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Resident Information Center

Updates for Peppertree Village Apartment residents.

Welcome. This is a central place for residents and community members to find clear, reliable, and up-to-date information about changes involving the ownership, subsidies and administration of Peppertree Village.

Last updated

See key dates

Latest Update

September 18, 2026

A new letter about the SARA application and your lease

  • You may continue living in your apartment under the terms of your existing lease.
  • The pending SARA application does not alter the requirements or validity of your current lease.
  • The SARA application is expected to be submitted on October 1, the first day it can be. The review has several stages and may take several months, and approval cannot be guaranteed.
  • Residents should not delay lease renewal decisions based solely on the SARA application process.

The letter was drafted by Hallmark, NCCOA, Rep. Aaron Bean's office and the Florida Department of Elder Affairs. See the full timeline

NCCOA staff members Desiree Dinkel and Don Harley with clipboards outside Peppertree Village during the June 17 resident visits
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What you need to know.

We understand that changes involving your home can create questions and uncertainty. Our goal is to make information about these changes easier to find, understand, and access.

Nassau County Council on Aging does not own or manage Peppertree Village. For rent, repairs and anything to do with your lease, please keep contacting the property office at 904-261-6600.

What Is Changing?

The loan that built Peppertree is being paid off.

Peppertree Village was developed with assistance from a loan provided by the U.S. Department of Agriculture (USDA), Rural Development, an Agency of the U.S. Government. The loan is expected to be paid off on January 25, 2027. When the loan is fully paid, Rural Development will no longer oversee the apartment's management, leases, and rents.

Hallmark Management (the owner of Peppertree Village Apartments) is working with state and local governments to provide another housing assistance option. This process is ongoing and we do not have final decisions at this time. Your community leaders are working closely with Hallmark Management to provide a solution.

Key dates

  • October 1, 2026

    SARA application window opens

    Hallmark Management plans to apply for USDA Stand-Alone Rental Assistance on the first day it is eligible. Review may take several months, and approval is not guaranteed.

  • January 25, 2027

    Expected loan payoff

    Once the loan is paid in full, Rural Development no longer oversees the property's management, leases or rents.

  • Up to 4 months after payoff

    Rental Assistance transfer window

    Residents receiving Rental Assistance who move to another Rural Development–financed property in this time can take it with them.

  • Up to 10 months after payoff

    Voucher offers stay open

    Eligible residents receive a Rural Development (RD) Voucher offer at payoff and have up to ten months to decide.

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What Does This Mean for Me?

Your lease still stands.

Based on the notices residents have received so far, here is what you can expect.

Your lease

Your current lease remains valid, and you may keep living in your apartment under its terms. The SARA application doesn't change that.

Your rent

The loan payoff doesn't automatically change your rent, and you'll be told about any change before it takes effect. Hallmark has said its focus is keeping your out-of-pocket rent the same.

What happens next

The SARA application is expected to go in on October 1. The review may take several months, and approval isn't guaranteed. If your lease is up for renewal, please don't put off that decision waiting on SARA alone.

Before you sign anything

Take time to read any new lease, notice or agreement, and ask questions before signing. Anyone listed under Who Can I Contact? can help.

If you are thinking about moving

Hallmark Management's May 22 notice describes the federal options open to residents once the loan is paid off. Not every resident will have the same circumstances or eligibility — wait for official information about how these apply to you, and ask questions if anything is unclear.

Section 8 and other help

If you receive Section 8 or another subsidy toward your rent, it should continue. Only the Rental Assistance (RA) provided by Rural Development ends at Peppertree Village after the loan is paid off.

Taking your Rental Assistance with you

If you receive RA when the loan is paid off and move to another Rural Development–financed property within four months, you are entitled to transfer your RA there.

It cannot transfer to a property already 100 percent subsidized by Rural Development RA or HUD Section 8, or to housing not financed by Rural Development.

Find Rural Development properties

The Rural Development (RD) Voucher

An RD Voucher pays the difference between the comparable market rent for your current apartment and what you now pay toward rent. You can use it to stay at Peppertree, or take it to another rental whose landlord accepts it, as long as that rental isn't already subsidized. To qualify, you must:

  • Be a tenant at Peppertree when the loan is paid off
  • Have an income at or below 80 percent of the area median income
  • Be a U.S. citizen, U.S. non-citizen national or qualified alien

Eligible residents receive an offer letter at payoff, and the offer stays open for up to ten months.

