Where new homes are being built around Land O' Lakes
Most building is in large master-planned communities served by State Road 54, US 41 and the Suncoast Parkway, rather than in the older lake neighborhoods, where new homes are mostly single infill lots. Land O' Lakes has no city government, so every one of these homes is permitted by Pasco County and taxed at the unincorporated county rate. See our Land O' Lakes guide for what that means day to day.
The pace is county-wide, not just local. Census Building Permits Survey data show Pasco issued permits for 6,191 single-family buildings in 2025 with a combined construction value of $1.81 billion, about $292,700 per home before land and builder margin. Multifamily added 1,555 units in buildings of five or more units. Listing portals and builder sites carry the live inventory; this page covers what the listings leave out.
Land O' Lakes new construction communities and builders
Angeline (Metro Development Group, several builders)
Angeline covers 6,200 acres in Land O' Lakes. The developer's site lists Lennar, D.R. Horton and Dream Finders Homes as builders and advertises new homes from the upper $200s. It includes a 55+ section with its own clubhouse (the Medley Clubhouse, with a fitness center and pool), which is age-restricted housing, and the developer points to the planned Moffitt campus as a neighbor. Amenities named include pools, dog parks, trails, a pump track and a residential farm, with a lagoon and a town center described as coming later. Ask each builder which phase you are buying in and what the CDD charge is for that phase.
Connerton (M/I Homes, 34637)
M/I Homes lists its Landmark Collection single-family homes in Connerton from $441,990, with plans from 1,829 to 3,914 square feet and a model at 7571 Painted Sky Place. The builder names three amenity centers: Club Connerton and Conner House open, and a lakeside center coming. A K-6 charter school, Pinecrest Academy Connerton, is inside the community. Zillow's typical value for existing homes in Connerton Village was $482,017 in August 2026, which gives you a resale benchmark.
Bexley (34638)
Bexley is a master-planned community on the west side of Land O' Lakes. The Pasco County Tax Collector lists a Bexley CDD among the districts it collects for, so expect a CDD line on the tax bill. Builder line-ups here have changed: David Weekley Homes' Tampa page showed no active communities when we checked in September 2026. Ask the community's sales center which builders are currently selling.
Whispering Pines (Pulte Homes)
Pulte lists a Whispering Pines community under Land O' Lakes. Its page did not show pricing to us, so ask the sales office for the current base price, the lot premium on the lot you like, and whether the community has a CDD or only an HOA.
Ryan Homes and other M/I Homes communities
Ryan Homes and M/I Homes both run Land O' Lakes pages listing their communities, including townhome and single-family options that change as phases sell out. Treat any price you see as a base price before options and lot premiums.
Starkey Ranch and nearby areas
Starkey Ranch sits just west in Odessa and often appears in Land O' Lakes searches. For communities east along State Road 56, see our Wesley Chapel new construction guide, and for Hillsborough options, the Tampa new construction guide.
Land O' Lakes new construction communities compared
| Community | Builders named by the source | ZIP | From price (Sept 2026) | CDD on tax bill |
|---|---|---|---|---|
| Angeline | Lennar, D.R. Horton, Dream Finders Homes | Ask | Upper $200s (developer) | Ask per phase |
| Connerton | M/I Homes | 34637 | $441,990 (M/I Homes) | Check the parcel's bill |
| Bexley | Ask the sales center | 34638 | Not published to us | Yes, Bexley CDD |
| Whispering Pines | Pulte Homes | Ask | Not published to us | Ask |
Prices are builder or developer starting prices seen in September 2026 and change often. A blank means we could not verify it, not that there is no charge.
Impact and mobility fees on a new Land O' Lakes home
School impact fee
Under Pasco Ordinance 24-34, a new single-family detached home permitted on or after January 1, 2026 pays a school impact fee of $10,328. The fee is scheduled to rise to $11,328 on January 1, 2027 and $12,328 on January 1, 2028. It is paid at permitting.
Mobility fee
Pasco charges a mobility fee for transportation instead of a traditional road impact fee. It is collected with the building permit, and rates vary by market area under the county's Mobility Fee Schedule, with a reduced rate for traditional neighborhood development. The county page does not list a per-home dollar figure, so ask the builder what was paid on your lot.
Who pays
On a production home, the builder pays these fees and builds them into the price. If you build a custom home on your own lot, you pay them at permit, so get the figures from Pasco County before you budget.
CDD and HOA fees on Land O' Lakes new homes
How the CDD charge works
A community development district borrows through bonds to build roads, drainage and amenities, then collects from homeowners. The Pasco County Tax Collector collects for more than 80 of these districts. The bill has an operations part, reset each year, and a debt part that repays the bonds and ends when they are paid off.
