If you have lived in Oviedo for a while, you probably picked strawberries at Pappy's Patch at least once. That property is back in the news, and this time the question on the table is bigger than one farm.
A developer has asked Seminole County to take about 67 acres, including the former Pappy's Patch property, out of the county's rural boundary so he can build a 136-home neighborhood. Whatever side you land on, if you own a home in east Oviedo or Winter Springs, or you are thinking about buying out there, this one is worth understanding.
Here is the full picture, as plainly as I can lay it out.
What Is Being Proposed
- Who: Developer and former state representative Chris Dorworth.
- What: Remove about 67 acres from Seminole County's rural boundary and build 136 single-family homes.
- Where: The former Pappy's Patch U-pick strawberry farm on Florida Avenue, just north of Oviedo's city limits. Two neighboring parcels were removed from the rural boundary in 2006 and 2013 and became the Southern Oaks (54 homes) and Preserve at Black Hammock (73 homes) communities.
- Density: 136 homes on 67 acres works out to a little more than two homes per acre. Inside the rural boundary, the rules typically allow one home per five or ten acres.
- The developer's case: His application points to population growth and the need for more housing in the area. He has also said the site is bordered on two sides by lots of about 80 feet.
The plan calls for single-family detached homes only. No townhomes or apartments.
What the Rural Boundary Is, and Why It Exists
Seminole County draws a line between its suburban west side and its rural east side. Everything inside the line, about 74,413 acres across the east and northeast parts of the county, is held to rural development rules: big lots, low density, and a lot of open land.
A few dates help explain why this line carries so much weight here:
- 1991: The rural boundary was adopted into the county's comprehensive plan.
- 2004: Voters put it into the county charter, which locked in the boundary lines.
- 2024: Voters approved a referendum, reported at 82% support, that raised the bar for removing land. It now takes four of five county commissioners to take property out of the rural area.
In other words, this is not a rule a single board can quietly change. Seminole County voters have weighed in on it more than once.
This Property Has Been Here Before
Pappy's Patch has been at the center of rural boundary debates before.
- 2021: A request to remove the same 67 acres was filed. It was withdrawn in February 2022.
- 2026: The current application was filed in July and is now moving through the county's review process.
The group Save Rural Seminole opposes the plan. Its concern is that removing this property could open the door to similar requests on other rural land nearby.
Where It Stands Right Now
Staff recommendation: County planning staff recommended denial, citing insufficient data and analysis.
Planning and Zoning Commission: The commission heard the request on Wednesday, Oct. 7, at 6 p.m.
Update, Oct. 8: The Planning and Zoning Commission recommended denial after dozens of residents spoke against the request, according to Central Florida Public Media.
What happens next: The Planning and Zoning Commission only makes a recommendation. The final decision belongs to the Seminole County Commission, which is scheduled to hear the request on Dec. 8 at 1:30 p.m. Approval would take four of the five commissioners.
What This Means for Homeowners, Buyers and Sellers
I am not going to tell you how this vote will go, and I am not going to tell you what it will do to your home's value. Nobody can promise that honestly. What I can tell you is what I would be watching if I lived out here, or if I were about to buy out here.
If you own a home in east Oviedo or near Black Hammock:
- Traffic and roads. 136 new households adds trips on the roads that feed east Oviedo. Watch for any traffic study tied to the application.
- Schools. New homes mean new students. Seminole County Public Schools assigns schools by exact address, so watch how capacity is handled for the zones that serve this area.
- Utilities. This land sits out past the city's infrastructure, and the closest connection belongs to the City of Oviedo. How water and sewer would be served is part of what the county is weighing.
- Precedent. The bigger question for rural east Seminole is whether this request becomes a model for others. That is the piece most worth watching for owners of larger lots inside the boundary.
If you are buying in east Oviedo or Winter Springs:
- Check the map before you fall in love. Find out whether the home and the land around it sit inside or outside the rural boundary. It changes what can be built next door.
- Ask about the empty land. Open land behind a house is one of the first things buyers love and one of the last things they think to research. I check future land use for neighboring parcels before my clients write an offer.
- Think in years, not months. County decisions like this one move slowly. Buy a home that works for your family whichever way this goes.
If you are selling near the rural edge:
- Expect the question. Buyers who read the news will ask what is happening on Florida Avenue. Having a calm, factual answer builds trust.
- Lead with what is true today. Your lot size, your setting, your schools and your commute are real right now. Focus your marketing there, not on what a commission might decide.
The Full Picture
Pappy's Patch is one property. The conversation around it is about how east Seminole County grows over the next twenty years, and how much of its rural character it keeps. Reasonable neighbors disagree on that.
Everything above is the facts, laid out as plainly as I can. My first job is to make sure my clients know exactly what is happening around the home they own or the home they are about to buy. But I live here too, so here is where I personally land.
Where I Land
I have gone back and forth on this one. I am for development, and I believe owners should have options. But the rural boundary is a big part of why people move here, me included.
When I picture the drive out to Black Hammock with this built, it feels different. Even if it were 10 acres, it would feel different.
So where I land, for now: keep the line where it is. If you see it differently, I would genuinely like to hear why.
If you have questions about buying or selling near the rural boundary, or you just want to know how this affects your street, reach out. I am happy to walk you through it.
Sources: WKMG News 6 / ClickOrlando, Hoodline, Oviedo Community News, Central Florida Public Media. Details are current as of Oct. 8, 2026, and may change as the county process continues.