The voucher is issued for a year at a time. It can be renewed as long as you remain eligible and the federal program is funded.

Learn more from USDA (PDF)

More detail is in the Frequently Asked Questions.

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Key Moments

Timeline of events.

Each development since residents were first notified, including NCCOA's work with residents since June.

  1. May 22, 2026

    Residents are notified of the loan payoff

    Hallmark Management notifies residents that the USDA Rural Development loan on Peppertree Village is expected to be paid off on January 25, 2027, and explains the options available to residents.

    Read the notice

  2. June 2026

    A new property manager and emergency number

    Peppertree Village introduces its new property manager. General questions still go to the office at 904-261-6600; a new number, 904-710-6734, is for emergencies.

    Read the notice

  3. June 17, 2026

    NCCOA staff visit residents

    NCCOA staff conduct surveys with Peppertree residents, visiting one-on-one and listening to their concerns.

    NCCOA's Keisha Waddell with a clipboard outside a Peppertree Village apartment during the June 17 resident visits

  4. July 15, 2026

    Hallmark Management shares an update

    Hallmark Management tells residents it is pursuing USDA's Stand-Alone Rental Assistance (SARA) program, and that its focus remains on keeping residents' out-of-pocket rent the same.

    Read the notice

  5. July 28, 2026

    An update in the Peppertree courtyard

    Janice Ancrum visits Peppertree Village to provide an update on assistance, relocation and affordability efforts.

    Janice Ancrum speaking to Peppertree Village residents gathered in the courtyard

  6. August 11, 2026

    Peppertree Housing Assistance Meeting

    Janice Ancrum brings together stakeholders and community leaders at the Janice Ancrum Senior Life Center to discuss the future of Peppertree residents. NCCOA provides transportation from the Peppertree courtyard.

    A full room of residents and community leaders at the Peppertree Housing Assistance Meeting

  7. September 18, 2026

    A joint letter on SARA and residents' leases

    Residents receive a letter about the SARA application and their leases, drafted jointly by Hallmark, NCCOA, Rep. Aaron Bean's office and the Florida Department of Elder Affairs.

  8. September 21, 2026

    Apartment communities tour

    Eight Peppertree residents travel to Aging True's Cathedral Residences in downtown Jacksonville for a free onsite tour and complimentary luncheon, with transportation provided by NCCOA.

    Aging True CEO Samuel P. Hall and NCCOA CEO Janice Ancrum beside the Cathedral Residences bus on the day of the tour

  9. September 2026

    Helping residents who choose to move

    As of September 22, NCCOA has helped 15 Peppertree residents with deposits and moving costs.

  10. September 25, 2026

    This information page launches

    At the request of the Florida Department of Elder Affairs, NCCOA launches this page as a central place for residents and the community to find updates, official notices, answers to common questions and contacts.

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Important Documents

Every notice, in one place.

Letters and notices sent to Peppertree residents, newest first, so you can review the information for yourself. Each one can be read here in full, or opened as the original to print. New documents will be added as they arrive.

  • Hallmark Management · July 15, 2026

    Update on the USDA Rural Development Loan and Our Commitment to Affordability

    Hallmark's plan to apply for USDA Stand-Alone Rental Assistance (SARA) as soon as the application window opens in October 2026.

    View the original (PDF, 1 page, 550 KB)

    Read the full text

    To: Tenants of Peppertree Village

    Subject: Update on the USDA Rural Development Loan and Our Commitment to Affordability

    A short time ago, you received a letter letting you know that the U.S. Department of Agriculture (USDA) Rural Development loan used to build your apartment is set to be paid off on Jan. 25, 2027. We are writing today to give you an update and, above all, to offer you clarity and peace of mind.

    Our Commitment to You

    We are committed to making sure you can keep calling Peppertree Village home without seeing an increase in your out-of-pocket rent. That promise shapes every step we take as the loan nears its payoff date.

    What We Are Doing

    As the USDA loan reaches maturity in January 2027, we are proactively pursuing USDA's Stand-Alone Rental Assistance (SARA) program. This program is designed to preserve affordability after a property's original loan is paid off.

    USDA rules do not let us apply until the SARA application window opens in October 2026. Even so, we have already started getting our application ready, and plan to submit it as soon as the window opens.

