CDD Fees in Pasco County: What They Actually Cost
If you are buying in Wesley Chapel or Land O' Lakes, the CDD is the line item that surprises people most. Here is what it actually costs, from the districts' own budgets.
We pulled the adopted budget for 23 Community Development Districts across Pasco County. Not estimates, not ranges from another agent's blog — the districts' own published numbers. Here is what we found, and what it means if you are comparing a Pasco home to one in Hillsborough.
Figures below are as of September 2026 and are reset every autumn when each district adopts its budget. We update this page annually.
What a CDD actually is
A Community Development District is a local unit of special-purpose government. When a developer builds a new community, someone has to pay for the roads, water and sewer lines, stormwater ponds, street lights and amenities before anyone lives there. A CDD issues bonds to fund that work, and the homeowners repay them.
It is not a scam and your builder did not invent it. It is how nearly every master-planned community in Pasco County got built. But it is real money, it lands on your tax bill, and it needs to be in your budget from day one.
Your assessment has two halves, and they behave very differently
Debt service repays the bonds. It is fixed, runs roughly 20 to 30 years, and in most districts it can be paid off early in a lump sum.
Operations and maintenance covers landscaping, pond upkeep, amenity staff and lighting. It is reset every year by the district board at a public meeting, and it does not expire. Even after the bonds are retired, O&M continues.
That second half is what people miss. "The CDD falls off in 2041" usually means the debt portion falls off. The maintenance portion is permanent.
It also tells you which number to watch. Across all 23 districts we checked, the debt portion changed by exactly 0.00% this year. Every bit of the movement was in operations and maintenance — ranging from a 6% decrease to a 36% increase, with most landing near 5%.
You can watch the debt expire in the districts' own numbers
In Meadow Pointe I the bonds are retired. Homeowners there pay $906.72 a year and zero debt. That is what the end of a CDD looks like.
In Mirada, a partial pay-down cut one lot type's bill from $3,443.23 to $2,113.81 in a single year. Concord Station's roll carries a line labelled "Single Family 50' Prepaid" — $501.23, against $1,286.97 for the identical lot that has not prepaid.
Most Pasco CDDs allow the debt portion to be paid off in a lump sum, and several districts' budgets show lots that have done exactly that. The payoff figure is not in the budget — ask the district office for the number on your specific address.
What 23 Pasco districts actually charge
Residential lot types only. Amounts vary by lot width within each community, which is why most show a range.
| Community | Total per lot / year | of which debt | Budget year |
|---|---|---|---|
| Meadow Pointe I | $906.72 | $0 — bonds retired | FY2027 |
| Meadow Pointe II | $415 – $2,099 | $52 – $566 | FY2027 |
| Meadow Pointe III | $2,065 – $2,707 | $236 – $854 | FY26/27 |
| Meadow Pointe IV | $3,169 – $3,675 | $394 – $900 | FY26/27 |
| Watergrass | $1,774 – $3,326 | $609 – $1,143 | FY2027 |
| Watergrass II | $1,463 – $3,935 | $0 – $1,267 | FY2027 |
| Seven Oaks | $1,174 – $3,738 | $260 – $994 | FY26/27 |
| Bexley | $2,264 – $3,154 | $575 – $1,465 | FY26/27 |
| Epperson Ranch | $2,527 – $4,250 | $940 – $1,618 | FY26/27 |
| Union Park | $2,618 – $4,369 | $878 – $1,468 | FY2027 |
| Chapel Crossings | $2,022 – $4,045 | $615 – $1,229 | FY2027 |
| Avalon Park West | $1,236 – $2,649 | $730 – $1,564 | FY2027 |
| Mirada | $1,057 – $3,460 | $0 – $1,346 | FY26/27 |
| Two Rivers North | $2,849 – $3,561 | $1,277 – $1,596 | FY2027 |
| Two Rivers West | $3,000 – $4,948 | $1,469 – $2,420 | FY2027 |
| Connerton East | $1,239 – $3,379 | $737 – $2,011 | FY26/27 |
| Connerton West | roughly $1,617 – $3,213 | $564 – $1,575 | FY26/27 |
| Oakstead | $1,367 – $2,852 | $43 – $1,529 | FY2027 |
| Lakeshore Ranch | roughly $3,029 – $4,098 | $845 – $1,143 | FY2027 |
| Concord Station | $2,354 – $2,627 | $1,130 – $1,403 | FY2026 |
| Starkey Ranch | $3,078 – $4,239 | $901 – $2,062 | FY2026 |
| Angeline | $4,696 – $5,603 | $1,755 – $2,074 | FY26/27 |
| Winding Ridge | no CDD — HOA only | — | verified |
Sources: each district's own adopted budget. Concord Station and Starkey Ranch had no FY2027 budget posted at time of writing, so those are FY2026 figures. Connerton West and Lakeshore Ranch publish operations and debt on separate schedules with no combined total, so those are our arithmetic on their own columns — treat them as approximate. Angeline's figures reflect a community still building out, and its assessment currently sits below true operating cost under a developer funding agreement.
