Developer advances major Sanford apartment project along SR 46 corridor

Royal Palm Companies locked in an $86 million construction loan for Tuscany Village, a 420-unit apartment project planned for 21 acres at 4201 West 1st Street in Sanford near the southwest corner of State Road 46 and Upsala Road. The Miami-based developer, led by Dan Kodsi, is putting one of its largest local bets in the middle of Sanford’s westward growth corridor.

The project was described as a four-story garden-style complex with seven four-story buildings. That scale puts a large block of new rental housing directly on the edge of one of Seminole County’s busiest suburban expansion zones, where State Road 46, Upsala Road and West 1st Street already carry commuters, warehouse traffic and trips tied to nearby development.

The financing for Tuscany Village was first reported in April 2024 and was also noted by The Real Deal and Florida YIMBY. A separate April 2024 update said Royal Palm Companies had filed revised plans for another Sanford apartment project off International Parkway that would include 177 apartments and about 15,000 square feet of retail. Amenities tied to that proposal included a seventh-floor sky lounge, a ground-level swimming pool, workout rooms and recreational facilities.

That project feed illustrates how quickly the developer’s footprint has widened beyond a single site. One social media post tied to the plan said it could add 534 housing units, though the more detailed filing described 177 apartments and retail space. Either way, the mix points to a larger residential buildout in Sanford, not just a single isolated complex.

Royal Palm Companies kept pushing into the area. In July 2025, GrowthSpotter reported that the firm proposed another apartment community on SR 46 in Sanford with apartments and commercial space. Other multifamily proposals have followed around the city, including a 130-unit senior living community near Sanford in April 2025, a multifamily project with retail near Sanford Airport in January 2025, a Live Local affordable housing project in July 2024, and apartments with medical office space near Seminole Towne Center in December 2024.

Taken together, the projects show Sanford’s apartment market is not cooling. For Seminole County, the stakes are straightforward: more rental units could help meet demand in a tight housing market, but each new project also adds more traffic, more strain on road capacity and more pressure on water, sewer and other infrastructure along the SR 46 corridor.