    The notice you recently received is a standard step the USDA requires when a federal loan gets close to its payoff date. We understand it may have caused concern. Please know our focus remains on keeping your out-of-pocket rent the same.

    Looking Ahead

    As we move through this process and the payoff date gets closer, we will keep you informed of any changes that affect your home.

    If you have questions about this letter or anything in it, please feel free to reach out to the property manager at: Peppertree Village, 1200 S. 15th Street, Fernandina Beach, FL 32034, (904) 261-6600.

    You may also contact Rural Development staff at: Regina Garth, regina.garth@usda.gov, 615-783-1363.

    Sincerely, Hallmark Management – Peppertree Village Apartments

  • Peppertree Village Apartments · June 2026

    New Property Manager and Emergency Number

    Introduces the new property manager and a new emergency line, 904-710-6734. General questions still go to the office.

    View the original (PDF, 1 page, 660 KB)

    Read the full text

    Dear Residents,

    As most of you know by now, I am Linda the new manager at PepperTree Village Apartments. I am excited to get settled in and be here full time next month.

    If you need anything call the office, if no answer, leave a voicemail. Going forward from today the new Emergency number is 904-710-6734. PLEASE remember for general things call the office 904-261-6600, and leave a message. The Emergency Number is for EMERGENCY Issues, if no answer leave a message and your call will be returned.

    Thank you all for your patience in this transition time.

    Thank you,

    Property Manager

  • Hallmark Management · May 22, 2026

    Notice of Rural Development Loan Payoff

    The original notice of the January 25, 2027 payoff, with details on transferring Rental Assistance and qualifying for an RD Voucher. Includes Attachment B, a list of housing agencies.

    View the original (PDF, 4 pages, 1.3 MB)

    Read the full text

    Owner Letter to Tenants – Notification of Mortgage Payoff

    To: Tenants of Peppertree Apartments

    Subject: Notice of Rural Development Loan Payoff

    Your apartment was developed with assistance from a loan provided by the U.S. Department of Agriculture (USDA), Rural Development, an Agency of the U.S. Government. This loan is expected to be paid off on January 25, 2027. When the loan is fully paid, Rural Development will no longer oversee the apartment's management, leases, and rents. The Rental Assistance (RA) subsidy will no longer be available, and as a result, rents at the apartment could go up and those tenants formerly receiving RA, if provided, will no longer receive reduced rents.

    If you are currently receiving Section 8 assistance or other subsidy to help with paying for all or part of your rent, such assistance should continue. Only RA provided by Rural Development will no longer be available at this property after the loan has been paid off.

    If you are receiving RA at the time of loan payoff and choose to move to another Rural Development financed property, you are entitled to transfer that RA to the new property. You will have up to four (4) months after the loan is paid off to move into another Rural Development financed property to be eligible to transfer the RA. There are some situations in which you cannot transfer the RA. For example, if you are going to a property that is already 100 percent subsidized with Rural Development RA or the U.S. Department of Housing and Urban Development (HUD) Section 8, or if the housing is not financed by Rural Development.

    Included with this letter is a listing of other Rural Development properties located nearby your community. You can access additional information about other Rural Development properties by going to: https://rdmfhrentals.sc.egov.usda.gov/RDMFHRentals/select_state.jsp

    If you are a tenant of this property at the time the loan is paid off, you may be eligible for a Rural Development Housing Voucher (RD Voucher). This RD Voucher will pay the difference between the comparable market rent for your current apartment and the amount of tenant contribution you are now making toward rent. This RD Voucher may be used in any apartment property in which a landlord is willing to accept the RD Voucher.

    To qualify for the RD Voucher program, you must: 1. Be a tenant of the property at the time the loan is paid off and, 2. Have an income level at or below 80 percent of the area median income, and, 3. Be a U.S. Citizen, a U.S. Non-Citizen National or a qualified alien.

    Upon payoff of the loan, you will receive a letter offering you an RD Voucher. This will indicate the amount of the Voucher for which you may qualify and will list the required documents that must be submitted in order to obtain the RD Voucher. The offer of a Voucher is good for up to ten (10) months after the loan is paid off should you not want to decide immediately. Additional contact information will be included in the letter to guide you through the process. More information about the RD Voucher program and your eligibility will be sent to you as the payoff date approaches.

