Wakulla’s 2023 Frenzy—Thomas, Messersmith, and the BOCC’s Developer Addiction

We’ve been exploring Wakulla County’s developer-driven spiral since the year 2020. In 2021, a wave of lot approvals fueled a land grab. In 2022, the county’s sewer system collapsed under unchecked growth, leaving residents with risks and a hefty tax bill while the Board of County Commissioners (BOCC), led by Quincee Messersmith and Ralph Thomas, kept approving developer projects despite Messersmith’s notable dissent against a growth-limiting sewer moratorium. We warned the growth wouldn’t stop. In 2023, it exploded.

Major land deals by LLCs alone totaled $1.23 billion in 2023 (Wakulla Property Appraiser, filtered for entities with over $1M in sales/purchases due to voluminous data), with D.R. Horton ($407.4M in purchases), Shadeville ($155.5M in sales), and Golden Construction ($129.6M in sales) leading the charge. The BOCC approved over 300 lots and 20+ zoning changes, often unanimously, greenlighting projects like Shadeville’s Wesley Park and Pafford’s Wakulla Square. Commissioner Ralph Thomas, a mortgage loan officer for Amerifirst Financial Corporation and Union Home Mortgage Corp, voted “yes” on every 2023 planning item—plats, rezonings, site plans—while brokering 44 mortgage transactions for homebuyers in these subdivisions. Commissioner Quincee Messersmith, tied to the pro-growth Economic Development Council (EDC) and known for prioritizing developers in 2022, also backed nearly all 2023 items, ensuring the growth train kept rolling. Their votes fueled developers like Parrish (Shadeville, Retreat) and Pafford, while Thomas’s mortgage work earned him thousands in fees. Residents? Left with gridlocked roads and higher taxes to fix infrastructure developers overstressed. This isn’t growth—it’s a rigged game.

This post dives into 2023’s data—sales, mortgages, BOCC votes—to expose how Thomas’s dual roles, Messersmith’s developer bias, a developer's empire, and the BOCC’s priorities are fleecing Wakulla. We’ll break down Thomas’s mortgage deals, detail Messersmith’s voting patterns, and call out sloppy BOCC records that might let them dodge accountability. Let’s rip open the 2023 cesspool and show why you should be livid.

The Land Boom: $1.23B in Major Deals, 300+ Lots, and the Developer's Long Shadow

In 2023, Wakulla’s property market for major LLCs (over $1M in sales/purchases) hit $1.23 billion, per Property Appraiser data. Sellers totaled $644M, and buyers $581M, driven by developers exploiting BOCC approvals. Note: Due to voluminous data, we analyzed only entities with transactions exceeding $1M, so the total market may be higher. Here’s who led the charge, with influence front and center:

• Sellers ($644M):

  • Shadeville of Wakulla County, LLC (Parrish): 73 properties, $155.5M, the top seller. The BOCC approved their Wesley Park Phase I plat (107 lots, 01/17/2023, FP22-08), fueling these sales. Parrish, linked to Cajer Posey’s massive deals before 2023, also drove The Retreat at Wakulla County, LLC (28 properties, $18.7M; plat FP22-12, 02/21/2023). Both projects, tied to Parrish via prior reporting, added 137 lots to Wakulla’s strain.

  • Golden Construction Company, Inc.: 64 properties, $129.6M. The BOCC approved their Meadows at Rehwinkel plat (04/17/2023, FP23-01) and a contentious comprehensive plan amendment (04/03/2023, CPM22-01, 3/2 vote, 12 citizens opposed). Golden’s sales thrived in the boom Parrish helped create.

  • BCB FLP 1, LLC: 38 properties, $88.3M. Their Hammocks Phase III plat (47 lots, 07/17/2023, FP23-02) ties to Parrish’s Songbird of Wakulla County, LLC, near Songbird Ave. The BOCC’s unanimous approval expanded Parrish’s network.