"But what about the HOA?"
Fair question, and it is the one most comparisons skip.
A CDD does not replace an HOA. It sits on top of one. Most Pasco master-planned communities have both — the CDD funds and maintains the infrastructure, the HOA enforces deed restrictions and runs the community association. Two bills, two boards.
In Northdale and Carrollwood, where there is no CDD at all, you are looking at the HOA alone. In our experience those run roughly $30 to $300 a month depending on the age of the community and how much amenity it carries. A 1980s subdivision with a sign and a retention pond sits at the bottom of that range; somewhere with a staffed gate, a pool and a clubhouse sits near the top.
So the honest comparison is not "CDD versus HOA." It is a Pasco home paying both against a Hillsborough home paying one. Which is why we ask for both numbers on a specific address before you run the comparison in your head.
What this does to the Pasco versus Hillsborough question
Pasco's property tax rate is genuinely lower than Hillsborough's — 16.8169 mills against 18.2515. On a $450,000 homesteaded home that is worth about $575 a year.
Now add a CDD. That same home in Epperson, on a 50 to 59 foot lot, pays roughly $3,082 in CDD assessment. Total annual cost: about $9,966, against roughly $7,459 for a comparable Hillsborough home with no CDD.
The lower tax rate is real. It is also outweighed several times over.
This is not an argument against Pasco. Plenty of buyers look at exactly those numbers and still choose Epperson, because the amenity is worth it to them, or because the house they want does not exist in Hillsborough at that price. That is a good decision made with full information. What we will not do is let you find out at closing.
One fairness note: Hillsborough has CDDs too — Cordoba Ranch and Stonebriar in Lutz, Westchase, Cheval and others. Compared district to district the gap narrows considerably. The comparison above is a CDD community against a non-CDD community, which is what most cross-county buyers are actually weighing.
Five things to ask before you write an offer
1. Ask for the specific annual assessment for that address and lot width — not the community's range.
2. Ask what portion is debt and what portion is O&M, and the bond payoff year.
3. Ask whether the debt can be paid off early, and what the payoff figure is today.
4. Check the Pasco County Property Appraiser record for the address — the non-ad-valorem assessment appears there.
5. Confirm your lender's payment estimate includes it. Many first drafts do not.
We do this on every Pasco showing before anyone gets attached to a house. Ask us and we will pull the numbers for the specific address you are looking at.
Does a CDD hurt resale?
Not by itself. Buyers in these communities expect one, and the amenities it funds are usually why they are shopping there. What hurts is a buyer discovering it late and walking — that is a disclosure problem, not a CDD problem. When you sell, it moves to the next owner exactly as it moved to you.
Thinking about a move in Pasco or north Hillsborough? Call Team Sid at (813) 212-8791 and we will pull the real numbers on any address before you fall in love with it.
Written by Team Sid Tampa Bay | Bay Realty of Florida | Broker: Richard Dombrowski
