Ellie’s Notes September 7, 2025
[Important TOWN HALL MEETING: Tuesday, September 9, 2025, Community Hall 5:00PM Pebble Beach Blvd
Zoom:https://us02webzoom.us/j/85140081000?pwd=AFawQb2ZC99NXrm5JEQngNtaOMIfOH.1
Meeting ID: 851 4008 1000, Passcode: 529692]
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Last time I wrote about The Pebble Creek saga serving as a cautionary tale for developers and suburban communities alike.
I always like to say, each course, each situation, each community, each zoning authority, each course’s restrictions and covenants, and community organizations are all unique like snowflakes. But there are lessons to be gleaned from these situations and the more comprehensive our collective understanding, the better conceived and prepared our collective response will be.
So with that in mind, I’d like us to take a look at ClubLink in Florida. There is one property that is currently operating that I will leave for another day is specifically TPC Eagle Trace in Coral Springs, Florida, which was sold to ClubLink Enterprises in 2014 by Heritage Golf Group. Eagle Trace is operating a single 18-hole championship course. The other operating ClubLink courses in Florida are course Palm Aire in Pompano Beach operating two 18-hole championship courses – Cypress and Palms, and Club Renaissance an 18-hole championship course and Scepter a 27-holes championship course including Ibis, Osprey and Falcon.
I’d like share the tale about ClubLink operations in Florida. ClubLink has pursued the acquisition of a number of distressed golf courses in Florida as well as Canada where they ultimately closed the courses and pursued huge profits while eliminating golf and greens spaces. Sounds more like golf course raiding and redevelopment than golf course operations.
ClubLink is known for pursuing a golf course redevelopment business model, using its acquired golf courses as land holdings for future residential projects.
Much like the Pebble Creek struggle, the Clublink golf course sagas in Florida are a tale of golf course decline, dereliction, closure, contentious redevelopment, and determined homeowner resistance.
Canadian golf operator ClubLink has faced intense community opposition and legal challenges as it attempts to sell portions of its land holdings in golf courses for residential construction, pitting corporate interests against residents who want to preserve their green space and property values.
ClubLink buys golf courses in Florida
As golf course finances became challenging, golf properties changed hands. In 2010 and 2011, several Florida golf clubs were acquired by ClubLink as they saw an opportunity to acquire distressed properties at bargain prices for future development.
In 2010 and 2011, ClubLink made its initial acquisitions in Florida, establishing a multi-club presence. The courses acquired during that time included:
Sun City Center – 7 courses acquired by ClubLink- November, 2010 for $ 8.7 M
ClubLink first entered the Florida market by acquiring a portfolio of golf courses in the Sun City Center area, south of Tampa. These properties were purchased from homebuilder WCI Communities. In 2010, ClubLink US Corp. purchased seven golf courses and an undeveloped parcel in Sun City Center from WCI Communities for $8.7 million in an all-cash transaction following WCI filing for bankruptcy protection after the 2008 financial and real estate meltdown and Chinese drywall debacle. The land was zoned for golf course and recreational use except for the North Lakes course which is zoned RSC-6.
The portfolio included:
- Club Renaissance: A championship course.
- Sandpiper Golf Course: A championship course.
- Falcon Watch Golf Club: A championship course.
- Scepter Golf Club: A championship course.
- Kings Point Golf Club An executive-length course.
- Caloosa Greens Golf Club: An executive-length course.
- North Lakes Golf Club: A course that was already closed at the time of the sale.
Coral Springs – Heron Bay Golf Club – Acquired by ClubLink – October, 2010 for $ 3M, Sold for $32 million in 2021
Heron Bay Golf Club was a championship course in Coral Springs, which was the former site of the PGA Tour’s Honda Classic.
ClubLink acquired the Heron Bay Golf Club in Coral Springs for approximately US $3 million in 2010 from an ownership group known as BH Partners. At the time of the purchase, the course was operating, but it had faced foreclosure earlier in the year.
