I stumbled across this.

Carlton Landing (http://www.carltonlanding.com/)

A planned community in Oklahoma. Who knew?

Yep, Blair Humphries' idea. Pretty neat.

I believe something was mentioned of it here awhile back

It's been mentioned several times on the board. Practically anytime someone talks about one of the Humphreys.

Well, as they say in Canada, sorey.

Sent from my GT-N8013 using Tapatalk

Well, as they say in Canada, sorey.

Sent from my GT-N8013 using Tapatalk

You've been in the wash closet for toooooo long ;-)

You've been in the wash closet for toooooo long ;-)

*Washroom

Thread resurrection because I found this article:

Big plans: Carlton Landing TIF to pay for improvements, retreat center

By: Molly M. Fleming The Journal Record February 29, 2016

CARLTON LANDING – Town founder Grant Humphreys and other leaders have big plans for their small municipality on Lake Eufaula.

But putting those plans into motion required financial investment. Town trustees spent the last two years developing a tax increment finance district to help support public projects, including a conference and retreat center, said Humphreys.

The TIF has a 25-year life span. During that time, it is expected to capture $80 million in property tax growth.

In Oklahoma City, the finance structure is often used to help spur development in blighted areas. It can also be used in rural areas that are underdeveloped, said Leslie Batchelor, attorney with the Center for Economic Development Law. She worked with Carlton Landing on creating the TIF district.

Humphreys said the Carlton Landing land had been next to the lake since it was formed in 1963. He said the area could use the TIF structure to help spur private investment, and that he expects about $2 billion in private investment over the next 25 years.

There are 100 homes in the area, with 60 more slated for completion this year. Plans call for 2,500 homes.

“(TIF) is a way of solving that chicken-and-egg problem,” Batchelor said. “If you make the public investment in streets or infrastructure, you can bring about the private development. But if you wait until you get the private investment, communities often lack the public investment to generate the private investment.”

That seems to be the case with Carlton Landing. The town created a 3-percent local sales tax in January 2014. It collects about $10,000 a month, Humphreys said.

“It’s a good revenue stream, but it does not provide the impact that this TIF does,” he said.

In February, town residents approved a general obligation bond that increases the town millage to 92 mills. The difference in the 76.16 Canadian School District millage and the Carlton Landing millage rate goes to Carlton Landing. It is expected to collect $9.5 million over 10 years. The millage rate is still lower than Oklahoma City and Edmond, Humphreys said.

The TIF increment area encompasses the entire township, about 900 acres. It does not include public green spaces, conservation districts, public right of ways, alleys or parks.

The money pulled from the increment district will be spent on public improvements throughout the town and 450 acres that the U.S. Army Corps of Engineers owns closer to the lake. Carlton Landing has a long-term lease on the property. State law allows TIF projects on the land as allowed by state statute. Humphreys said it can take years to annex Army Corps. land, but a long-term lease met the state statute ownership requirement.

Batchelor said state statutes defined the TIF’s size. When working on Oklahoma City TIFs, she said, she’s never worried about an increment district’s size. But a district cannot be more than 35 percent of the assessed net value of the school district. It has to be 25 percent or less of the town’s total land area.

One of the Carlton Landing TIF’s most anticipated projects is the 500-person-capacity conference and retreat center. Humphreys said it will help the town stay full all year. Many visitors come only from May to September; however, conferences are often held in spring and fall. In addition, larger associations or groups often have to leave the state for conferences because there isn’t a place big enough or close enough to fit everyone.

The town worked with The Kubala Washatko Architects Inc. in Wisconsin on the center’s design.

“(The retreat center) is a big deal, not just for bringing bodies to Carlton Landing in the spring and fall,” Humphreys said. “It’s a big deal for Oklahoma. We need a place where our state can gather for retreat.”

This is such a cool project.

I really like Lake Eufaula and have been considering a lake home there. I might have to go by Carlton Landing soon, although everything is pricey for a 2nd home.

This is such a cool project.

I really like Lake Eufaula and have been considering a lake home there. I might have to go by Carlton Landing soon, although everything is pricey for a 2nd home.

You can also rent a house there. Cheap way to visit there for a weekend, or test out if it's something you would really like.

I looked a while back at prices, and then ended up contacting them about if there would be additional housing types eventually available. They said there will be townhomes, condos, apartments eventually, with price points a little less. Hopefully this is still happening, I would definitely love a second home there.

