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He hopes to break ground next summer, starting with detached single-family houses and "patio homes" for the "active elderly."

Carnock, a University of Maryland MBA, plans to name streets after members of the Terps' 2002 championship basketball team: Dixon Drive, Williams Way, Blake Court. Given the hurdles and his 20-year time frame, however, there will be no fast break. Terrapin Run could develop at a turtle's pace.

Carnock said it's too early to say how much Terrapin Run units will cost, but sale prices will be guided by "affordability, availability and lifestyle." Allegany County's median home prices are the lowest in Maryland -- $77,138 for first-time buyers and $90,750 for others in April this year. That compares with $344,150 and $405,000 then in Montgomery County, and $255,000 and $300,000 in Frederick County.