Living in Varrea, Plant City: homes, prices, HOA/CDD fees and what to check

At a glance

Varrea at a glance

Varrea is in the north part of Plant City. D.R. Horton's sales address is 3506 Auburn Arbor Court, Plant City, FL 33565, off Charlie Taylor Road, which the builder describes as less than five minutes from I-4. The Varrea North CDD covers about 415 acres north of Midway Road, east of Wilder Road North, south of Knights Griffin Road East and west of Charlie Taylor Road.

ZIP 33565 is Plant City's largest and highest-value ZIP, with a Zillow typical value of $396,377 in August 2026 and about 91% owner-occupied housing. See the Plant City ZIP code guide.

Is Varrea a good area to buy in?

Varrea suits buyers who want a new, concrete-block home with a warranty and community amenities in north Plant City, close to I-4, at a base price below the citywide typical value. D.R. Horton's Farm at Varrea started at $315,990 in September 2026, against Plant City's $340,391 typical value.

The catch is cost on top of price. Two CDDs cover the area, so your tax bill includes CDD assessments, and there is an HOA as well. It is also still being built, so expect construction traffic and future phases nearby.

Homes and prices at Varrea

As of September 2026, D.R. Horton listed Farm at Varrea homes from $315,990. NewHomeSource showed 15 plans from $315,990 to $500,000.

One-story homes

D.R. Horton offers one-story plans for buyers who want everything on one level. The range starts at about 1,560 square feet, with 3 or more bedrooms and a 2- or 3-car garage; ask which plans are single-story and which lots suit them.

Two-story homes

The largest plans run to about 3,313 square feet with up to 5 bedrooms and 3.5 bathrooms. D.R. Horton builds both stories in concrete block and includes its smart home package.

That base price is a starting point. Lot premiums, options and upgrades raise it, and the CDD adds an annual cost. At the Freddie Mac average of 7.03% (week of September 24, 2026), principal and interest on $315,990 with 10% down is about $1,898 a month, before tax, insurance, CDD and HOA.

Living at Varrea

Community amenities

D.R. Horton lists a resort-style pool with a lap pool and water slide, a fitness center, a playground, a dog park, a half basketball court, a cabana and clubhouse, and walking trails.

Shops, parks and things to do

Downtown Plant City and the Florida Strawberry Festival grounds are south of Varrea. The festival runs each late winter, usually February or early March. Edward Medard Park, a 1,284-acre county park south of Plant City, has trails, camping and a lake.

Schools

Hillsborough County Public Schools assigns schools by address. Check the district's boundary information for the specific lot, since new subdivisions can be rezoned.

Getting around

The builder describes the community as less than five minutes from I-4, which links Plant City with Tampa to the west and Lakeland to the east.

Costs: CDD, HOA, tax and insurance

Varrea is served by two CDDs, both managed by Wrathell, Hunt and Associates:

• Varrea South CDD, created September 16, 2020 by the Hillsborough County Board of County Commissioners.
• Varrea North CDD, created April 22, 2024 by the Plant City City Commission.

Each lot typically pays a debt service assessment, which repays the bonds used to build roads, drainage and utilities, and an operations and maintenance assessment, both collected on the annual property tax bill. Neither district's home page lists a per-lot figure. Before you sign, ask D.R. Horton or the district manager which CDD your lot is in, the current debt and O&M amounts, when the bonds mature, and the separate HOA fee and what it covers.

Property tax and homestead

Your first tax bill may reflect land value only; budget for the tax on the finished home. If it will be your permanent home, file for the homestead exemption with the Hillsborough County Property Appraiser by March 1. See Hillsborough County property tax.

Insurance and flood

New block construction built to current code can help with insurance. Get a quote before you sign, and check the lot on the FEMA Flood Map Service Center.

Pros and cons of Varrea

Pros

• New homes from $315,990, below Plant City's typical value.
• Concrete block on both stories, a builder warranty and current codes.
• Pool, fitness center, dog park and trails, close to I-4.

Cons

• Two CDDs mean assessments on top of the mortgage and HOA.
• Ongoing construction and future phases nearby.
• Incentives may depend on using the builder's lender.

What to check before you buy

• Which CDD the lot is in and the exact annual assessments.
• Whether incentives depend on D.R. Horton's lender or title company. Compare an outside loan estimate.
• Your right to independent inspections during construction. See our Florida home inspection checklist.
• School assignment from Hillsborough County Public Schools for the specific address.
• Whether the lot is inside Plant City limits or in unincorporated Hillsborough County, which affects millage. See Hillsborough County property tax.
• Future phases and land still being developed nearby.

For more on new homes in the area, see new construction in Plant City.

Common questions

Sources

• D.R. Horton: Farm at Varrea, Plant City
• Varrea North CDD: About the District
• Varrea South CDD: official site
• Zip-Codes.com: ZIP Code 33565 profile
• Zillow Research: Home Value Index, August 2026
• Freddie Mac: Primary Mortgage Market Survey, September 24, 2026
• NewHomeSource: New home communities in Plant City, FL (September 2026 listings)
• Wikipedia: Plant City, Florida
• Wikipedia: Edward Medard Park and Reservoir
• Hillsborough County Property Appraiser: Homestead and other exemptions
• Hillsborough County Public Schools
• Florida Statutes 196.011: Annual application for exemption (March 1)
• FEMA Flood Map Service Center