At a glance
| Typical home value | $365,600 (−1.7% in a year, Zillow, Aug 2026) |
|---|---|
| Location | Wesley Chapel, unincorporated Pasco County, north of County Line Road (the Hillsborough line) |
| ZIP code | 33543 (all four clubhouses) |
| Started | Meadow Pointe CDD created by Pasco ordinance in October 1991 |
| Districts | Meadow Pointe I, II, III and IV CDDs |
| Home types | Single-family homes, villas, townhomes and a small number of multifamily units |
| Clubhouses | MP I 28245 County Line Rd; MP II 30051 County Line Rd; MP III 1500 and MP IV 3902 Meadow Pointe Blvd |
What Meadow Pointe is known for
Meadow Pointe is a large deed-restricted community in southern Wesley Chapel, just north of the Hillsborough County line and across from New Tampa. The Porter family, whose Wiregrass Ranch once covered about 14,000 acres here, lists Meadow Pointe among the developments carved from the ranch in the early 1990s. Pasco County created the first district by Ordinance 91-15, effective October 8, 1991.
What sets it apart from newer Wesley Chapel communities is that local government, not only an HOA, runs daily life. Four CDDs maintain the clubhouses, ponds, walls and streetlights, and in parts of the community they also collect trash and enforce deed restrictions.
Is Meadow Pointe a good area to live?
It suits buyers who want an established community with mature landscaping, several clubhouses and prices below the Wesley Chapel average. Zillow's typical value of $365,604 is about $35,000 under the area's $400,424, and older homes in the first districts carry some of the smallest CDD charges in the area. The trade-offs are homes built from the 1990s onward that may need roofs or systems, and a patchwork of four districts and many village associations. Judge the specific village, not the Meadow Pointe name.
Meadow Pointe homes and prices
Zillow's typical home value for Meadow Pointe was $365,604 in August 2026, down 1.7% over the year. Elsewhere in Wesley Chapel, Zillow put Seven Oaks at $469,659 and Aberdeen at $357,155. For the wider market, see the Wesley Chapel housing market.
Single-family homes
Most homes are detached houses on lots from 40 to 80 feet wide. Meadow Pointe II's budget counts 960 single-family lots in villages such as Morningside, Deer Run, Wrencrest, Iverson and Colehaven, and Meadow Pointe IV's villages include Whinsenton, Parkmonte, Shellwood Place, Provence and Windsor.
Villas
Attached villas on narrower lots are common in Meadow Pointe II (Longleaf and Lettingwell, 306 units) and Meadow Pointe III (Whitlock and Larkenheath). They usually cost less than a detached home but carry the same district operations charge.
Townhomes and multifamily
Meadow Pointe II has 872 townhomes in villages such as Covina Key, Sedgwick, Vermillion, Charlesworth and Tullamore, plus 24 multifamily units at Anand Vihar. Meadow Pointe IV also includes the Meadow Pointe North townhomes. Townhome villages have their own associations, so add that fee.
Living in Meadow Pointe
Clubhouses and amenities
Each district runs its own facilities. Meadow Pointe I's center has a 75-foot junior Olympic lap pool heated to 84 degrees in cooler months, a water slide, a splash pad, a fitness center open 6 a.m. to 8 p.m., racquetball, tennis and pickleball, basketball and shuffleboard. Meadow Pointe II takes pickleball and tennis bookings through an app. Meadow Pointe III and IV say their bond-financed facilities are open to the public, with non-resident user fees.
Shops and dining
The Shops at Wiregrass and the retail along State Road 56 sit to the north, and New Tampa's shops are across County Line Road. See Wiregrass Ranch for what is there.
Schools
Pasco County Schools assigns schools by address, and boundaries change. Enter the exact address in the district's 2026-2027 school boundary search rather than trusting a listing.
Getting around and how far it is from Tampa
Meadow Pointe lies on the Pasco side of County Line Road, so parts of the community are only a few streets from Hillsborough County. Wesley Chapel as a whole is about 25 miles north of Tampa, with I-75 to the west. Test the drive to your workplace at rush hour before you commit.
CDD, HOA and tax costs in Meadow Pointe
Each district adopts its own budget. These are the 2026/27 per-home charges that will appear on the November 2026 Pasco tax bill:
Meadow Pointe I
A single residential charge of $906.72 (a preliminary figure in the adopted budget), up from $873.00, across 1,458 homes. It covers the amenity center, landscaping, ponds, walls, streetlights, trash pickup, deed restriction enforcement and architectural review. The district says there are no HOAs inside Meadow Pointe I.
