Orange County Public Schools officials on Jan. 6, 2026 reviewed a draft purchase‑and‑sale agreement with Dr. Phillips Charities for the 117‑acre Hungerford property in Eatonville that would set the purchase price at $14,000,000, with $1,000,000 paid at closing and up to $13,000,000 forgiven if the charity completes defined community projects.

General counsel John Palmerini told the board the agreement ties forgiveness to specific milestones: $5,000,000 would be forgiven after construction of a community green space and an outdoor covered pavilion of at least 4,000 square feet (construction to begin within two years and be completed within one year of commencement); $5,000,000 would be forgiven for an early learning center of no less than 3,000 square feet, permitted and occupying within three years; $2,500,000 would be forgiven if a community hub/healthcare facility is approved and built within the contract schedule; and $500,000 would be forgiven tied to identifying and donating a town hall/history museum parcel. Palmerini said the inspection period for the buyer is 180 days and closing would occur 45 days after that period; the agreement otherwise sells the property 'as is.'

The draft also includes affordable‑housing commitments that would reserve deed‑restricted single‑family homes and portions of multifamily housing for Eatonville residents, Orange County Public Schools instructional and support staff, and first responders. Palmerini said approximately 4 to 6 acres would be set aside for multifamily affordable housing, and deed restrictions could include resale or occupancy limits; the town would have 90 days to consider and vote on proposed affordable‑housing development or the designation would expire.

Representatives of Dr. Phillips Charities described governance and oversight arrangements. Terry Prather, chair of Dr. Phillips Charities' board, and Ken Robinson, president and CEO, said they have begun creating an advisory committee to act as a conduit between the charity and Eatonville residents and that the committee would have active working responsibilities and transparency over project spending. "Dr. Phillips will not [profit]," Robinson said, describing the organization as a nonprofit community builder. The charity said the overall effort is expected to be a decade‑long undertaking.

Eatonville town officials and council members pressed the board for stronger protections and more time to review the draft. Town counsel Andrew Hahn asked for at least a 90‑day extension so the town could review terms, coordinate with Dr. Phillips Charities and ensure the proposal aligns with Eatonville’s comprehensive plan and tax‑base goals. Councilwoman Wanda Randolph told the board the $14 million figure "is highway robbery," saying the town needs a path to long‑term fiscal stability and a stronger role in deciding what happens to the land.

Board members split over the request for delay. Several members said postponement could jeopardize momentum and risk leaving the property idle or vulnerable to other claims; others said they want clearer contract language on amendments, a tighter definition of the charity's "commercially reasonable, good faith efforts," and options such as a town right of first refusal in the event Dr. Phillips attempts to sell portions of the land later. Palmerini said staff will seek to negotiate clarifying language with Dr. Phillips Charities and return any agreed amendments to the board for approval.

The draft preserves local land‑use controls: project approvals that require comprehensive‑plan or zoning changes would still need the town’s process, Palmerini said, and the parties expect to work together on those steps. He also summarized prior history: earlier RFP processes and a protracted series of negotiations and litigation dating back to 2010, including a settlement that removed a prior use restriction tied to the property.

No action was taken at the work session and there was no public comment period; the board did not vote. Counsel said the draft had been provided to the board and the town in mid‑December and that staff would work with Dr. Phillips Charities this week to seek any agreed edits before the next board meeting. The board directed staff to return with any proposed amendments or, if none are agreed, to present the unmodified agreement for the board’s consideration.

What happens next: the board may place the purchase‑and‑sale agreement on a future action agenda after staff negotiates language with the charity; Eatonville leaders asked the board to delay final execution to allow local review and potential contract adjustments.

Sources: Presentation and Q&A at the Orange County Public Schools work session on Jan. 6, 2026.