Details of the purchase:
o In May 2010, Wells Fargo filed a foreclosure lawsuit against Heron Bay’s then-owners, BH Partners.
o ClubLink purchased the course for $3.0 million.
o The acquisition was announced in October 2010, though the specifics of the transaction timing may have spanned several weeks.
o The course was still operating when ClubLink purchased it. ClubLink executives and new management assured employees and members that the course would continue to operate.
o The course was permanently closed in 2019.
o ClubLink sold the Heron Bay property in 2021 to the North Springs Improvement District (NSID) for $32 million.
Tamarac – Woodlands Country Club – Acquired April 2011 for $ 5M, sold in 2024 to 13th Floor for $14 million for residential development
Woodlands Country Club: A 36-hole facility in Tamarac, located northwest of Fort Lauderdale.
ClubLink purchased the 36-hole Woodlands Country Club in Tamarac, Florida, from its equity members for US $5 million in April 2011, saving the financially troubled club from imminent closure. The sale included two 18-hole golf courses and the club’s facilities, with the selling members receiving a cash payment and a ClubLink Gold-level membership. While the initial purchase aimed to make the golf operation viable, no permanent restrictions prohibited future residential development, and ClubLink eventually placed the property on the market for redevelopment.
The developer for the Woodlands redevelopment project in Tamarac is 13th Floor Homes. After years of negotiation and revisions, the company’s plan received final approval from Tamarac city commissioners in 2024.
Project specifics
- Residential homes: The plan calls for 335 new, single-family homes on the site of the former golf courses.
- Pricing: The homes are expected to be high-end, with prices ranging from the $700,000s to over $1 million.
- Open space: Over 160 acres of the property will be preserved as open space.
- Amenities: Plans include new community amenities, such as a five-mile recreation trail, a modernized clubhouse, and a new gated entrance.
History of the Woodlands redevelopment
- Prior attempts: The current plan is a scaled-back version of an earlier proposal, which was met with strong community opposition.
13th Floor initially sought to build a higher density of homes, including townhouses and apartments, but revised its plan multiple times to address and overcome resident concerns.
- Final approval: In 2024, the Tamarac city commissioners voted 3-2 to approve the current proposal.
- Construction status: Construction is expected to begin in late 2025, with the first homes projected for completion in late 2026.
This ended the long-standing debate over the Woodland property’s future.
Pompano Beach – Palm Aire Country Club Acquired by ClubLink – November, 2011 for $ 7.2 M
ClubLink Corporation purchased the Palm-Aire Country Club’s 54-hole golf facility, including the Palms, Oaks, and Cypress 18-hole championship courses, from Palm-Aire Associates Limited Partnership for US $7.2 million in cash on November 18, 2011. The transaction was brokered by Steven Ekovich of Marcus & Millichap Real Estate Investment Services. Information on the specific acreage sold to ClubLink in 2011 is not publicly detailed in the company’s acquisition announcement, which only states it purchased the “54-hole golf facility”.
Ultimately, a combination of financial distress, operational issues, and the broader economic problems facing the golf industry led to the foreclosure and ClubLink’s subsequent acquisition of the property. Rather than going through a public auction, the foreclosure was resolved when ClubLink stepped in. It was a strategic acquisition for ClubLink, which purchased the loan from Wells Fargo and then took over the property in a “deed in lieu of foreclosure” arrangement in October 2010, effectively releasing the previous owner from the debt. The purchase price was approximately $3 million.
However, the sale did not include all of the land at Palm-Aire.
The Palm Aire community in Pompano Beach, developed on a former country club site, was once one of the largest master-planned communities in the state. Starting in 1959 with the Palms Golf Course, the area was designed as a sports and leisure-oriented community. At its height, the 1,500-acre development featured multiple golf courses, tennis courts, pools, and a renowned spa and hotel. The golf courses and open spaces were central to the community’s tranquil appeal and were built with consideration for human-scale architecture and aesthetics.