Meadow Pointe II
From $415.28 for Anand Vihar multifamily units to $2,099.29 in Colehaven. Single-family homes pay $1,090.51 for operations, $216.00 for garbage pickup and a village charge, plus debt service. Seven villages without an HOA also pay $60.32 for the CDD to enforce deed restrictions under a 2004 state law.
Meadow Pointe III and IV
Meadow Pointe III runs $2,064.71 to $2,713.04, after an 11.6% rise in the operations charge to $1,776.35. Meadow Pointe IV runs $3,168.75 to $3,674.89, including a capital reserve charge of $450.05. Both also have an HOA with its own dues, which are not on the tax bill.
Property tax and flood
Meadow Pointe is in the unincorporated Pasco fire district, taxed at 16.8169 mills for 2025, or about $1,682 per $100,000 of taxable value before exemptions. The Pasco County property tax guide works through a full bill. Many lots back onto conservation areas and ponds, so check the address on the FEMA Flood Map Service Center and get an insurance quote early.
What to check before buying in Meadow Pointe
- Which district and village: the charge can differ by more than $3,000 a year between two homes a mile apart.
- Remaining bond years: ask the district manager when the debt service part ends.
- Village HOA: ask for the village association's budget, rules and estoppel as well as the CDD figure.
- Roof, HVAC and plumbing age on 1990s and 2000s homes, which also affects insurance.
- Architectural rules: in Meadow Pointe I, screen enclosures, paint colors and roofs need review, and chain-link fences are not allowed.
Pros and cons of Meadow Pointe
Pros
- Typical value about $35,000 below the Wesley Chapel figure.
- Four clubhouses, pools and courts run by public districts with open meetings and budgets.
- Close to the Hillsborough line, State Road 56 and Wiregrass shopping.
Cons
- Older housing stock in the first villages.
- CDD charges up to about $3,675 a year in Meadow Pointe IV, plus HOA dues in some villages.
- Rules and fees differ village by village, which takes homework.
Compare the newer Epperson and the other options on the Wesley Chapel guide.
Common questions
How much is the CDD fee in Meadow Pointe?+
It depends on the district and village. For 2026/27, Meadow Pointe I charges $906.72 per home, Meadow Pointe II ranges from $415.28 to $2,099.29, Meadow Pointe III from $2,064.71 to $2,713.04 and Meadow Pointe IV from $3,168.75 to $3,674.89. The charge appears on the Pasco County tax bill.
How much are homes in Meadow Pointe?+
Zillow's typical home value for Meadow Pointe was $365,604 in August 2026, down 1.7% over the year and below Wesley Chapel's $400,424. Townhomes and villas generally sell for less than detached homes, so compare recent sales in the same village and add the CDD charge to your monthly budget.
What type of housing is in Meadow Pointe?+
Mostly single-family homes on 40- to 80-foot lots, plus attached villas and townhome villages. Meadow Pointe II alone counts 960 single-family lots, 306 villas, 872 townhomes and 24 multifamily units in its budget. Building began in the 1990s, so ages and finishes vary widely between villages.
How far is Meadow Pointe from Tampa?+
Meadow Pointe sits on the Pasco side of County Line Road, which is the border with Hillsborough County, so parts of it are a few streets from New Tampa. Wesley Chapel as a whole is about 25 miles north of Tampa. Drive times depend heavily on I-75 and Bruce B. Downs traffic, so test your commute.
Does Meadow Pointe have an HOA?+
It depends on the district. Meadow Pointe I says it has no HOAs and the CDD enforces deed restrictions. In Meadow Pointe II some villages have HOAs and seven are enforced by the CDD. Meadow Pointe III and IV each have a homeowners association in addition to the CDD.
Sources
- Meadow Pointe CDD: About the CDD
- Meadow Pointe CDD: Facility information
- Meadow Pointe CDD: Questions
- Meadow Pointe CDD: FY 2027 adopted budget
- Meadow Pointe II CDD: Home and meetings
- Meadow Pointe II CDD: Villages
- Meadow Pointe II CDD: FY 2027 adopted budget
- Meadow Pointe III CDD: Home
- Meadow Pointe III CDD: FY 2026/27 assessment chart
- Meadow Pointe IV CDD: Home
- Meadow Pointe IV CDD: FY 2026/27 assessment chart
- Wiregrass Ranch: About (Porter family history)
- Wikipedia: Wesley Chapel, Florida
- Pasco County Property Appraiser: 2025 millage rates by tax area
- Pasco County Schools: 2026-2027 school boundary search
- FEMA: Flood Map Service Center
- Zillow Research: Zillow Home Value Index (August 2026 data)