Where new homes are being built around St. Cloud
The Census Building Permits Survey counted 5,085 single-family homes permitted in Osceola County in 2025, worth about $1.48 billion, compared with 4,221 in Orange County and 893 in Seminole. Osceola has about a third of Orange's population, so the pace of building relative to its size is far higher.
Around St. Cloud, most builder activity sits north and east of the older city, along Narcoossee Road and roads off it such as Jones Road, and in the Sunbridge master plan, which extends from Osceola into Orange County. Three of the communities below share the 34771 ZIP, where Zillow's typical value for all homes was $431,565 in August 2026, down 4.0% in a year.
A St. Cloud mailing address does not mean the home is in the City of St. Cloud. Osceola has only two incorporated cities, and many new subdivisions sit in unincorporated county land, which changes the tax rate, utilities and permit office. The St. Cloud area guide explains how to check.
St. Cloud new construction communities and builders
Prices below are the builders' own starting prices, read on their websites in September 2026. They change often and usually exclude lot premiums and options.
The Crossings (Highland Homes, 34771)
Highland Homes lists single-family homes from $395,900 at 5850 Piney Shrub Place, off Jones Road near Narcoossee Road. Homes run from 1,715 to 3,162 square feet with three to six bedrooms on typical lots of 50 by 110 or 60 by 110 feet. The builder lists a $115 yearly HOA and says the community has a CDD, without giving the assessment. Amenities include a pool with a waterslide, splash pad, clubhouse, pickleball courts and trails.
Tyson Reserve (Ashton Woods, 34771)
Ashton Woods lists Tyson Reserve from $445,990, with homes of 1,903 to 3,968 square feet and four to six bedrooms. It is one of the few communities where the builder states "No CDD Fees" on its listing, which can make a real difference to your yearly cost. Confirm that on the title work and the tax bill.
Weslyn Park (Ashton Woods, 34771)
Ashton Woods lists Weslyn Park from $482,990, with 1,903 to 4,091 square feet and three to six bedrooms. Weslyn Park is part of Tavistock's Sunbridge master plan, marketed from an information center in St. Cloud. Ask which county and which district the lot sits in.
Bridgewalk (Lennar)
Lennar listed Bridgewalk from $361,000 in September 2026, describing it as a boating community around Springhead Pond. It was the lowest starting price we found for a St. Cloud community. Ask for the CDD and HOA figures and the boat-access rules in writing.
The Glades at Crossprairie and Waterlin (Lennar)
Lennar also listed these two St. Cloud communities on the same page but we did not record verified starting prices. Ask the sales office for current base prices and the fees on each lot.
Del Webb Sunbridge (55+)
Del Webb Sunbridge is a gated, age-restricted 55+ community inside the Sunbridge master plan, with more than 1,300 homes planned. Compare it with other options in our Florida 55+ communities guide.
Builders we could not price
These builders also have St. Cloud communities in search results, but their pages either would not load for us or showed no price we could verify: D.R. Horton (Buena Lago), M/I Homes (Bay Lake Farms), Pulte, Trinity Family Builders and Landsea Homes (Hanover Lakes; Landsea's St. Cloud page now redirects to another builder brand's site). Check each builder's site directly and ask for a written price sheet.
St. Cloud new construction communities compared
| Community | Builder | ZIP | From | Size (sq ft) | CDD per builder |
|---|---|---|---|---|---|
| Bridgewalk | Lennar | n/a | $361,000 | n/a | Ask |
| The Crossings | Highland Homes | 34771 | $395,900 | 1,715 to 3,162 | Yes, amount not listed |
| Tyson Reserve | Ashton Woods | 34771 | $445,990 | 1,903 to 3,968 | No CDD fees |
| Weslyn Park | Ashton Woods | 34771 | $482,990 | 1,903 to 4,091 | Ask |
| Del Webb Sunbridge | Del Webb | n/a | Ask | n/a | Ask |
For context, Zillow's typical value for all St. Cloud homes was $389,676 in August 2026. New homes at the lower end are priced close to the typical resale home, which is why resale sellers here often compete with builder incentives.
City of St. Cloud or unincorporated Osceola: what changes
Property tax
For 2025, a parcel inside St. Cloud city limits carried 17.8989 mills in total, including 5.1128 for the city. The unincorporated Osceola base was 13.8543 mills, with some county districts adding a municipal service levy. On a $395,900 home, each mill is about $396 a year before exemptions. See the Osceola County property tax guide.
Utilities and permits
Inside the city, OUC operates the electric system and the City of St. Cloud bills water, sewer and trash. In unincorporated areas the providers differ by community, and Osceola County, not the city, issues building permits. Ask the builder who will serve the lot.
Impact and mobility fees
Osceola County charges impact and mobility fees on each new home, and builders normally fold them into the price. The county's official rate tables were not available to us, so we do not quote a figure. If you are building on your own lot, get the current amount from Osceola County's impact and mobility fee page or the permit office before you budget.
CDD and HOA fees on St. Cloud new homes
Most large new subdivisions around St. Cloud are financed partly through a community development district, which borrows to build roads, drainage and amenities and repays that debt through assessments on each lot. The Florida CDD fees guide covers the general rules.
What the contract must tell you
Florida Statutes section 190.048 requires the first sale contract for a lot in a CDD to include a bold notice, above your signature, that the district may impose taxes or assessments. Read it; it does not state the amount.
Where the charge appears
CDD assessments are usually collected on the Osceola County tax bill as a non-ad valorem line, separate from the millage. They usually include an operations part and a debt part, and the debt part can run for decades.
Questions for the sales office
- Is the lot in a CDD, and what are this year's operating and debt assessments for it?