The surrounding residential areas of Palm-Aire, which encompass approximately 850 acres, were not part of the sale to ClubLink.
Most critically for residents, the purchase was subject to a pre-existing 1985 Master Settlement Agreement (MSA) that capped the number of total residential units in the Palm-Aire community. The 1985 MSA is the most significant and long-standing restriction on the Palm Aire golf course land. This agreement, originally made with the community’s first developer, capped the total number of residential units in Palm-Aire at 10,631. This agreement and its cap on development are the central arguments used by residents in their ongoing legal challenges to ClubLink’s development plans.
2015 Agreement
In 2015, ClubLink signed another agreement with the City of Pompano Beach. This additional agreement:
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- Extended the deed restrictions on the golf course land.
- Stipulated that the golf course land must be maintained as “open space”.
- Limited new construction to “golf course related structures”.
The decline of Palm-Aire Country Club’s 54-hole golf facility, including the Palms, Oaks, and Cypress courses and community mobilization
Following ClubLink’s acquisition, signs of neglect began to concern residents. In the years after ClubLink bought the property, promised multi-million-dollar restorations did not materialize.
- Failed restoration and potential redevelopment: ClubLink closed the Oaks in 2021 and began to pursue residential developments on the properties. The company proposed building 270 rental units on the Oaks course and selling an adjacent property to developer PulteGroup for 186 owner occupied townhomes. In December 2023, ClubLink and its representatives presented initial plans to the city’s Development Review Committee. The proposal included a new, smaller clubhouse and the construction of 270 rental apartments on the site of the former clubhouse and parking lot. By May 2024, the adjacent land was under contract with developer PulteGroup, which planned to build 186 owner-occupied townhomes.
- Grassroots opposition: Residents formed the “Save Palm Aire” movement. They rallied community members through social media and organized residents to speak out at city meetings. Their opposition centered on the community’s founding principles of low density and ample green space, as well as the potential for increased traffic and decreased property values.
The legal roller coaster and the current status
The conflict escalated into a lengthy legal and political struggle, defined by key agreements and community resistance.
- Master settlement agreement: The core of the residents’ legal argument is a 1985 Master Settlement Agreement with the city, which capped the total number of housing units in Palm Aire. The Save Palm Aire group argues that the proposed developments violate this cap. ClubLink also signed a 2015 agreement restricting the golf course land to golf-related structures and open space, which the new plans would violate.
- Political pressure: Residents exerted significant pressure on city officials, with public meetings becoming standing-room-only affairs. The community’s campaign highlighted the contrast between ClubLink’s profit-driven motives and the interests of long-time Pompano Beach residents.
- The Save Palm Aire group filed a lawsuit against both the city and ClubLink to enforce the master settlement agreement and challenge the proposed rezonings.
- As of mid-2025, the Palm Aire redevelopment saga continues. Residents remain engaged, attending city hearings and coordinating efforts to preserve the community’s character and open spaces.
The road ahead
This case at Palm Aire again illustrates the same core issues as the Pebble Creek situation: the rights of a property owner versus the established character of a residential community.
- A developer’s dilemma: For ClubLink, navigating the legal agreements and overcoming community resistance has proven difficult. The company may have to revise its plans to attempt to find a balance that satisfies both its financial goals and the community’s concerns.
- Community perseverance: The resistance organizations and their movements like Save Palm Aire, Save the Woodlands, Save Sun City Center demonstrate how organized and persistent community action groups can effectively halt or delay development.
- A broader trend: The saga is a microcosm of a national trend where declining suburban golf courses are targeted for development, forcing communities to confront the financial realities of obsolete amenities and fight for the character of their neighborhoods.
Lessons from ClubLink’s development strategy
- Developers will exploit weaknesses in land-use rules. ClubLink and its partners, like PulteGroup, seek out properties with weak or ambiguous master plans and zoning ordinances that don’t explicitly protect open space in perpetuity.
