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WESLEY CHAPEL NEIGHBORHOOD GUIDE

Living in Epperson Ranch: homes, prices, HOA/CDD fees and what to check

Epperson is a gated master-planned community in Wesley Chapel, built by Metro Development Group around a lagoon with more than 7.5 acres of clear water and sandy beaches. Metro advertises new homes from the high $200s, and 2026/27 CDD charges on the tax bill run from about $757 for some townhomes to $4,250 for the widest lots, before HOA dues. The lagoon is also a ticketed attraction open to the public, which affects traffic and weekends near the entrance.

Researched September 25, 2026 · Bright Florida Homes
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At a glance

LocationWesley Chapel, Pasco County, east of I-75 off Overpass Road (exit 282)
DeveloperMetro Development Group
Signature amenityEpperson Lagoon, 12.5-acre amenity with over 7.5 acres of water
DistrictsEpperson Ranch, Epperson Ranch II and Epperson North CDDs
Home typesSingle-family homes, townhomes and rental townhomes
InternetULTRAFi, included in the quarterly HOA assessment

What Epperson is known for

Epperson is known for its lagoon. Metro Development Group calls it the first crystal-clear, human-made lagoon in the United States, and its brochure describes a 12.5-acre amenity with more than 7.5 acres of water, a swim-up bar, a water obstacle course, kayak and paddleboard rentals and a sand beach. Metro now runs lagoons at other Tampa Bay communities, including Mirada and Southshore Bay, but Epperson was the first. It is one of several large Pasco projects covered in our guide to Florida master-planned communities.

The community sits off Overpass Road; Metro's directions are I-75 exit 282, then about 2 miles east. Metro also advertises a gated entry, solar Streetleaf streetlights, trails, dog parks, a tot lot and ULTRAFi fiber internet.

Is Epperson a good area to live?

It suits buyers who want a new home near I-75 with a resort-style amenity and are comfortable with a CDD and an HOA. Entry prices from the high $200s put it among the more affordable new communities in Wesley Chapel, where Zillow's typical value was $400,424 in August 2026 (see the Wesley Chapel guide). The downsides are the combined fees, construction still under way, and a public attraction inside the community. Visit on a Saturday afternoon before you decide.

Epperson Lagoon: tickets, access and rules

Is the lagoon open to the public?

Yes. MetroLagoons says Epperson Lagoon at 31885 Overpass Road is open to resident members and to paying visitors. Its site lists Wesley Chapel tickets starting at $25, with gate prices up to $10 higher than online and discounts for Florida residents and some weekdays. Children 3 and under get a free ticket.

What residents get

In 2023 Metro said residents at its lagoon communities could buy monthly access for the whole household for the price of one in-season day pass, with free loungers and resident events. Ask MetroLagoons for today's resident membership price, since it is separate from your HOA dues.

Hours, depth and wildlife

On the day we checked, the lagoon listed operating hours of 11 a.m. to 10 p.m. and water hours of 11 a.m. to 6 p.m. MetroLagoons does not publish the water depth or say anything about wildlife on its site, so ask staff directly. Coolers, outside food and large floats are not allowed.

Epperson homes and prices

Metro lists homes from the high $200s. Zillow does not publish a separate value for Epperson, so compare recent sales in the same section and builder. Across Wesley Chapel, Zillow's typical value was $400,424 in August 2026; for ZIP 33545, which includes the lagoon's address, it was $391,312.

Single-family homes

Builders named by Metro include D.R. Horton, Lennar, M/I Homes, Pulte and DRB Homes. DRB's estate homes at the Lagoon Residences range from 2,772 to over 5,200 square feet, and D.R. Horton sells at Meadow Ridge at Epperson.

Townhomes

Lennar sells two-story townhomes with attached garages at the Townes at Epperson. Epperson Ranch II counts 630 townhomes on 22-foot lots across its bond series.

Rental homes

Beacon at Epperson (Balcara Group) and BB Living offer rental townhomes and homes. If you are buying, ask how many rentals are near the home and what the HOA allows for leasing.

CDD, HOA and tax costs in Epperson

Epperson is split among three districts, so the first step is finding out which one the parcel is in.