How it adds to your tax
Unincorporated parcels paid 16.8169 mills in 2025 inside the county fire district and 14.6944 outside it, which is about $1,682 or $1,469 per $100,000 of taxable value. The CDD comes on top of that. Our Pasco County property tax guide explains the rate, and the Florida CDD fees guide covers bonds and payoffs.
Questions for the sales office
- What is this lot's total CDD charge this year, split into operations and debt?
- How many years are left on the bonds, and can I prepay the debt part?
- What are HOA dues, and are there separate fees for the amenity center?
- Is there a capital contribution or transfer fee at closing?
New build or resale in Land O' Lakes: what costs more?
Price
Zillow's typical Land O' Lakes value was $415,778 in August 2026, down 2.8% in a year. New homes in Angeline start below that; Connerton's new homes start above it but below the $482,017 typical value of existing Connerton Village homes. Compare square footage and lot size, not just price.
Monthly payment
At 7.03% on a 30-year loan, $441,990 with 10% down is about $2,655 a month in principal and interest; the area's typical value is about $2,497. A builder rate buydown can close that gap, so ask what the incentive is worth in cash if you use your own lender.
Property tax in the first years
A home finished after January 1 may be taxed on land only for its first bill, then on the full value the next year. Budget for the full bill, and file for homestead by March 1 after you move in.
Inspections, warranties and site checks
Hire your own inspector
Book inspections before drywall and before closing. The builder's own checks are not yours. Our Florida home inspection checklist covers what to ask for.
Check the ground and water
Look the lot up on the FEMA Flood Map Service Center and the Pasco County Property Appraiser's subsidence and sinkhole listing. Ask whether the lot backs onto a pond or wetland and how it drains.
Read the warranty
Get the warranty in writing and note who handles claims and how long each part lasts. Confirm school zoning with the Pasco County Schools enrollment search, because new schools can move boundaries in growing areas.
Buying new in Land O' Lakes with your own agent
Register your agent on your first visit to a sales center, because many builders will not pay a buyer's agent who was not there at the start. Your agent can compare the same plan across communities, check CDD bills on nearby closed sales, and push for incentives. Our Florida new construction guide and builders compared cover the wider picture. We can introduce you to a local agent.
Common questions
Where can I find new construction homes for sale in Land O' Lakes?+
Builder websites and the big listing portals carry live inventory. In September 2026, Angeline's developer advertised homes from the upper $200s with Lennar, D.R. Horton and Dream Finders Homes, and M/I Homes listed Connerton from $441,990. Pulte and Ryan Homes also list Land O' Lakes communities. Prices change weekly.
How many new homes are being built in Pasco County?+
Census Building Permits Survey data show Pasco County permitted 6,191 single-family homes in 2025, with a combined construction value of $1.81 billion. Another 1,555 units were permitted in buildings with five or more units. Land O' Lakes is one of several areas taking a share of that growth.
Do new homes in Land O' Lakes pay impact fees?+
Yes. A single-family home permitted in 2026 pays Pasco's school impact fee of $10,328, rising to $11,328 in 2027, plus a county mobility fee that varies by market area. Builders pay these at permit and build them into the price; you pay them yourself only on a custom build.
Do Land O' Lakes new construction communities have CDD fees?+
Many do. The Pasco County Tax Collector collects for more than 80 CDDs, including Bexley's. The charge appears on your property tax bill with an operations part and a bond debt part. Ask the builder for the exact amount on your lot before you sign the contract.
Is it cheaper to build or buy a house in Land O' Lakes?+
It depends on the community. New homes in Angeline start below the $415,778 typical value, while Connerton's new homes start at $441,990, under the $482,017 typical Connerton Village resale. Add CDD charges, window coverings and landscaping to a new build, and repairs to a resale, before you compare.
Is Land O' Lakes new construction inside a city?+
No. Land O' Lakes is unincorporated Pasco County, so the county issues permits and the unincorporated tax rate applies: 16.8169 mills in the county fire district or 14.6944 outside it in 2025, plus any CDD. The Land O' Lakes mailing address does not change that.
Sources
- Metro Development Group: Angeline
- M/I Homes: Connerton
- M/I Homes: New homes in Land O' Lakes
- Ryan Homes: Land O' Lakes communities
- Pulte Homes: Whispering Pines
- David Weekley Homes: Tampa communities
- Pasco County Tax Collector: Dollars returned to your CDD
- Pasco County: Ordinance 24-34, school impact fees
- Pasco County: Mobility fee
- US Census Bureau: Building Permits Survey, county annual 2025
- Pasco County Property Appraiser: Taxing authorities and districts
- Pasco County Property Appraiser: Homestead exemption
- Pasco County Property Appraiser: Subsidence and sinkhole listing
- FEMA: Flood Map Service Center
- Zillow Research: Home Value Index (August 2026)
- Freddie Mac: Primary Mortgage Market Survey