  • Pafford Entities: 74 properties, $16.9M. The BOCC approved Wakulla Square (02/21/2023, FP22-11), another Pafford-related plat (12/11/2023, FP23-05), and a site plan (06/19/2023, SP23-10). Pafford’s flipping profited from the same BOCC votes that favored Parrish.

  • Others: Hartsfield Construction, Inc. (64 properties, $41.2M), D.R. Horton, Inc. (104 properties, $13.6M), and smaller LLCs like S & P Construction (61 properties, $5M).

• Buyers ($581M):

  • D.R. Horton, Inc.: 194 properties, $407.4M. Likely purchased from Shadeville, Golden, or BCB, building subdivisions like Greystone (prior data). The BOCC’s plat approvals (e.g., Wesley Park, Hammocks) enabled Horton’s land grab.

  • Humphries Real Estate Development, LLC: 99 properties, $79.2M.

  • Humphries Homes, LLC: 24 properties, $17.6M. Both Humphries entities likely bought from Shadeville or Golden for commercial or residential projects.

  • Casacase Properties, LLC: 16 properties, $23.4M, suggesting targeted commercial investments.

  • Pafford Entities: 102 properties, $9.2M, indicating flipping or portfolio expansion.

  • Others: Chastain CK Crawfordville, LLC (1 property, $3.2M), 68V Misting Springs FL 2023, LLC (2 properties, $3M), and various LLCs like AK17 Holding, LLC ($2.5M).

New Lots Approved: The BOCC approved over 300 lots in 2023 (BOCC minutes), including:

• Wesley Park Phase I (Shadeville, 107 lots, FP22-08, 01/17/2023).

• Retreat at Wakulla (Retreat LLC, 30 lots, FP22-12, 02/21/2023).

• Wakulla Square (Pafford, 6 lots, FP22-11, 02/21/2023).

• Hammocks Phase III (BCB FLP 1, 47 lots, FP23-02, 07/17/2023).

• Meadows at Rehwinkel (Golden, lots unspecified, FP23-01, 04/17/2023).

• Pafford-related plat (lots unspecified, FP23-05, 12/11/2023).

• Others: Oliver’s Terrace Phase II (Teramore Development, LLC, FP23-04), Cory Estates (FP23-06), Gillespie Corner at Opportunity Park (N.G. Wade Investment Company, FP23-09).

Parrish’s Influence: Shadeville and Retreat, both Parrish-linked, added 137 lots. BCB’s Hammocks, tied to Parrish’s Songbird, added 47. Parrish’s pre-2023 deals set the stage, and 2023’s $155.5M sales show his empire growing. His associates and Songbird ties (Hammocks) keep his reach sprawling, per prior reporting.

The BOCC’s near-unanimous votes—20+ zoning changes, 12 plats, 5 site plans—drove this $1.23B in major deals. Thomas and Messersmith, both consistent developer allies, were key to this frenzy.

Ralph Thomas: Voting for Plats, Lending for Profit

Commissioner Ralph Thomas is a linchpin of 2023’s land rush. As a BOCC member, he voted “yes” on every planning and zoning item—over 35 decisions, including Shadeville’s Wesley Park, Pafford’s Wakulla Square, and Golden’s Meadows. As a mortgage loan officer for Amerifirst Financial Corporation and Union Home Mortgage Corp, he handled 44 mortgage transactions for Wakulla homebuyers, earning thousands in fees. His dual roles scream conflict: is Thomas building Wakulla or his bank account?

Thomas’s 2023 Mortgage Activity (Wakulla Clerk data): Thomas brokered 44 transactions in 2023, split between two types of deals: actual mortgage creations and mortgage assignments. Here’s what those mean for readers new to the terms:

• Actual Mortgage Creations: These are new home loans Thomas arranged for buyers purchasing properties, likely in subdivisions like Wesley Park or Wakulla Square. As a broker, he connects buyers with lenders (e.g., Amerifirst, Union), gathers financial documents, and secures the loan, earning a commission (typically 1–3% of the loan amount). Think of this as Thomas helping someone get a new mortgage to buy a house, profiting from the deal.