Epperson Ranch CDD (south)

Its 2026/27 schedule covers 963 lots, with totals of $2,527.46 to $4,250.03 per lot on the November 2026 bill. A 50-foot lot in phase 1 pays $3,014.01: $1,935.62 for operations and $1,078.39 for debt. Charges rose about 1.5% on the year.

Epperson Ranch II CDD

Townhomes on 22-foot lots pay $757.24 to $1,395.54, depending on whether bond debt remains on the lot, 27-foot homes pay $2,073.49 and 50-foot homes pay $3,005.31. Operations charges were unchanged from 2025/26.

HOA dues and internet

Metro's brochure says ULTRAFi internet, advertised at 2 gig, is included in the quarterly HOA assessment. Epperson North lists Castle Group as the community association manager, and the south side has its own HOA management. Ask for the current quarterly figure and any special assessment before you sign.

Property tax and flood

Epperson is in unincorporated Pasco's fire district, taxed at 16.8169 mills for 2025; see the Pasco County property tax guide. Metro itself says flood insurance depends on each lot's zone, so check the address on FEMA's map and price a policy.

Living in Epperson

Gates and access

Epperson Ranch (the south side) has gates at Epperson Boulevard and at Yale Harbor Drive off Curley Road. The CDD moved to a new Cell-Gate system with RFID stickers in 2026, and the gates were left open during the change. Register your household with the CDD so you are not locked out.

Golf carts

The Epperson Ranch CDD says the community is an approved golf cart community, and Metro advertises EV cart paths. State rules for low-speed vehicles still apply.

Schools

Metro's brochure names Innovation Preparatory Academy, a tuition-free K-8 charter school inside Epperson, and the Kirkland Ranch Academy of Innovation nearby for grades 9 to 12. Charter seats are not guaranteed, and your zoned public schools depend on the address: use Pasco Schools' school boundary search.

Healthcare

Metro announced a partnership with BayCare for health and wellness programs at Epperson and Mirada. The nearest full hospital, AdventHealth Wesley Chapel, opened in 2012 (as Florida Hospital Wesley Chapel) on Wiregrass Ranch land.

Pros and cons of Epperson

Pros

  • A lagoon, trails and dog parks on site, with fiber internet in the HOA fee.
  • New homes from the high $200s, below the Wesley Chapel typical value.
  • Direct access to I-75 at Overpass Road.

Cons

  • CDD charges up to about $4,250 a year plus HOA dues.
  • A public attraction with visitor traffic inside the community.
  • Ongoing construction and a changing gate system.

For comparison, see Meadow Pointe and new construction in Wesley Chapel.

Common questions

Is Epperson a gated community?+

Yes. Metro Development Group lists a gated entry, and the Epperson Ranch CDD runs gates at Epperson Boulevard and Yale Harbor Drive. In 2026 the CDD moved to a Cell-Gate app and RFID stickers. The lagoon itself is open to paying visitors through its own entrance on Overpass Road.

How much is Epperson Lagoon per person?+

MetroLagoons lists Wesley Chapel tickets starting at $25 when bought online, with gate prices up to $10 higher. It often runs Florida resident and weekday discounts. Children 3 and under are free with a complimentary ticket. Residents can buy a separate resident membership; ask for the current price.

How deep is the water in Epperson Lagoon, and are there gators?+

MetroLagoons does not publish the lagoon's depth or any wildlife information on its website. Ask lagoon staff before you visit, especially with young children or weak swimmers. Kayaks and paddleboards use a section separate from the swimming area, according to the operator.

How much are CDD fees in Epperson?+

For 2026/27, Epperson Ranch CDD lots pay $2,527.46 to $4,250.03 a year, and Epperson Ranch II pays $757.24 to $3,005.31 depending on lot type and remaining debt. Epperson North has its own schedule. HOA dues, which include ULTRAFi internet, are billed separately each quarter.

Who builds homes in Epperson?+

Metro Development Group names D.R. Horton, Lennar, M/I Homes, Pulte, DRB Homes and the rental operators Beacon at Epperson and BB Living. Model homes from D.R. Horton and DRB Homes were open when we checked. Metro advertises new homes from the high $200s.

Sources

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