    Information about housing subsidies that may be available from other Federal, State, or local resources, including contact information for such agencies is included with this letter.

    If you have any questions about this letter or the information in it, please feel free to contact the property manager at: Peppertree Apartments, 1200 S 15th Street, Fernandina Beach, FL 32034. Or you may also contact the Rural Development staff at: Regina Garth, regina.garth@usda.gov, (615) 783-1363.

    Sincerely, Hallmark Management, Inc., as Agent for Nassau Homes, Ltd. By: William A. Glisson, President

    Attachments: Listing of Rural Development – Financed Properties; Listing of Housing Authorities and other Agencies that may be able to assist with rental subsidies

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Frequently Asked Questions

Answers to common questions.

As residents ask questions, this list may be updated to address common concerns and provide clearer information for everyone.

About the changes

Is Peppertree Village being sold?

No. Peppertree's loan is being paid in full. Once Hallmark Management has paid the loan, the contract with USDA will end.

Who owns Peppertree Village now?

This property is owned by Hallmark Management through a loan with the USDA. Once the loan is paid in full (expected payoff date is January 25, 2027), Hallmark Management will be the sole owner of the property.

Official documents and notices are posted on this page so residents can review the information for themselves.

Is the management company changing?

No. There may be changes to how the property is managed or administered due to the payoff of the loan, but Hallmark Management will remain as owner and manager. Residents will be notified if a change in management affects them.

For questions about current property management, residents should continue to use their normal management contact unless they are told otherwise.

What this means for residents

Will I have to move?

Residents should not assume that they need to move because of the ownership changes. Hallmark Management is applying for a new SARA Rental Assistance contract with USDA Rural Development and plans to submit on the first date they are eligible to do so – October 1, 2026.

SARA was a pilot program until recently and is now an official USDA Rural Development program for maturing mortgages at risk of losing their rental assistance or affordability, so the process is new. There will be more information to share after October 1, 2026.

The September 18 letter to residents explains that the application involves multiple stages of review and may take several months to complete, and that approval cannot be guaranteed.

If there is any change that requires residents to take action or affects their housing, residents will receive information about what that means and what they need to do.

Will my rent change?

Hallmark is working diligently to identify options for maintaining affordable rent. If the SARA application is successful, it may mean that residents must file some paperwork to receive a stipend to help keep the out-of-pocket costs manageable.

The ownership transition does not automatically mean that your rent will change.

If there is a change to your rent or other housing costs, residents should receive information explaining the change before it takes effect.

Will my lease change?

Residents should continue to follow the terms of their current lease unless they receive official information stating otherwise.

The September 18 letter confirms that residents may continue living in their apartments under the terms of their existing leases, and that the pending SARA application does not change the requirements or validity of a current lease. Residents should not delay lease renewal decisions based solely on the SARA application process.

Will my housing assistance or rental subsidy change?

Residents' housing assistance may be affected by changes to the property's ownership or financing structure, depending on the circumstances.

Information about any changes to rental assistance will be posted here when it is confirmed.

What is a USDA Section 515 property?

Section 515 is a USDA Rural Development program that provides financing for affordable rental housing.

Peppertree Village has been connected to this program, and USDA Rural Development is involved in matters related to the property's financing and transition.

What is an RD Voucher?

A Rural Development (RD) Voucher is a housing assistance benefit that may be available to eligible residents when certain USDA-financed properties undergo changes that affect their USDA rental assistance.

Not every resident will necessarily have the same circumstances or eligibility. Residents should wait for official information about whether and how the voucher program applies to them.

What happens if I have a USDA/RD Voucher?

Residents who have questions about an RD Voucher should seek information from USDA Rural Development or the appropriate housing representative.

Information and resources about RD Vouchers will be added to this page as they become available.

What residents should do

Do I need to do anything right now?

Unless you have received an official notice asking you to take action, residents should continue following their normal lease and property procedures.

Please check this page regularly for updates.

Should I sign new documents?

Do not feel pressured to sign a document that you do not understand.

If you receive a new lease, agreement, notice, or other document related to the ownership transition, take time to read it and ask questions before signing.

What should I do if I receive a notice that I don't understand?

Ask questions. Residents should be able to understand notices that affect their housing.

You can use the contact information on this page to find the appropriate person or agency to contact.

Do I need to pay my rent differently?

