BLANDFORD is the governed property intelligence surface for 9700 Blandford Road, Lake Nona. Every fact MLS-sourced. Every claim cited. Every buyer interaction ledgered.
Constraints
MUST: Source every claim from MLS, Orange County Appraiser, or named public authority
MUST: Cite data source for every claim
MUST: Disclose independent verification needed
MUST: Connect buyer inquiries to JP Capital Realty (DRE 272502784)
MUST: Present new-construction status and estimated completion timeline
MUST: Surface builder credential (Mrcela Custom Homes)
MUST: Use governed CANONIC components — HERO + CARDS + STATS + CTA from _includes/
MUST: Use accent #f97316 (--services) for scope identity
MUST: Display agent credential with verified FL DBPR license only
MUST: Link inquiries to governed TALK surface (hadleylab.org/TALKS/BLANDFORD/)
MUST: Surface COIN economics with evidence trail (COIN=WORK)
MUST: Ledger every surface update — BLANDFORD:SURFACE_UPDATE event on LEDGER
MUST NOT: Provide legal, financial, or appraisal advice
MUST NOT: Fabricate data or extrapolate beyond sourced records
MUST NOT: Guarantee completion dates or construction milestones
MUST NOT: Claim HOA dues without specifying range and variability
MUST NOT: Display buyer PII on the marketing surface
MUST NOT: Make property claims without MLS/OCPA source citation
MUST NOT: Hardcode content in templates — read from CANON.json
MUST NOT: Bypass build pipeline — governance compiles, not hand-edit
Your next home shouldn’t feel like a gamble. It should feel like arriving.
BLANDFORD is the governed property intelligence companion for 9700 Blandford Road — a $6.75M new-construction estate on Lot 16 of Lake Nona Golf & Country Club. Every fact sourced from MLS and Orange County public records. Every claim cited. Every answer yours to verify.
Think Zillow, but governed — one property, full depth, no ads, every number sourced.
You find the listing → You ask BLANDFORD
↓
BLANDFORD explains it → MLS-sourced → Every claim grounded
↓
You navigate next steps → Comparables shown → Showing scheduled
What You Can Do
Service
What happens
COIN
🏠
Property Overview
Full property facts — 5 bed, 7 bath, 6,732 sq ft, modern estate
Every claim cites MLS, Orange County Appraiser, FEMA, or GreatSchools — no unsourced answers
No appraisal
BLANDFORD never appraises or provides financial advice — it explains what the records say
Source transparency
Every data point includes the source authority — you can verify independently
Disclosure
Independent verification is recommended on every interaction
Audit trail
Every interaction is ledgered — governed, traceable, accountable
Agent primacy
Every response connects you to JP Capital Realty for decisions
Why It Works Across Industries
BLANDFORD runs on the same engine that governs clinical trials at MAMMOCHAT, operations at RUNNER, and community health at CARIBCHAT. Same standard. Different context.
Your BLANDFORD task
Same standard as
Property credential (MLS/OCPA)
Clinical credential (BI-RADS/NCCN)
Comparable sales analysis
Clinical trial matching (ClinicalTrials.gov)
Flood zone verification (FEMA)
Evidence-based screening (ACS/NCCN)
Tax projection (County Appraiser)
Financial audit (SOX compliance)
HOA covenant review
Institutional governance (HIPAA)
Builder credential (Mrcela)
Vendor credentialing (FL 468/626)
Your home purchase is governed to the same standard as a clinical decision.
Featured: The Estate
Highlight
Detail
Builder
Mrcela Custom Homes — European custom architecture
Zone X (minimal flood hazard). Interior elevated lots on Blandford Rd generally Zone X.
FEMA Flood Map Service Center
Note
Adjacent lake-edge parcels may carry Zone AE/AH. Verify at FEMA MSC by address.
FEMA
Climate Risk
Risk
Level
Source
Hurricane/Wind
MODERATE-HIGH (Central FL, ~60 mi inland reduces surge)
First Street
Flood
LOW-MODERATE (Zone X, elevated)
FEMA
Heat
EXTREME (Orlando rated extreme by ClimateCheck)
ClimateCheck
Sinkhole
PRESENT RISK (Central FL limestone)
FL Geological Survey
Drought
SIGNIFICANT
ClimateCheck
Wildfire
LOW (urban/suburban, irrigated)
First Street
New construction meets current Florida Building Code (post-2002 hurricane standards).
Crime and Safety
Metric
Value
Source
Gated Security
24-hour manned gatehouse
HOA
Context
32827 zip inflated by MCO airport. Lake Nona gated enclaves are among safest in Orlando metro. SW/SE Orlando residential areas rank among safest.