For those of you with a desire to visit Carlton Landing, they have a big BBQ competition and festival scheduled for the weekend of June 17-18 sanctioned by the Kansas City Barbeque Society. They're calling it "Smoke on the Water," and their website says they hope to have strong participation and a bunch of related events like music, etc.

https://www.carltonlanding.com/smokeonthewater/

I am seriously considering going to this event. If anyone would like to carpool/caravan from okc Saturday morning then PM me and we can make a plan.

This story on Carlton Landing appeared in today's Wall Street Journal https://www.wsj.com/articles/what-makes-walkable-communities-work-1530065220?mod=hp_jr_pos1

Specific to Carlton Landing was this:
Carlton Landing in Oklahoma plans to have 3,000 homes but will take 30 years to complete. For now, it has 180 completed homes—enough to support a small pizza restaurant, two food trucks, plus 10 pop-up shops that open on weekends.

“We see retailing as something you have to incubate,” says town founder Grant Humphreys. Architect Andrés Martin Duany, who designed both Seaside and Carlton Landing, says that it takes around 25 years before walkable communities are “hitting on all cylinders.”

I haven't been to Carlton Landing but it's on my list. It's not too far only 2 hours from OKC and 1.5 hours from Tulsa but not really on the way anywhere else either. I wish there was a small boutique hotel, maybe that's in the works.

I haven't been to Carlton Landing but it's on my list. It's not too far only 2 hours from OKC and 1.5 hours from Tulsa but not really on the way anywhere else either. I wish there was a small boutique hotel, maybe that's in the works.

One of the points of master planned communities is that the real estate is completely controlled by the community and/or a few select real estate brokers. I doubt you’ll ever see any hotel built in or around Carlton Landing.

There are some 1 bed 1 bath accommodations available for rent. (All rentals are controlled by Carlton Landing, some owned by the Corp or principals AFAIK.) http://bookings.carltonlanding.com

I've been once before and got a tour from one of the original homeowners. Nice for sure! A little Stepford Wife-y in the wealthy, cookie cutter slightly creepy sense.

...A little Stepford Wife-y in the wealthy, cookie cutter slightly creepy sense.

yep

http://www.okctalk.com/images/pete/carlton021019a.jpg


http://www.okctalk.com/images/pete/carlton021019b.jpg


http://www.okctalk.com/images/pete/carlton021019c.jpg


http://www.okctalk.com/images/pete/carlton021019d.jpg


http://www.okctalk.com/images/pete/carlton021019e.jpg

Oh wow...I love, love, love this. Can't wait until the Wheeler District gets this filled up!!!

Carton Landing could greatly enhance their marketing with those pics. Very nice. Best perspective of the area I have seen.

So awesome. If I remember right, I think the developers had an idea of how many houses they wanted developed. Where are they at now in terms of their overall development numbers?

I had no idea that it was so developed at this point.

http://www.okctalk.com/images/pete/charlton10.jpg


http://www.okctalk.com/images/pete/charlton11.jpg


http://www.okctalk.com/images/pete/charlton12.jpg


http://www.okctalk.com/images/pete/charlton13.jpg


http://www.okctalk.com/images/pete/charlton14.jpg


http://www.okctalk.com/images/pete/charlton15.jpg


http://www.okctalk.com/images/pete/charlton16.jpg


http://www.okctalk.com/images/pete/charlton17.jpg

So awesome. If I remember right, I think the developers had an idea of how many houses they wanted developed. Where are they at now in terms of their overall development numbers?

We looked at lots and houses and picked up a packet a few years ago. (My neighbor has owned a couple of houses there.) There was an overall development plan in the packet, showing the primary phase one area, with many many acres of development beyond that in future phases before it's completely built out. Pete's photos seem to indicate to me they have mainly filled in lots within that primary area. If i had to guess based on those photos and memory, 35% built, Everything in the future will be semicircle bands around what's there, with a few more waterfront lots as they move farther away from the core but mostly adding blocks behind and around what is there now. I could be wrong though, they may already be into the next phase somewhat.

Okay, I probably missed that guess by a long shot. Here's the overall concept plan from their website. I circled the part it looks like they have built based on google maps, my visit and Pete's photos. They can probably build down there for a couple or three decades, depending. https://i.postimg.cc/JzYNdBdK/carlton.jpg

How many people are they projecting to live there

How many people are they projecting to live there

The goal is to have 2500 homes with a small downtown. So give or take 5000 residents, but not all of them will live there full-time.