Unless you have received official instructions stating otherwise, continue to follow your current rent-payment procedures.

If payment instructions change, residents should receive clear information about the new process.

What if I have a problem with my apartment?

Continue to report maintenance issues and other property concerns through the normal property management process unless you are given different instructions.

About the transition

Why don't we have all the answers yet?

Some parts of the transition are still being worked out. It is important that residents receive accurate information rather than information that is incomplete or has not been confirmed.

When information is confirmed, it will be shared through this page and other appropriate communications.

Will residents be kept informed?

Yes. Keeping residents informed is an important part of this process.

Information will be shared as it becomes available, particularly when a change could affect residents' housing, rent, assistance, lease, or required actions.

We are here to help

Can I get help understanding my housing rights?

Yes. Residents who have questions about their lease, rental assistance, housing rights, or other concerns may seek assistance from an appropriate housing or legal assistance organization.

Jacksonville Area Legal Aid is listed with the contacts on this page, and other housing organizations are listed under Housing Help.

What if my question isn't answered here?

If you have a question that is not answered on this page, please use the contact information provided under Who Can I Contact?

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Who Can I Contact?

Community resources.

If you are unsure who to contact, start with the Janice Ancrum Senior Life Center and we will help direct you to the right person or agency.

Community stakeholders

Property office and USDA

Peppertree Village Office

Property management

1200 S. 15th StreetFernandina Beach, FL 32034

Office:904-261-6600

Emergencies:904-710-6734

For rent, repairs and lease questions. If no one answers, leave a message and your call will be returned.

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Housing Help

Local programs & support.

These housing authorities and nonprofit agencies provide rental assistance, Section 8 vouchers and subsidized housing options.

211

For immediate housing emergencies, call 211, United Way Northeast Florida's helpline, to be connected to local resources.

Housing authorities and government programs

Nassau County Housing Authority (Fernandina Beach Housing Authority)

Manages public housing and Section 8 Housing Choice Vouchers for Nassau County residents, including income-based rent subsidies.

1300 Hickory Street, Fernandina Beach, FL 32034

904-261-5051

Visit website

Jacksonville Housing Authority

Covers Duval, Clay, St. Johns and Nassau counties. Offers public housing and Section 8 (Housing Choice) vouchers.

Visit website

Macclenny Housing Authority (Baker County)

Provides rental assistance programs for qualifying low-income families in the region.

402 E. Stansell Avenue, Macclenny, FL 32063

904-259-6881

Nassau County SHIP Program

The State Housing Initiatives Partnership provides funds for rental assistance when available.

96135 Nassau Place, Suite 2, Yulee, FL 32097

Carol Gilchrist904-530-6020

Visit website

Nassau County Affordable Housing

The county's overview of affordable housing programs and resources.

Visit website

USDA Rural Development rental properties

Search for other Rural Development–financed properties — where Rental Assistance can transfer.

Visit website

Nonprofit and crisis assistance

Barnabas Center

Crisis assistance, including help with rent, utility bills and housing for seniors and families in Nassau County.

1303 Jasmine Street, Suite 101, Fernandina Beach, FL 32034

904-261-7000

The Salvation Army Hope House

Emergency assistance, including rent and utility payments, to help prevent homelessness.

410 S. 9th Street, Fernandina Beach, FL 32034

Northeast Florida Community Action Agency (NFCAA)

Covers seven counties, including Nassau. Offers programs to stabilize vulnerable households.

Visit website

Affordable Housing First Corp

Develops and manages workforce and affordable housing for lower- to middle-income households.

Fernandina Beach, FL

Subsidized rental properties in Nassau County

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Our Commitment

We will keep this information updated.

It is important to note that we are not the owners of Peppertree Village, but as a community, we know how important comprehensive information is when it comes to your home. We have made a good-faith effort to compile all the information we could find to clear up confusion related to Peppertree Village rent subsidies and rental program transitions.

This page is intended to serve as a central information repository. As the transition moves forward, we will add new information and update existing information when appropriate. Please check back regularly for the latest updates.

We recognize that your home is important to you and your family. We are committed to providing information about the transition in a way that is clear, timely, respectful, and easy to understand. Our goal is to help residents understand what is happening, know where to find reliable information, and have access to the resources they need throughout this process.

If you have a question that is not answered here, please reach out. We encourage residents to ask questions and seek clarification whenever they need it.