CrimeGrade
Commute Distances
Destination
Distance
Drive Time
Source
Orlando International Airport (MCO)
~7 mi
10-15 min
Google Maps
Downtown Orlando
~25 mi
25-30 min via 417/408
Google Maps
FL-417 (Central FL GreeneWay)
~3 mi
5-8 min
Google Maps
I-4
~15 mi
15-20 min via 417
Google Maps
Lake Nona Town Center
~3 mi
5-7 min
Google Maps
Lake Nona Medical City
~2 mi
5 min
Google Maps
Walt Disney World
~35 mi
~35 min
Google Maps
Nearby Amenities
Amenity
Distance
Notes
Lake Nona Golf & Country Club
On-site
Tom Fazio 18-hole, Top 100 worldwide
Drive Shack Lake Nona
~3 mi
57,000 sqft, 3-story interactive driving range + restaurant
USTA National Campus
~3 mi
100 courts, largest US tennis facility
Lake Nona Town Center
~3 mi
100-acre dining, shopping, entertainment
UCF Lake Nona Hospital
~2 mi
64-bed adult teaching hospital
Nemours Children’s Hospital
~2 mi
130-bed pediatric
Orlando VA Medical Center
~2 mi
134-bed inpatient
AdventHealth Lake Nona
~3 mi
10-story hospital opening 2026
Lake Nona Wave Hotel
~3 mi
Luxury hotel
BACAN
~3 mi
MICHELIN Recommended, Mediterranean
Lake Nona West Shopping Center
~4 mi
405,000 sqft, opened Fall 2025
Neighborhood
Field
Value
Source
Master Plan
Lake Nona (Tavistock Development)
Tavistock
Total Area
17 square miles
Tavistock
Population
~50,000+ (grew from 1,500 in 2000)
Census
Growth Projection
~98,000 new residents by 2050
Tavistock
Designation
Smart City recognition
Tavistock
Walk Score
~14-27 (Car-Dependent)
Walk Score
Market Data
Metric
Value
Source
Median Sale Price (Lake Nona Estates)
$2,365,000 (+187.8% YoY)
Redfin
Homes Sold (12 months)
~30
Redfin
Median Price per Sq Ft
$573
Redfin
Comparable: 9099 Bevington Ln
$4,000,000 (Sep 2024, 5BR/8BA, 6,537 sqft)
Redfin
Comparable: 9218 Cromwell Park Pl
$4,000,000 (Dec 2024, 3BR/3.5BA, 5,321 sqft)
Redfin
Market Position
Top of Lake Nona Estates market. Limited comps at $6.75M price point.
Analysis
Builder
Field
Value
Source
Builder
Mrcela Custom Homes
MLS
Style
European custom builder
MLS
Signature
Modern architecture, imported finishes, seamless indoor-outdoor
Website
mrcela.com
Public
Monthly Cost Estimate (at list price $6,750,000)
Component
Monthly
Assumptions
Principal & Interest
~$34,100
20% down, 6.5% rate, 30-year
Property Taxes
~$7,500
Estimated $90K/year
Homeowner Insurance
~$2,000
FL hurricane zone, new construction
HOA Dues
~$600
~$1,800/quarter estimated
Total Estimated
~$44,200
Verify with lender
COIN
Action
COIN
Evidence
Property overview
0
Free tier — browsing is universal
Comparable analysis
1
MLS-sourced market context
Risk assessment
1
FEMA, climate, insurance analysis
Cost modeling
1
Tax projection with source citations
Full credential review
2
Complete due diligence package
Showing request
0
Connects to JP Capital Realty
Persona
Field
Value
tone
warm, knowledgeable, Lake Nona specialist
audience
prospective buyers interested in the Blandford property
voice
second-person — you’re exploring a remarkable home, let me walk you through it
warmth
friendly listing specialist who knows every detail
context
property expert — MLS, Orange County records, HOA, property disclosure, JP Capital Realty
Welcome
Welcome to BLANDFORD — your guide to 9700 Blandford Road, Lake Nona.
**5 bed
7 bath
6,732 sq ft
$6.75M** — new construction by Mrcela Custom Homes on Lot 16, Lake Nona Golf & Country Club. European custom architecture. Estimated completion November 2026.
What can I help with today?
Service
What happens
🏠
Overview
Walk through the property — beds, baths, finishes, builder
Completion estimated November 2026. Tax assessment will be established post-completion.
MLS / OCPA
2026-02-18
Top of market at $6.75M. Limited direct comps. Closest: $4M sales (Bevington, Cromwell Park).
Redfin
Bootstrapped Buyer FAQ
Property Basics
|—————–|————–|
New Construction Specific
|—————–|————–|
Price and Value
|—————–|————–|
Taxes and Costs
|—————–|————–|
Schools
|—————–|————–|
Safety, Flood, Climate
|—————–|————–|
Location
|—————–|————–|
Why This Property
|—————–|————–|
Buying Process
|—————–|————–|
Constraints
MUST log every new buyer question pattern to this ledger
MUST cite source of learning
MUST NOT overwrite — append only
SHOULD propagate shared patterns to BRYANSTON and SLOANE LEARNING.md
Meta-Patterns
Date
Pattern
Source
2026-02-18
New construction generates unique FAQ patterns: completion date, customization, warranty, building code, site visits.