• Mortgage Assignments: These happen when an existing mortgage is transferred from one lender to another after the loan is created. Thomas doesn’t create the loan but facilitates its transfer (e.g., from Amerifirst to Freedom Mortgage). He earns a fee for handling the paperwork, though it’s usually smaller than for new mortgages. This is like Thomas passing an already-issued loan to a new bank, still pocketing a cut.

Breakdown of Transactions:

• Total Transactions: 44 unique records.

  • Amerifirst Financial Corporation (22 transactions):

    • Actual Mortgage Creations: 2 new mortgages for homebuyers.

    • Mortgage Assignments: 20 transfers to other lenders (e.g., Freedom Mortgage Corporation, US Bank National Association, Housing and Urban Development).

  • Union Home Mortgage Corp (22 transactions):

    • Actual Mortgage Creations: 21 new mortgages for homebuyers.

    • Mortgage Assignments: 1 loan modification (adjusting an existing loan’s terms, similar to an assignment but not a full transfer).

• Borrowers: All individual homebuyers, no corporate developers like D.R. Horton or Humphries. Loans likely financed homes in new subdivisions.

• Timeline: January to December 2023, undeterred by 2022’s sewer moratorium.

• Profit Estimate: Before 2023, Thomas likely earned significant fees on mortgages ($1,500–$12,000 per loan). For 2023’s 44 transactions, assuming similar fees, with creations yielding higher commissions (e.g., $3,000–$12,000) and assignments/modifications lower (e.g., $1,500–$3,000):

  • Low end: 44 × $1,500 = $66,000.

  • High end: 44 × $12,000 = $528,000.

  • Assumptions: Fees based on 1–3% origination on $200K–$300K home loans for creations, lower for assignments, typical for Wakulla subdivisions.

Why This Matters: Thomas’s 23 new mortgages (2 Amerifirst, 21 Union) likely directly enabled home purchases in BOCC-approved subdivisions, tying his profits to the growth he voted for. His 21 assignments (20 Amerifirst, 1 Union) show he’s profiting even after loans are made, extending his financial stake in Wakulla’s boom. This could be double-dipping—voting for plats, then earning from related mortgages—raises red flags.

Thomas’s BOCC Votes (BOCC minutes):

• 100% “Yes”: Voted for all 35+ 2023 planning items, including:

  • Shadeville’s Wesley Park (FP22-08, 01/17/2023, 107 lots).

  • Pafford’s Wakulla Square (FP22-11, 02/21/2023, 6 lots) and another Pafford-related plat (FP23-05, 12/11/2023).

  • Golden’s Meadows at Rehwinkel (FP23-01, 04/17/2023) and comprehensive plan amendment (CPM22-01, 04/03/2023, 3/2 vote).

  • BCB’s Hammocks Phase III (FP23-02, 07/17/2023, 47 lots).

  • Hartsfield Construction, Inc.’s zoning change (R22-25, 03/20/2023, AG to PUD, 4/1).

  • Songbird of Wakulla’s site plan (SP23-11, 06/19/2023, Parrish-linked).

• No Abstentions: Despite brokering 44 mortgage transactions, Thomas never recused himself, even on contentious votes (e.g., Golden’s 3/2, Hartsfield’s 4/1).

Quincee Messersmith: A Developer’s Ally on the BOCC

Commissioner Quincee Messersmith played a pivotal role in 2023’s growth, voting “yes” on nearly all planning and zoning items, continuing her developer-friendly stance from 2022. Known for opposing a 2022 sewer moratorium over concerns for developers, including a large subdivision (WFSU News), Messersmith’s ties to the pro-growth Economic Development Council (EDC), likely influenced by her husband’s lobbying activities, have consistently shaped her priorities toward development over resident concerns.

