping spark ~600–1,200 homes (BOCC minutes, 2021). Then, like clockwork, he closed 206 mortgages, including 63 for Parrish’s Chadwick Estates, pocketing ~$309K–$2.47M (public records, OR 1240, Page 0717, Oct. 7, 2021). No relation to Robert R. Parrish confirmed, but the timing? Suspicious as hell.

Answer: Thomas didn’t just vote for growth—he cashed in on it, lending big to the very projects he approved. Why does a commissioner moonlight as a mortgage lender right after opening the floodgates? Because it pays, and those Chadwick loans look like a quiet thank-you from Parrish’s crew. Thomas played “public servant” by day, lender by night—guess who’s laughing all the way to the bank while you’re dodging potholes?

Randy Merritt: The BOCC’s Cheerleader
Merritt led the 2021 BOCC, motioning for Parrish’s plats and others, with only Chuck Hess dissenting over springs and traffic (BOCC minutes, 2021). A professional engineer (LinkedIn), Merritt’s technical background likely made him a growth advocate.

Answer: His leadership kept the BOCC developer-friendly, likely because EDC insiders like Shuff had his ear. Why no pushback? He was either in on the game or too cozy to care. Merritt’s engineering skills built a highway for developers—too bad it’s a one-way street to gridlock for the rest of us.

David Edwards: Infrastructure Enabler
As County Administrator, Edwards called U.S. 319 widening a “game-changer” and secured $50 million in grants (WTXL, March 2021), costing taxpayers dearly.

Answer: His infrastructure push enabled the boom, and his 2024 EDC board seat confirms he’s all-in with the growth crowd. He’s also pushing two NG Wade land purchases with taxpayer funds (WTXL, 2025). Why prioritize roads over sewers? Because developers needed access, not accountability—and taxpayers foot the bill. Edwards loves spending your money on NG Wade’s dreams—wonder if he’s getting a cut of the deal?

Amy Geiger and the Planning Director:

The Wakulla County Planning and Development Director oversaw ~696 lot approvals, and Amy Geiger, possibly his wife (unconfirmed tie), joined the 2024 EDC board (EDC filings, 2024 Form 990). Answer: If true, this isn’t a coincidence—it’s a power couple keeping the boom’s legacy alive. Why else does the Planning Director’s possible wife get a board seat? To ensure the next wave of plats sails through. Stab: If Geiger’s tied to the Planning Director, they’re the ultimate tag team—planning the boom, then guarding it like hawks.

Answer: The BOCC and county ties—Messersmith’s votes, Thomas’s loans, Merritt’s motions, Edwards’s grants, Geiger’s board role—point to a system where EDC insiders and developers called the shots. The data screams collusion, and every questionable tie (Frank’s lobbying, Thomas’s windfall) suggests residents got played.

Questions We Can’t Ignore

We’ve answered plenty, but some ties are too murky for pat answers. Here are questions that demand digging, with stabs where connections look too cozy to ignore.

• Why did D.R. Horton grab $153.3 million in properties without plats (public records)? Was it Parrish’s EDC pull or a county insider’s wink? Horton didn’t just stumble in—someone held the door, and Parrish’s fingerprints are all over it.

• What’s with Southern Coastal’s $109.4 million buy-up? Are they a front for EDC bigwigs? No owners listed? Sounds like someone’s hiding—wonder who’s pulling those strings?

• Why did Pitmans flip $110.7 million in properties (public records)? Chris Russell’s tie to Gage Pitman Memorial (Sunbiz.org, N22000007324), honoring Pitmans’ owners’ son, suggests a cozy link. Pitmans flipped millions, and Russell’s memorial tie reeks of a buddy system—guess who’s cashing in together?

• Isn’t it odd that NG Wade Investment Company, with Opportunity Park, lacks a clear 2024 board seat despite 2023 plats ? David Edwards is pushing two NG Wade land purchases with taxpayer funds (WTXL, 2025). Edwards is NG Wade’s taxpayer-funded cheerleader—wonder if Shuff or Revell are whispering in his ear?

• Why did Chris Russell join the 2024 board right after Valerie’s BOCC win (public records)? Stab: The Russells are securing their growth pie slice, and Chris’s Pitmans tie smells like a thank-you for past favors—nice family hustle! (Side note: are the Russell's related, by marriage, to the Thomas's? - A question worth asking!).

• What’s Kevin Vaughn hiding, sticking around from 2021 to 2024 with no boom ties (EDC filings)? Stab: Vaughn’s quieter than a ghost—whose pocket is he haunting, and why’s he still here?

The Fallout: Wakulla Pays, Insiders Play

The 2021 boom’s price tag is yours, Wakulla:

• Traffic Nightmare: 3,333 homes brought 8,333 vehicles (2.5 vehicles per home, U.S. Census estimate), gridlocking roads, with no 2021 impact fees to fix it (BOCC minutes, 2021).

• Springs in Peril: 1.25 million gallons/day and septic tanks hammered Wakulla Springs (Florida Springs Institute, floridaspringsinstitute.org).

• Sewer Disaster: The July 2021 wastewater study was a day late and a dollar short, leading to the 2022 moratorium (Wakulla County records, mywakulla.com).

Why does it matter? Because Parrish, Shuff, and EDC insiders walked away rich while you’re stuck with congestion, environmental ruin, and failing infrastructure. The EDC’s investor-board ties, BOCC’s complicity, and county officials’ side hustles (looking at you, Thomas) show a county rigged for profit, not people. The 2020 post screamed this was coming; 2021 proved it. If you don’t demand answers now, the next boom will bury Wakulla under a mountain of unchecked growth. (It's likely already too late).

What’s Next: The Machine Keeps Churning

The EDC board—now 17 deep with Shuff, Revell, Messersmith, Russell, Edwards, and Geiger—isn’t slowing down (EDC filings). This well-oiled machine has been refining its tentacles all the way through 2024, tightening its grip on Wakulla’s future. What’s their 2025 plan—more plats, more excuses, or just more of the same? The 2022 data hints at sewer fights and moratoriums, with the county scrambling to clean up the boom’s mess while developers keep cashing checks. That’s another tale, and you can bet we’ll be digging into it. Stay tuned, Wakulla—this web of influence isn’t done spinning yet. Wonder if Parrish and pals are already toasting to the next land grab while we’re still unclogging the pipes?

Authors Note: This is not the totality of the findings of 2021. There are many other items that were submitted by concerned citizens and much more data that was mined, along with additional connections made. All records were pulled from county sources through 2025 (present day) and preserved. These records are available for your fact checking on the Media Fire drive linked in this article or can be downloaded from the various sources. Any additional findings that were not relevant to this particular calendar year, will be outlined in the final blog of this series. Lastly, we really don't care about these people as individuals, their personal life and any personal details have nothing to do with this blog post and as such, are not worthy of mention or interest. What we do have interest in is their relative participation in your tax funded civic processes, non governmental organizations, and governmental organizations that shape your community and have influence over your everyday life. That's our lane, and that's where we stay.

***EDITS FOR ADDITIONAL READER SUBMITTED INFO***

Thank you to those reaching out with additional info. It will be updated here to reflect your submissions. Anonymously of course. This has not been vetted or verified, it's simply derived from private messages received by Wakulla Reports.

Submission 1 (04/21/2025 around (9:30 AM) - Amy Geiger is Brandon Geiger's mother - not wife.