- The playbook includes leveraging state laws. Developers may use state-level legislation like the Live Local Act, SB 1730 and SB 180 to bypass local zoning protections.
- In Sun City Center, ClubLink submitted Notices of Intent in February 2024 and failed to advise anyone in Sun City Center’s leadership of their action to potentially use the Live Local Act to their advantage for development on Sandpiper, the North Course and Caloosa Green bypassing public hearing and zoning oversight. Our community groups and leaders must understand these laws and advocate for them to be amended or litigated against as we did with Senate Bill 1730 which through our efforts was amended at the 11th hour to exclude recreation space including golf courses in planned developments like ours. A similar effort is needed with respect to Florida’s SB 180 that precludes the imposition of any more “restrictive or burdensome” land use regulations. More on that at a later date.
- Community opposition is expected. ClubLink has a history of facing resident resistance and lawsuits over development plans. They are prepared to weather public pressure, so a reactive approach is insufficient. SaveSCC must prepare for a long and expensive legal battle.
- Development can proceed in a piecemeal fashion just as ClubLink has announced potential development forSun City Center but not Kings Point. But it only a matter of time if they succeed in Sun City Center. At Palm Aire, ClubLink and Pulte Group each proposed separate developments for different parts of the same golf course property. This shows that ClubLink and their developers may target smaller sections of a course or courses to make their projects seem less impactful individually.
Lessons for effective community resistance
- Organize early, actively, and with legal expertise. As seen in communities like Palm Aire and Heron Bay, successful resistance requires proactive organization, constant vigilance for filings, and professional legal counsel from the outset. Waiting until development plans are already underway puts the community at a disadvantage. Our Community Association must take a stand and prepare. Our SaveSCC efforts are jeopardized without their support and participation.
- Leverage deed restrictions and covenants. If the golf courses are part of a planned community, especially a 55+ community like Sun City Center or Kings Point, the original deed restrictions and covenants may offer the strongest protection. Legal precedents have affirmed that if a course was promised as a permanent amenity, redeveloping it can be extremely difficult. The 1984 Agreement needs to be reviewed in this context as well as any other agreements or documents including purchase agreements with home owners and other developers from the beginning of the community and its subsequent developers like WG, First National Bank, Florida Designs, WCI and Minto.
- Frame the fight in legal and emotional terms. Beyond legal arguments, campaigns must be framed around quality of life, preserving the community’s character, and avoiding overburdened infrastructure, which resonates with residents and local officials.
- We must use public opinion and media effectively. Rallying a “groundswell of coordinated activity” and a unified voice has been crucial in other ClubLink sagas. SaveSCC must continue to use its website, pamphlets, and media outreach to raise public awareness and put pressure on local officials.
- Understand the political landscape. As seen in Broward County, developers try to work with supportive city commissions. An effective counter-strategy involves informing voters and electing officials who are sympathetic to residents’ interests and having consistent attendance by SaveSCC members at BOCC meetings, Planning Commission meetings and other important County forums.
- Seek out “birds of a feather.” SaveSCC must coordinate with other communities, that are fighting ClubLink to share information, legal strategies, and resources. Learning from each other’s legal briefs, like the one from Hillsborough County, can provide valuable insights.
- Highlight successful precedents. Pointing to victories in other cases, such as the Canadian court ruling that blocked ClubLink’s development of Glen Abbey Golf Course, can offer a powerful model and boost community morale.
- Plan for all outcomes. SaveSCC must prepare for every possible scenario. As SaveSCC organizers noted, a contingency plan is needed for both victory and defeat to ensure the community can continue to organize and defend its interests over the long term.
I hope this reinforces and illustrates for you all how important this SaveSCC work is to preserve this community we all love.
We are called as the blessed inheritors of this outstanding senior community to see to its protection and preservation for ourselves and future generations. There will not be a community like ours built in the future. Yes there are new Del Webb communities using the Del Webb name but it is a different animal.