- How many years are left on the bonds, and can the debt be paid off early?
- What are the HOA dues, and what do they cover?
- Will this home be in St. Cloud city limits or unincorporated Osceola?
New build or resale in St. Cloud: what costs more?
Monthly payment
At Freddie Mac's 7.03% average, principal and interest on The Crossings' $395,900 starting price is about $2,378 a month with 10% down and $2,114 with 20% down. On Zillow's $389,676 typical resale value, the figures are $2,340 and $2,080. Add the CDD and HOA to the new build before you compare.
Your first tax bills
Tax is assessed on the home's status on January 1. If your home was unfinished that day, the first bill may reflect land only, and the next bill can jump sharply. Ask the builder for a full-value estimate and budget for it.
Incentives
With St. Cloud values down 3.3% in a year, builders often offer rate buydowns or closing-cost help tied to their own lender. Compare the total cost with an outside lender's offer, not just the rate.
Inspections, warranties and flood checks
Hire your own inspector
City and county inspections check code compliance, not workmanship. Book an independent inspector before drywall and again before closing, and put the right to do so in the contract. Our home inspection checklist lists what to look for.
Warranty
Get the builder's warranty in writing and note the deadlines for workmanship, systems and structural claims. Report problems in writing before each deadline.
Drainage and flood
New subdivisions are built to current drainage rules, but the National Hurricane Center's report on Hurricane Ian records major flooding in Osceola County in 2022 and about 4,100 damaged structures in the county. Look up the lot on FEMA's flood map, ask for the elevation certificate and price flood insurance anyway; NFIP policies usually take 30 days to start.
Buying new in St. Cloud with your own agent
The builder's sales agent works for the builder. Your own agent can compare base prices, lot premiums, CDD terms and incentives across communities, and check resale prices nearby so you do not overpay for a new home that will compete with the next phase. Register your agent at your first visit, since many builders require that. Look up any agent or builder licence on the Florida DBPR site. For life beyond the house, read is St. Cloud a good place to live, and compare new-build options in Kissimmee, Apopka and Oviedo.
Common questions
How much do new construction homes cost in St. Cloud, FL?+
On builder sites checked in September 2026, starting prices ran from $361,000 at Lennar's Bridgewalk to $395,900 at Highland Homes' The Crossings, $445,990 at Ashton Woods' Tyson Reserve and $482,990 at Weslyn Park. Starting prices exclude lot premiums, options and any CDD assessments, so ask for a full price sheet.
How many new homes are being built in Osceola County?+
The Census Building Permits Survey counted 5,085 single-family homes permitted in Osceola County in 2025, worth about $1.48 billion, plus 2,255 units in buildings of five or more. That was more single-family permits than Orange County's 4,221, although Osceola has about a third of Orange's population.
Do St. Cloud new construction communities have CDD fees?+
Many do. Highland Homes says The Crossings has a CDD, while Ashton Woods lists Tyson Reserve with no CDD fees. Florida law requires the first sale contract in a CDD to carry a bold notice that the district may levy assessments. Ask for the exact yearly amount for your lot and how long the debt runs.
Are new homes with a St. Cloud address inside city limits?+
Not always. Osceola County has only two cities, Kissimmee and St. Cloud, so many new subdivisions with St. Cloud mailing addresses are in unincorporated county land. That changes the 2025 millage from 17.8989 in the city to a 13.8543 county base, plus utilities and permits. Check the mill code on the property appraiser record.
Do new homes in St. Cloud pay impact fees?+
Yes. Osceola County charges impact and mobility fees on each new home, and builders usually include them in the price. If you build on your own lot, you pay them at permit time. We could not open the county's current rate tables, so get the figure from Osceola County's fee page or permit office.
Is it cheaper to build or buy in St. Cloud?+
Often buying resale is cheaper month to month. Zillow's typical St. Cloud value was $389,676 in August 2026, close to many new-home starting prices, but new builds often add CDD and HOA charges and a higher tax bill once fully assessed. Builders may offset that with incentives, so compare total monthly cost.
Is there a 55+ new construction community near St. Cloud?+
Yes. Del Webb Sunbridge is a gated, age-restricted 55+ community within Tavistock's Sunbridge master plan, marketed from St. Cloud, with more than 1,300 homes planned. Part of Sunbridge lies in Orange County, so check which county, tax rate and school district apply to the home you choose.
Sources
- US Census Bureau: Building Permits Survey, county annual 2025
- Highland Homes: The Crossings, St. Cloud (opened September 27, 2026)
- Ashton Woods: Orlando new construction communities incl. Tyson Reserve and Weslyn Park (opened September 27, 2026)
- Lennar: Kissimmee and St. Cloud new homes (Bridgewalk, The Glades at Crossprairie, Waterlin), September 2026
- M/I Homes: Bay Lake Farms, St. Cloud
- D.R. Horton: Osceola County, St. Cloud (opened September 27, 2026)
- Landsea Homes: Hanover Lakes (redirected when opened September 27, 2026)
- Sunbridge: Our homes
- Zillow Research: city and ZIP home values (ZHVI), August 2026
- Freddie Mac: Primary Mortgage Market Survey
- Osceola County Property Appraiser: 2025 Final Millage Rates
- Osceola County: Residential impact and mobility fee rate tables
- Florida Statutes: section 190.048, sale of real estate within a district
- National Hurricane Center: Tropical Cyclone Report, Hurricane Ian
- FEMA: Flood Map Service Center
- Manatee County: Flood zone and floodplain management (NFIP waiting period)
- Florida DBPR: License search
- Wikipedia: Orlando Utilities Commission (serves St. Cloud)