Messersmith’s 2023 BOCC Votes (BOCC minutes):

• Near-Unanimous Support: Voted “yes” on at least 33 of 35 planning items (94%), leading or seconding motions for developer projects like Shadeville’s Wesley Park (FP22-08, 01/17/2023), Pafford’s Wakulla Square (FP22-11, 02/21/2023), and BCB’s Hammocks Phase III (FP23-02, 07/17/2023). Her only potential dissent is unconfirmed due to vague minutes (e.g., Golden’s 3/2 vote, 04/03/2023, where Hess and Kemp dissented).

• Key Motions: Frequently initiated or supported approvals for major plats and zoning changes, including:

  • Shadeville’s Wesley Park (107 lots, unanimous).

  • Pafford’s site plan (SP23-10, 06/19/2023, unanimous).

  • Golden’s Meadows at Rehwinkel (FP23-01, 04/17/2023, 4/1).

  • Hartsfield’s zoning change (R22-25, 03/20/2023, 4/1).

• No Recusals: Despite her EDC ties, Messersmith never abstained, even on contentious items like Golden’s amendment (3/2 vote, 12 citizens opposed).

• Developer Bias: Her 2022 moratorium dissent, prioritizing developers over sewage risks, carried into 2023’s near-blanket support for plats and rezonings, enabling $644M in sales by Shadeville, Golden, and others.

Why This Matters: Messersmith’s consistent “yes” votes, paired with her EDC connections, amplified the growth Thomas’s votes and mortgages fueled. Her leadership on developer motions ensured Parrish’s projects (Shadeville, Retreat) and others faced little resistance, leaving residents to bear the costs.

Conflict of Interest?: Thomas’s votes enabled $644M in sales by Shadeville ($155.5M), Golden ($129.6M), Pafford ($16.9M), and others, creating subdivisions for buyers like D.R. Horton ($407.4M) and Humphries ($96.8M). His 23 new mortgages likely financed at least some homebuyers in these projects, while his 21 assignments kept him profiting from loan transfers. Messersmith’s near-unanimous votes ensured these projects sailed through, aligning with her EDC-driven growth agenda. The cycle is clear: Thomas and Messersmith approve plats, developers sell lots, Thomas earns from mortgages, and both enable the deverloper's empire, leaving residents with the fallout.

The BOCC: Developer Enablers, Resident Betrayers

The BOCC was the backbone of 2023’s boom, approving 35 planning and zoning items across 10 meetings (no items in March, August 7). They greenlit 12 plats (300+ lots), 18 zoning changes, 5 site plans, and 5 comprehensive plan amendments, with 90% passing unanimously (BOCC minutes). Thomas and Messersmith led the growth agenda, with Nichols and Kemp largely in lockstep, while Hess dissented on key items. Key votes:

• January 17, 2023:

  • Shadeville’s Wesley Park (FP22-08): 107 lots, unanimous. Thomas and Messersmith voted yes.

  • St. Marks Holdings, LLC (FP22-09): Unanimous. Thomas and Messersmith voted yes.

  • Zoning changes (R22-27, R22-28, R22-29): Unanimous. Thomas and Messersmith voted yes.

• February 21, 2023:

  • Pafford’s Wakulla Square (FP22-11): 6 lots, unanimous. Thomas and Messersmith voted yes.

  • Retreat at Wakulla (FP22-12): 30 lots, unanimous. Thomas and Messersmith voted yes.

• March 20, 2023:

  • Hartsfield’s zoning (R22-25, AG to PUD): Passed 4/1 (Hess against). Thomas and Messersmith voted yes.

  • Hartsfield’s plan amendment (CPM22-02, Rural 2 to Urban Core): Passed 4/1 (Hess against). Thomas and Messersmith voted yes.

• April 3, 2023:

  • Golden’s plan amendment (CPM22-01, Agriculture/Rural 2 to Rural 3): Passed 3/2 (Hess, Kemp against, 12 citizens spoke). Thomas and likely Messersmith voted yes.

  • Golden’s development agreement: Passed 3/2 (Hess, Kemp against). Thomas and likely Messersmith voted yes.

• April 17, 2023:

  • Golden’s Meadows at Rehwinkel (FP23-01): Passed 4/1 (Hess against). Thomas and Messersmith voted yes.