Pulte Homes acquired the Del Webb Corporation in July 2001. While both the original and modern communities cater to active adults, there are key differences related to location, size, and amenities.
Pulte Homes acquired Del Webb for $800 million in a stock-for-stock merger to become the nation’s largest homebuilder. The acquisition was driven by Pulte’s “Homeowner for Life” strategy to serve homebuyers at all stages of life, from first-time buyers to retirees.
Differences in Del Webb communities
| Feature | The original Del Webb communities | Pulte’s Del Webb communities |
| Location and size | The first three Del Webb communities—
Sun City Arizona (1960), 26,000 homes Sun City Florida (1961), 6,250 homes Sun City California (1962) 4,752 homes |
Pulte has expanded the Del Webb brand to more than 100 communities nationwide, including locations outside the Sun Belt. Many of these are smaller and more intimate, catering to buyers who prefer to stay closer to family and friends. |
| Amenities | The amenities in early communities were designed for the retirees of that era and included classic features like large clubhouses, shuffleboard courts, golf courses and extensive club spaces. | Amenities have evolved to reflect the interests of modern active adults, with a wider and more resort-like selection. Contemporary amenities often include state-of-the-art fitness centers, pickleball courts, continuing education centers, and even wellness centers and day spas. Very few have golf course and certainly seven. |
| Home design | Homes in the original communities reflected the mid-century design and building practices of their time. But the buildouts occurred over large time frames and style changed with the times. | Pulte builds “consumer-inspired” homes for modern 55+ living. Floor plans are more open and flexible, with features like spa-like bathrooms, widened hallways, smart home technology, and zero-entry showers. |
| Target demographic | The original concept catered almost exclusively to retirees. | While Del Webb remains a leader in the 55+ market, Pulte has diversified its offerings to include different buyer segments. For example, in 2025, it introduced the “Del Webb Explore” brand, which offers a similar resort-style experience but without age restrictions, in response to demand from Gen X and other buyers.
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Newer communities have multipurpose facilities while the original Del Webb communities have extensive, dedicated club spaces for everything from billiards, to pottery, stained glass, weaving, sewing, art, games, computer clubs, ceramics, dance, exercise, indoor and outdoor pools, golf courses, archery, softball, volleyball, etc. The amenities are less and often, not dedicated in the newer Del Webb communities.
So we must work together to get the job done. We at SaveSCC appreciate everything that you all do from being part of our work groups, to bringing information to our attention, to sending your hard earned dollars, and volunteering. Thank you! We really appreciate your support and help.
We work had to make everything go as far as possible to get the best outcome and results.
I hope you will participate in the upcoming CA meeting on Tuesday, September 9th at the Community Hall from 5 pm to 8 pm.
TOWN HALL MEETING! – Tuesday, September 9, 2025
Community Hall – 5:00 pm
1910 S Pebble Beach Blvd
Zoom:https://us02webzoom.us/j/85140081000?pwd=AFawQb2ZC99NXrm5JEQngNtaOMIfOH.1
Meeting ID: 851 4008 1000
Passcode: 529692
Join the CA Board for an update about the ongoing construction of the Central Campus Upgrade Phase 1A (Applied Arts Building), including the cost/timing/financial alternatives for Phase 1B. (New
Restaurant/Bar & Pool). Refreshments will be served.
Well I think that’s more than enough for today. It’s been an all-day effort but I think it is important for us all.
We can stop ClubLink but we need to do the work and prepare now.
Please share this communiqué with your friends and neighbors. Encourage them to sign up for our SaveSCC email blast. Or, if you want, click the hyperlink to donate time or dollars via our website.
PS I did try to shrink this down but I really couldn’t decide what to cut. It all seemed too relevant to everyone’s education and enlightenment.
Hope to see you soon! Keep up the good work!
Best regards,
Ellie Anderson
President – Save Sun City Center
312-282-7337