Where are all these subdivisions in Clermont County coming from? Lately it has been an absolute invasion. Subdivision developers are in it for the long run. They watch for long term growth in areas, usually along interstates or major roads off interstates. Have they snapped up farmland decades in advance, using local individuals as proxies to purchase the land? Then sit on it for years until development comes that way? Is your neighbor of 20 years, secretly a proxy for a subdivision developer?

The information presented here was gathered through meeting minutes, public records requests, or found on Clermont County government websites.

Let's follow some timelines, shall we?

Company J* is owned by a local person and is the agent of 10 shell companies, I–X (roman numerals).

In 2018, Jeffrey Buka requested zoning change on his Goshen 111.47 agricultural zoned land for a PUD (planned unit development = subdivision). The Lakefield Place design plan had two roads terminating into adjacent large parcels of land, one to the north, one to the south. Palace Associates III, a real estate investment company owned by real estate lawyers in South Carolina, owned the southern parcel. Dovetail LLC owns the northern parcel.

April 23, 2019, the developer of Lakefield Place, Beavercreek Site Management, went before the Clermont County Planning Commission to request rezoning of the Buka parcel, Goshen Zoning Case 309. On the EXACT SAME DAY as the Planning Commission meeting, April 23, 2019, J* XIII purchased the large parcel south of the Buka property where the design plan’s terminated road led. The Clerk’s office recorded the sale on April 26, but the Warranty Deed shows the sale occurred on April 23. How did J* VIII know to purchase that property just before the Lakefield Place property was expected to be approved for rezoning? No notices had been sent. At the April 23rd meeting, the Planning Commission recommended denying the rezone. Eventually the Buka property was rezoned, notices were sent and the PUD process began. Despite large outcry from locals in Goshen, development started in 2023.

January 16, 2026, J* VIII sold the parcel to Beavercreek and development has begun on the southern parcel adjacent to Lakefield Place. Now, odds are this development will not be considered “part of Lakefield Place,” but with road access and not governed by the same HOA. Often these adjacent developments will have another similar name. Residents in the new development will not have access to the pools, tennis/pickleball courts and other amenities in the parent subdivision. But it is still one big continuous area of housing.

Fast forward to March 2022. Sadly, Owensville lost two longtime residents, Mr. and Mrs. P*, in February and March 2022. Their estate entered Probate Court. Ms. M P* and Mr. C P* were the beneficiaries of the P* estate, which included 3 sizable properties on SR 276. According to probate records, part of the property had to be sold to complete the case. Probate Court is a long process, and assets are not always available until the case is closed.

On 06/29/2023, J* IV purchased two parcels of land on SR 132. On 07/03/2023 just FOUR DAYS LATER, Mr. T C* purchased seven parcels of land, one on SR 132, six on SR 276. All these properties connect to form one large track of land.

On 10/16/2023, Ms. M P* sold two parcels of her estate to complete the probate case. She kept one parcel which was awarded to her by the court on 10/30/23. Her parcel is adjacent to the properties purchased by J* IV and Mr. C* a mere two and half months ago. The timing of the purchase of these properties is so coincidental. It is almost as if it was coordinated.

Each of the parcel owners, J*IV, Mr. C* and Ms. M P*, requested, and were granted, part of their properties be annexed to Owensville Village, which has sewage. To be annexed, property must touch the village boundary. Before the annexation, most of the properties were in Stonelick Township which has almost no sewage, and whose zoning does not allow for high density PUDs. Now that the properties are annexed, a 205-home, 12 feet apart, subdivision is planned named Boston Village. And who is the developer for the planned PUD Boston Village? None other than Beavercreek Site Development. Coincidence? J*IV/Beavercreek with Boston Village, Owensville, just like J* VIII/Beavercreek with Lakefield Place, Goshen.

Let’s take look at Beavercreek Site Development, 7861 E Kemper Rd, Cincinnati. Beavercreek shares the same address as Zicka Homes. According to the OH SOS website Business Search, the Agent for Beavercreek is Joe Farruggia. Joe Farruggia is married to Mary Zicka, who is the daughter of Edwin Zicka, the founder of Zicka homes. They have a son, Edwin Farruggia. In 2022 Ed Farruggia was the Chairman of Cincinnati Homearama. Homearama highlights new area homes and drives potential home buyers to those new developments. Nice and neat huh?

Have developers been using local residents as proxies to purchase land for future PUD growth? If a local resident buys property, it does not set off warning bells like Zicka Homes. Nothing here is illegal, but it seems highly unethical. Before you know it, a subdivision is planned before folks get a chance to petition or fight back against unwanted growth. Can you image if these developers have proxies all over the county, quietly buying up land in future growth areas?

Here is a little data tip. The “*” is a data wild card. The County Auditors Real Estate has a line under Property Search which explains its use. The “*” also works in most computer search engines. Go to the Clermont Auditor’s website, Property Search By Owner. Input only a few characters, such as “J*” or “C*” etc. The search return will give you all records with the characters you specify and anything after the “*.” Look for local investors or LLCs who have multiple properties. The Tax Map option on the Auditors website will show you an ariel view of properties. See what properties, if connected, would be a significant block of land, such as 100+ acres, near major roads. You may be shocked. Play around with it. Just for fun try “Corcor*.”