  • Dorado Design & Construction, Inc.’s zoning (R23-04, CO to HDR): Unanimous. Thomas and Messersmith voted yes.

• June 19, 2023:

  • Pafford’s site plan (SP23-10): Unanimous. Thomas and Messersmith voted yes.

  • Songbird of Wakulla’s site plan (SP23-11, Parrish-linked): Unanimous. Thomas and Messersmith voted yes.

• July 17, 2023:

  • BCB’s Hammocks Phase III (FP23-02): 47 lots, unanimous. Thomas and Messersmith voted yes.

  • St. Marks Parking, LLC’s zoning (R23-12, C-3/RR-1 to CTTP): Passed 4/1 (Hess against). Thomas and Messersmith voted yes.

• December 11, 2023:

  • Pafford-related plat (FP23-05): Unanimous. Thomas and Messersmith voted yes.

Voting Patterns:

• Thomas: 100% “yes” (35/35 items), no recusals despite 44 mortgage transactions.

• Messersmith: Voted “yes” on at least 33/35 items (94%), leading motions for Shadeville, Pafford, and BCB. Her 2022 moratorium dissent and EDC ties align with her pro-developer stance.

• Nichols: Consistent “yes” votes, seconded many motions (e.g., Pafford, BCB).

• Hess: Dissented 5 times (e.g., Golden’s 3/2, Hartsfield’s 4/1), citing springs and traffic, but was overruled.

• Kemp: Voted “yes” on most, dissented on Golden’s 3/2, but supported Parrish-linked plats.

The BOCC’s rubber-stamp approvals—90% unanimous—enabled $1.23B in major deals and 300+ lots, with Parrish’s projects (Shadeville, Retreat, Songbird) at the core. Thomas’s and Messersmith’s relentless “yes” votes fueled this frenzy.

The Fallout: Residents Pay, Developers Profit

The 2023 boom—$1.23B in major deals, 300+ lots—left Wakulla residents holding the bag, with Parrish, Thomas, and Messersmith reaping the rewards. The toll:

• Traffic Chaos: Pre-2023 growth already clogged roads. 2023’s 300+ lots (e.g., Wesley Park, Hammocks) add ~750–1,500 vehicles (2.5 per home, U.S. Census), worsening Crawfordville Hwy. No new impact fees mean taxpayers fund road fixes.

• Wakulla Springs at Risk: Pre-2023 water demand strained the springs. 2023’s 300+ lots add ~90,000–120,000 gallons/day (300–400 gallons/home, Florida Springs Institute). Parrish’s 137 lots (Shadeville, Retreat) and BCB’s 47 (Hammocks) amplify this, ignored by the BOCC despite Hess’s warnings.

• Sewer Strain: The 2022 sewer crisis’s taxpayer-funded fix didn’t stop 2023’s growth. Prior moratorium exemptions let Parrish and Pafford build, risking further overload.

• Taxpayer Burden: Beyond prior sewer costs, U.S. 319 widening and future infrastructure expenses fall on residents, not developers like Parrish ($155.5M) or D.R. Horton ($407.4M).

Parrish’s Shadeville and Retreat, enabled by Thomas’s and Messersmith’s votes, drove $174.2M in sales. Pafford’s flipping ($16.9M out, $9.2M in) and D.R. Horton’s land grab ($407.4M) thrived under the BOCC’s approvals. Thomas pocketed $66K–$528K from 44 mortgage transactions, financing buyers in these subdivisions. Messersmith’s votes kept the growth pipeline open. Residents got the bill.

Why This Matters: A Rigged System, Thomas and Messersmith at the Helm

The BOCC, led by Thomas and Messersmith, turned Wakulla into a developer’s playground. Parrish’s $155.5M sales and 137 lots (Shadeville, Retreat) built on his pre-2023 empire. His Songbird ties to BCB’s Hammocks show his influence spreading. D.R. Horton and Humphries, buying $504.2M in land, cashed in on BOCC plats. Thomas’s 44 mortgage transactions—23 new loans and 21 assignments—earned him fees, while Messersmith’s near-unanimous votes, backed by her EDC ties, ensured smooth sailing for developers. This isn’t growth—it’s exploitation. The 2022 sewer crisis proved the system’s broken; 2023 doubled down. Residents face traffic, dying quality of life, and tax hikes, while Thomas, Messersmith, and developers laugh to the bank.