From their Instagram account:

The Town Green
Across from The Water Street Pavilion, we plan to introduce an exciting new housing product - THE WATER STREET RESIDENCES. With balconies and rooftop decks looking over The Town Green and Lake Eufaula, these homes will be a premier luxury addition to Carlton Landing. For those who love the box seats and the views from the front row, these homes are for you!

These single family attached homes will be built on lots that are only 6’ wide. We will offer home plans that are 12’, 18’, 24’, and 30’ wide. Buyers can take their pick, buy 2-5 connected lots, and have the luxury lake home of their dreams built to their specifications.


http://www.okctalk.com/images/pete/carlton021518.jpg

Nice looking houses, but this is spooky AF.

And you have to wonder where the Help lives.

"Records: Town’s water district dumped millions of gallons of water from sewer lagoons into Lake Eufaula"

https://www.readfrontier.org/stories/towns-water-district-dumped-millions-of-gallons-of-water-from-sewer-lagoons-into-lake-eufaula-deq-records-show/

Unacceptable!

That's some solid work by Frontier.

That's some solid work by Frontier.

Yes it is. I was very impressed reading that article.

Great investigative reporting, but not the least surprised at what being connected can get away with. Sad.

I think it's disingenuous to keep saying that "well it's only 25 families that live here full time". That place is packed every week with people in vacation rentals.

I think it's disingenuous to keep saying that "well it's only 25 families that live here full time". That place is packed every week with people in vacation rentals.

Yes, otherewise the development wouldn't be generating copious amounts of sewage, which is the issue at hand.

Yes, otherewise the development wouldn't be generating copious amounts of sewage, which is the issue at hand.

which they claim was almost entirely rainwater overflow

Oklahoma DEQ opens criminal inquiry after more water discharged from town’s sewer lagoons into Lake Eufaula.

<snip>

The investigation comes less than two months after the town’s water district was put under a DEQ consent order following numerous discharges from the town’s sewage lagoons in 2017 and 2018, and was fined up to $33,750 under a separate DEQ administrative order issued in April after pumping more than 30,000 gallons of water from the lagoons using an unpermitted land application system.

<snip>

The latest investigation into the town’s water district by DEQ was opened earlier this month as a result of the town discharging partially treated water from its sewage lagoons from the morning of May 8 to the evening of May 9. A report submitted to DEQ by the town’s water district estimates that at least 432,000 gallons of water was pumped from the lagoon onto nearby land a few hundred feet uphill from Lake Eufaula.

https://www.readfrontier.org/stories/criminal-inquiry-after-more-water-discharged-from-towns-sewer-lagoons-into-lake-eufaula/

It feels like there should be some deals breaking loose in CL, but I haven't seen any as of yet.

Anyone have the inside track over there?

I haven't seen any deals there. The market is really hot. Several oil guys sold within days of listing for full money. I have a friend that just closed and he got a deal in that the original buyer backed out and he essentially got their earnest money and several upgrades for free. There was a couple weeks that about 18 homes were sold when everything first shut down. Everyone was looking for someplace to go I guess.

Recent aerial view showing the new developments. Wish they could add some hiking trails to the peninsula across the cove
https://media.licdn.com/dms/image/D5622AQG3y461Lbs33g/feedshare-shrink_2048_1536/0/1694621459225?e=1697673600&v=beta&t=2OPeB00EnEu6aFNPxSSOiWsVtfiMV7KTm9v_e2OS7DM

Recent aerial view showing the new developments. Wish they could add some hiking trails to the peninsula across the cove
https://media.licdn.com/dms/image/D5622AQG3y461Lbs33g/feedshare-shrink_2048_1536/0/1694621459225?e=1697673600&v=beta&t=2OPeB00EnEu6aFNPxSSOiWsVtfiMV7KTm9v_e2OS7DM

Just curiosity but anyonw knows who owns the house that is much larger and its off to bottom right with its own dock? Is it part of development?

Just curiosity but anyonw knows who owns the house that is much larger and its off to bottom right with its own dock? Is it part of development?

That is Carlton Landing Community Church

So it’s the Lord’s house.

I got a chance to go to Carlton Landing a few weeks ago and stay at a friends house out there. I looked at the website and I can't believe how much more they have to build. Below is the original plan and the highlighted portion is what they have built on or are in the process of building on. Eye balling it, I would say they are about 20% into it.

19009

i'm not sure if there's a story behind it, but there seems to be a huge uptick in properties for sale in carlton landing...there are easily dozens of listings currently on the market (excluding empty lots) whereas in the past few years there have been maybe 3-4 at a time.