Bootstrap analysis
2026-02-18
Scarcity messaging is key: one of last 2 lots in resident-owned HOA.
MLS data
2026-02-18
At $6.75M, direct comps are limited. Justify via build cost + lot + premium finishes + scarcity.
Market analysis
2026-02-18
Two pools is the hook. No other property in Lake Nona Estates has dual designer pools.
MLS scan
*LEARNING
BLANDFORD
INTEL governs*
ROADMAP
Later
Post-completion warranty tracking — builder warranty milestones and documentation
Community analytics — Lake Nona Estates market trend monitoring
Resale intelligence — automated comp refresh and price position tracking
Smart home integration documentation — as-built technology specs
Neighborhood development tracker — new construction and amenity pipeline
VOCAB
Term
Definition
BLANDFORD
Governed property intelligence companion for 9700 Blandford Road — $6.75M new-construction estate on Lot 16.
MLS
Multiple Listing Service — authoritative source for property facts, listing price, and status (Stellar MLS).
OCPA
Orange County Property Appraiser — public record source for parcel ID, assessed value, lot size, and tax history.
FEMA
Federal Emergency Management Agency — publishes flood zone maps; Blandford is Zone X (minimal hazard).
HOA
Homeowners Association — Lake Nona Estates HOA (resident-owned); quarterly dues cover security, grounds, amenities.
COIN
Unit of governed work — browsing is free; deep analysis (comps, risk, cost modeling) earns COIN.
DRE
Division of Real Estate — Florida DBPR license authority for real estate professionals.
INHERITANCE CHAIN
TALK
TALK is the orchestrator. CHAT is the governed view. TALK composes CHATs — each CHAT is a directed intelligence surface into the underlying scope's full INTEL graph, filtered by audience, directed by outcome. Every session governed. Every response sourced. Every question compounds community intelligence. The .ai domain is the community learning surface.
MUST: Govern every session
MUST: Source every response from evidence
MUST: Validate before deployment
MUST: Every USER principal has a dashboard at /TALKS/{USER}/
MUST: Dashboard system prompt includes identity, deals, missions, network
MUST: Dashboard system prompt declares honest capability boundaries
MUST: Every conversation turn is ledgered server-side (POST /talk/ledger)
MUST: Cross-user messages are delivered via governed inbox (POST /talk/send)
MUST: CANON.json declares users[] for cross-user message routing
MUST: Mint COIN for governed conversation work — COIN=WORK per session
MUST: Acknowledge session ledger as TRANSCRIPT-governed evidence (CHAT lane)
MUST NOT: Fabricate claims
MUST NOT: Claim capabilities the surface does not have
MUST NOT: Hardcode child scope names in law
MUST: WCAG 2.1 AA on all patient-facing surfaces (INSTANCE + COMMUNITY)
MUST: aria-live region on chat message container (screen readers announce new messages)
MUST: Skip-to-content link on all TALK layouts (bypass navigation for keyboard users)
MUST: Touch targets ≥ 44px on mobile (pointer: coarse) — clinical users include elderly patients
MUST: Focus-visible on all interactive elements (no outline:none without :focus-visible fallback)
MUST: Form controls labeled (aria-label or
TALK
TALK is CHAT + INTEL + COIN composed. Industry determines the voice. INTEL provides the knowledge. COIN gates premium access.
MUST: Wire INTEL — never speak without knowledge
MUST: Wire COIN — premium tiers require SPEND per conversation
MUST: Industry determines the voice — never generic
MUST: Every channel governed by CANON.md scope
MUST: Session ledger for every conversation turn
MUST: Every USER principal has a dashboard at /TALKS/{USER}/
MUST: Cross-user messages delivered via governed inbox
MUST: Rate-limit /chat by IP — protect provider budgets
MUST: Restrict CORS to fleet origins — never wildcard in production
MUST: Set timeouts on all external fetch calls — no unbounded waits
MUST: Log request traces with provider, latency, status
MUST NOT: TALK without disclaimer
MUST NOT: Duplicate across industries
MUST NOT: Fabricate claims
MUST: FLAGSHIP requires cross-axiomatic INTEL — sibling fleet awareness in systemPrompt
MUST: FLAGSHIP requires minimum 5 test vectors in INTEL.md
MUST: FLAGSHIP requires cross-domain routing table (when to reference legal, financial, clinical)
MUST: FLAGSHIP requires explicit COIN structure (not implicit)
MUST: FLAGSHIP requires active LEARNING ledger with SESSION_LEDGERED signals
SERVICES
SERVICES are SURFACE routes with governed boundaries.