BOCC Voting Discrepancies: Sloppy Records, Convenient Excuses

The BOCC minutes, while detailed, have gaps that could let Thomas or Messersmith dodge accountability for their conflicts. We’re calling them out so you see the full picture:

• January 17, 2023 (FP22-08, Shadeville): Listed as unanimous (5/0), but no specific commissioners named for the vote. All five (Thomas, Messersmith, Nichols, Hess, Kemp) were present per other votes (e.g., R22-27). If Thomas or Messersmith claim they didn’t vote, the minutes don’t clarify abstentions.

• April 3, 2023 (CPM22-01, Golden): Passed 3/2 (Hess, Kemp against), but Thomas’s and Messersmith’s “yes” votes aren’t explicitly tied to motions or seconds. Minutes confirm their presence, but they could argue ambiguity.

• June 19, 2023 (SP23-11, Songbird): Unanimous (5/0), but no voter names listed. Thomas’s and Messersmith’s votes are implied, but sloppy records could deflect conflict claims, especially given Songbird’s Parrish link.

• July 17, 2023 (FP23-02, BCB): Unanimous (5/0), no specific voters named. Thomas’s and Messersmith’s votes are assumed, but the minutes’ lack of detail could be exploited.

These gaps—missing voter names, unclear abstentions—suggest sloppy record-keeping. They don’t change the outcome (all items passed), but Thomas or Messersmith could use them to sidestep conflict-of-interest accusations, as seen in prior discrepancies. Residents deserve better transparency.

What’s Next?

The 2023 land rush buried Wakulla deeper in developer debt. The BOCC’s approvals, Thomas’s mortgage profits, Messersmith’s developer bias, and Parrish’s empire show a system rigged against you. In 2024, expect more plats, zoning fights, and likely the same insider games. Will the BOCC prioritize residents or keep cashing developer checks? Check our Media Fire drive for all records. Wakulla’s not an ATM for Thomas, Messersmith,developers, or the BOCC—it’s your home.

Author’s Note: All records are on our Media Fire drive—fact-check us! We don’t care about personal lives; we care about tax-funded processes and insiders like Thomas, Messersmith, and developers shaping your community. That’s our fight, and we’re sticking to it.

Sources

• Wakulla County Property Appraiser: mywakullapa.com (2023 sales data, LLCs over $1M).

• Wakulla County Clerk: wakullaclerk.com (mortgage records, Instrument #420464, etc.).

• BOCC Minutes: wakullacounty.org (2023 meetings, FP22-08, etc.).

• Prior Reporting: Wakulla Reports (Cajer Posey, sewer crisis, EDC ties).

• Florida Springs Institute: Water demand estimates.

• WFSU News, WTXL: 2022 moratorium, U.S. 319 costs

• Media Fire Drive

Verification of $1.23 Billion Figure

The $1.23 billion total is derived from the provided 2023 data, filtered for LLCs with over $1M in sales/purchases:

• Sellers: Summed from data (e.g., Shadeville $155.5M, Golden $129.6M, BCB $88.3M, Pafford $16.9M, Hartsfield $41.2M, D.R. Horton $13.6M, others). Total approximates $644M.

• Buyers: Summed from data (e.g., D.R. Horton $407.4M, Humphries Real Estate $79.2M, Humphries Homes $17.6M, Casacase $23.4M, Pafford $9.2M, others). Total approximates $581M.

• Combined: $644M (sales) + $581M (purchases) = $1.225B, rounded to $1.23B for readability. This reflects only LLCs over $1M, excluding some transactions due to nature (i.e. included but not limited to: related entities) and data volume.