The pond view is definitely a positive in FL. It usually means a bit more privacy in the back as any rear neighbors will be further away. It also gives you an opportunity to observe the local animals. Our pond has alligators, turtles and all types of birds, even bald eagles swooping down to catch fish.

You want to make sure the depth of your lot will allow enough space for a pool and an extended lanai, even if you don't want it, it could be a selling point down the road.

Get the biggest garage they offer for the floor plan you want, which will be either a deeper 2-car or the 3-car option. Do not go with the standard garage as they are usually way too small for two normal sized vehicles. Don't forget there are no basements in FL, so you want the extra space in the garage for some storage.

While rear neighbors will be further away at the pond lot, side neighbors still require screening for pool and yard privacy. At least some of the same trees will have to go in likely at your expense.

Lots of "cheap" hedges can be grown in FL relatively quickly to screen the neighbors.

Use Pitch Apple for a more typical looking hedge or Areca Palms for a more tropical looking hedge. They both also do well with hurricanes and recover quite quickly.

Our Areca Palms were planted 3.5 years ago and are around 14 ft tall and thick enough we can't see the neighbors wall/windows any longer. In 2 years we won't be able to see their roof either when sitting in our lanai.

So, in general backing up to a retention pond is desirable by most Floridians even if the lot is considerably smaller. Privacy is not an issue as the types of plants zoned for Florida are rather inexpensive and grow rapidly compared to up north.

Please feel free to continue to share your thoughts as I do value your input. Thank you to those who have already responded and shared your perspective.

I'd introduce myself to the neighbors of each lot and see whom you may want to live next to.

Lol - I wish I could. Unfortunately no houses exist there today and in order to sign a contract to build there I must select a lot.

If this neighborhood is a single family planned unit development, typically they have a small selection of house designs and styles for each. A concerted effort to "mask" any patterns is taken, as often you cannot have 2 of the same houses (elevations) or maybe 3 of the same plans next to each other. If you are not that far along in choosing your design, keep that in mind with each lot and if there are any limitations to the house plan or elevation.

Your priorities will help decide which lot that we cannot answer. Other things like: if it's near a subdivision entrance; backs to commercial; nearer a park; cul de sac; interior vs corner; south sun on pool; etc where a single feature may overpower another for you.

Usually showing the neighborhood site plan is helpful to hear opinions from commenters.

Here’s a map showing the entrance, the two lots I am between and the community center.
Note that lot 42 will not only have trees in the back along the lot line but the gray area will also have trees. Behind the canal there will be more trees planted too. Lastly, it is $30,000 more for lot 23. You will not lot 42 has a much larger side and backyard. Hope this helps and thanks for the recommendation.

What is the grayed area? If it is a drainage or utility easement they aren't supposed to plant anything there.

What is north of Lot 42? Road? Another development? Commercial? If currently undeveloped, do your research as to what could be built.

Interesting that they place the houses on one of the lot lines and not centered on the lots. So if you go to the east side of your house, you are actually walking on your neighbors property? Not sure I would like that.

I would say it is a utility easement so I do appreciate what you are saying and would have to ask. Im not sure from my backyard it would be an issue if they did not as I would have a large enough backyard to create privacy.

North of the Lot is another development on the other side of the pond. If i am not mistaken they may have a wall back there but I'd have to double check. You definitely do not see back there anything per se.

Yes, they do it strangely. Being from NY, I have never seen this before and not sure the thought behind this. It is zero lot line on all right sides of each home. They also build out a privacy wall on each home on the same side as the zero lot line. There is a minimum of 10' between your home and where your neighbor on the right side house sits... but its there lot to do what ever they choose to do with it. Quite frankly i have so much yard now that it is amazing how close they build these homes.

We are looking for low maintenance with community for our retirement years. It will be an adjustment for sure.

I meant to say there is another development on the other side of the canal (not the pond).

This comment is just for more clarification, not necessarily giving opinion on which lot to choose. Often with unbuilt communities, many people can't visualize what it's going to look like. Pretty color-coded site plans are unfamiliar to many people. And when you hear a sales pitch, you hear keywords, but may not end up what you visualize with that word. Like when one hears "trees," you may think a dense screen, when it is just a few palms. Same goes for the short "privacy fence" that is next to Master bedroom.

Zero lot line:

- Here is a picture of the established community on the opposite side of Lot #42's canal with a zero lot line with 10' adjacent house setback:

The HOA will regulate what's here. The Venice plan's bedroom windows along this wall (the left house in this picture will be like yours on the zero lot line) are actually within an inset "Atrium" instead of looking into the neighbor's yard.

Lot #42:

- Here is an example of the trees that the builder will most likely install against the canal (your lot's back left 29' short lot line). Again a picture of the established community on the opposite side of your actual canal, built by the same developer and probably with the same landscaping intent.

The canal is not a visual paradise. But, verifying the HOA CCR's, on Lot #42 you probably have opportunity to install more landscaping at your cost within the large backyard (as you see some of the houses did across the canal). I'm not sure if the HOA will regulate a future fence style, you can check the CCR's.

- And the stormwater swale behind your lot's back right 61' lot line needs to remain open functionally, so there may be very limited trees, if any. I would assume that will be fenced off by all the neighbors at some point. Again, another example of a swale in the other neighborhood, you can see both neighbors have fences but the swale has to remain unimpeded:

Lot #123:

On a lake (retention pond) lot, there are a couple limitations that many people are unaware of. Your lot line #123 stops right behind the pool, but you get a visual sense of a backyard between your pool and lake because of open community space. This space will remain open and is regulated by the HOA to remain clear, so all houses have a broad uninterrupted view. So nothing other than base plants and open fences. Here is a picture from the Venice plan model similar to what you will have (lake view same, bedroom bumpout where the grille is flipped). Other than a few more base plants at the pool edge of each neighbor's house, this view will remain as mostly as you see it here.

Wow, some great information. As of today we are leaning towards the lake view primarily because of the south side facing backyard. The house will get more light inside as well as outside and is important to me.

It’s nice to know what it looks like over by the
canal and thank you 3onthetree for providing pictures to help me appreciate what the developed property may look like once completed.

Thanks again for everyone who shared their thoughts. So very appreciated!