New Castle County · Smyrna · #2025-05-05
Tappahanna at Watson Farm
south side of Joe Goldsborough Road, between DuPont Parkway and Duck Creek Road, Smyrna, DE · 434 homes, apartments · 57.0 acres
About this project
A site plan for 434 homes, including 324 apartments and 110 townhouses, on 57 acres south of Joe Goldsborough Road between DuPont Parkway and Duck Creek Road.
Official description: Tax parcel 28-001.00-023, zoned R-3 High Density Residential - Planned Village Community, 324 apartment units, 110 townhouse unity
- Owner
- IPA Tappahanna LLC
- Engineer / designer
- Michael J. Kaszyski, Jr.
- Plan type
- Site Plan Review
- Land use
- HIGH DENSITY RESIDENTIAL - PLANNED VILLAGE COMMUNITY
- Zoning
- R-3 HIGH DENSITY RESIDENTIAL - PLANNED VILLAGE COMMUNITY → N/A
- Sewer
- Municipal
- Status
- Complete
Filing history
- 2025-05-01 · #2025-05-05 · Site Plan Review · 434 lots/units
The full picture AI research · Nov 1, 2026
The developer has filed a site plan for 434 homes on about 57 acres south of Joe Goldsborough Road, between DuPont Parkway and Duck Creek Road in the Smyrna area. The mix is 324 apartments and 110 townhouses. The county's most recent filing is dated May 1, 2025.
The records don't say what is on the land now. The name suggests it is part of the Watson Farm area, which points to farmland or open ground, but no source confirms that.
No news coverage, meeting minutes, hearing notices, developer web page or permit records specific to this project were found online. Nothing is known about opposition, approvals or who might live there. The only related item found was a town subdivision list that names Tappahanna and Watson Farm. It gives no details on this plan.
What it could mean nearby
- Adding 434 homes on 57 acres would bring more cars to Joe Goldsborough Road, DuPont Parkway and Duck Creek Road. No traffic study was found.
- The plan would add rental and townhouse housing, with 324 apartments and 110 townhouses.
- Effects on schools, water and sewer, and open space are not described in the records found.
Where it stands
A site plan was filed with the county on 2025-05-01. No approval or hearing result was found online. Site plans are usually reviewed by planning staff and agencies, then go to a public body for a decision. Construction permits follow approval.
- May 1, 2025 Latest county filing for the 434-home site plan
Who's behind it
IPA Tappahanna LLC
Around the web
- SubdivisionsTown of SmyrnaA town subdivision list that names both Tappahanna and Watson Farm but gives no project details.
Planning terms explained
- Site plan
- A detailed drawing showing where buildings, roads, parking and utilities would go on a property.
- Townhouses
- Attached homes that sit side by side and share walls, usually with their own entrances.
We searched the web for this project but found nothing beyond the county record, so this explanation is based on the filing alone. Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $104.2M
- ~2,604 roofing squares
- ~434 HVAC systems
- ~434 kitchens / 868+ bathrooms
- ~434,000 sq ft of finished living space
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