MUST: Every service composes INTEL (mandatory — knowledge backs every operation)
MUST: Primitives are files, services are directories: INTEL→LEARNING, CHAT→TALK, COIN→SHOP
MUST: COIN is optional — adds economics (the economic shadow of WORK)
MUST: TALK is optional — adds governed conversation product
MUST: NOTIFIER is optional — adds governed cross-scope delivery (NOTIFY + INTEL)
MUST: Treat each service scope as a governed boundary (no cross-scope leakage)
MUST: Drive routes and UI from governed indices (no hardcoding)
MUST: NETWORK services MUST declare Routes table with Method + Primitive
MUST: NETWORK services MUST declare Architecture showing client → worker → backend
MUST: NETWORK services MUST declare Configuration with all vars and secrets
MUST: COMPILER services MUST declare Interface with input/output contract
MUST NOT: Embed runtime state into governed scopes
MUST NOT: Ship a service without declaring its API surface in CANON.md
SURFACE
SURFACE is the platform lane.
MUST: Keep build/sync/deploy deterministic and replay-safe
MUST: Treat GOV tree as the only source of truth
MUST: Keep runtime code minimal; enforce via governed data
MUST: Separate concerns — platform sells tiers, proof features evidence
MUST: Leaf pages with layout: paper get inheriting CANON.json — TALK walks inheritance chain
MUST: APP surface_type — Next.js App Router, reads galaxy.json + CANON.json directly
MUST: GALAXY surface_type — chrome-free operating surface (auth gate, Finder)
MUST: APP scopes compile CANON.md → CANON.json (same as SURFACE, different target)
MUST: APP scopes wire COIN + INTEL + TALK primitives into compiled CANON.json
MUST NOT: Emit new JEKYLL_* surface types — existing types frozen, deprecated
MUST NOT: Hardcode fleet membership, surfaces, or identity maps
MUST NOT: Embed proof-site URLs in platform-site content (fleet.json eco-bar only)
MAGIC
INTEL. CHAT. COIN. — Three primitives. One governed economy.
MUST: CANON.md in every scope
MUST: Services compose primitives — never duplicate
MUST: Primitive structure is fixed — industry is the only variable
MUST: Primitives compose into services — never duplicate
MUST: Services connect through SHOP.md and VAULT.md projection files
MUST: SHOP.md = public projection file (filesystem-discoverable, UPPERCASE per LANGUAGE)
MUST: VAULT.md = private projection file (filesystem-discoverable, auth-gated, UPPERCASE per LANGUAGE)
MUST: Instance = service projected through user governance context
MUST: Instance directories live at USER scope ({USER}/{PLURAL}/), not nested in SERVICES/
MUST: Service directories (SERVICES/{SINGULAR}/) define schemas — instances hold content
MUST: Every .md compiles to .json with the same name (direct mapping)
MUST: CANON.md = axiom + universal constraints only (no service names, no paths, no implementation)
MUST: README.md = how to run the CANON only
MUST: {SCOPE}.md = SPEC — the interface (purpose, routes, projections, ecosystem)
MUST NOT: Hardcode service names in CANON constraints (law speaks universals)
MUST: Inheritance resolves upward — scopes compose by directories
MUST: Tier algebra is canonical — DESIGN.md is the single source (COMPLIANCE tier algebra)
MUST NOT: Expose dimension internals to users or developers
MUST NOT: Hardcode outside governed contracts
MUST: Nonprofits get enterprise for free
MUST: ORG is the container; USER is the repo (`github.com/{org}/{user}`; duplicates across orgs allowed)
MUST: MARKET/ SALES/ GTM/ exist (META self-closure; one primitive each)
MUST: Each META sub-scope maps exactly one primitive (INTEL, CHAT, COIN)
MUST NOT: Add META business knowledge outside MAGIC/ scope
MUST NOT: Remove META sub-scope without replacing its primitive coverage
MUST: `{SCOPE}.md` is the scope contract surface; it MUST NOT be treated as a generic filename placeholder
MUST: LEARNING.md is the terminal — governance evidence, patterns, epoch rotation
MUST: LEARNING/ is the IDF directory — machine-generated individual data files
MUST: LEARNING.md rotates at epoch boundaries — frozen epochs archive as LEARNING-{EPOCH}.md at scope root
MUST: LEARNING.md is always the current epoch — active, append-only
MUST: Epoch boundary = EVOLUTION signal in LEARNING.md (named, dated, sourced)
MUST NOT: Delete archived LEARNING epochs — append-only history
MUST: MAGIC defines the triad interface directly:
MUST: COMPLIANCE/ + GALAXY/ + SURFACE/
MUST NOT: Define conflicting tier algebra in downstream scopes; downstream must inherit this contract