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Editorial view of Mirada — the 15-plus-acre MetroLagoon master-planned community in San Antonio, Pasco County, with palm-lined streets, family single-family product, and resort amenity access
Tampa Bay · New Construction · Pasco County

Mirada Lagoon buyer's guide.

A factual buyer's framework for evaluating Mirada — the 15-plus-acre MetroLagoon master-planned community in San Antonio, Pasco County. Builders by neighborhood, CDD and HOA cost structure, the MetroLagoon amenity, and how Mirada compares to Epperson and Angeline. Written from the same scorecard I run for buyers considering a Pasco County new-construction purchase this quarter.

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Quick Facts

Mirada, at a glance.

Location
San Antonio, Pasco County, FL
Lagoon size
15+ acres · MetroLagoon
Planned homes
~5,000 (multi-phase)
Active builders
8+ national builders
Active Adult section
Medley at Mirada (55+)
CDD band (early 2026)
$2,100 – $3,600+/year
Inside This Guide

How to read this report.

Six sections covering community overview, geography, builders and neighborhood types, amenities, CDD and HOA cost structure, and the Pasco County comparison to Epperson and Angeline.

Community overview

A master-planned lagoon community with eight builders.

Mirada is a master-planned residential community developed by MetroDevelopment Group in San Antonio, Florida, within Pasco County. The community is organized around a 15-plus-acre man-made lagoon created by MetroLagoons, which serves as the primary amenity anchor. This report presents factual information to help buyers evaluate whether Mirada fits their priorities, timeline, and budget.

Community overviewSan Antonio · Pasco County

Mirada is a master-planned lagoon community, not a Wesley Chapel subdivision.

Mirada is a master-planned residential community developed by MetroDevelopment Group in San Antonio, Florida, within Pasco County. The community is organized around a 15-plus-acre man-made lagoon created by MetroLagoons, which serves as the primary amenity anchor. The overall plan accommodates approximately 5,000 homes spread across multiple neighborhoods, each served by national builders offering different product types, price points, and home sizes. The community is structured as a multi-builder, phased development with shared amenity infrastructure funded through a combination of HOA dues and Community Development District assessments. Mirada includes both family-oriented neighborhoods and a dedicated 55-plus Active Adult section called Medley at Mirada, which has its own clubhouse and age-restricted programming. Ongoing development means not all planned phases or amenities are necessarily complete at any given time; prospective buyers should verify the current status of specific neighborhoods and features directly with on-site sales teams.

Quick summaryAt a glance

Five numerical anchors tell the Mirada story.

15-plus acres of MetroLagoon at the center of the plan. Approximately 5,000 homes are planned across multiple phases. Eight or more active national builders operate within the community footprint. Medley at Mirada is the dedicated gated 55-plus Active Adult section. ULTRAFi high-speed internet infrastructure is built into the community. New construction is built to post-2020 codes, qualifying for current insurance rate standards. Kirkland Ranch Academy of Innovation provides a school option for families with children. Ongoing infrastructure expansion across northern Pasco County supports long-term growth. The combination of a recognized lagoon amenity at this square-footage scale and a multi-builder structure is what makes Mirada one of the more closely watched new-construction communities in northern Pasco County today.

15+Acres · MetroLagoon
~5,000Planned Homes
8+Active Builders
55+Active Adult Section
Where is Mirada located?

San Antonio, not Wesley Chapel proper.

Mirada is located in San Antonio, a distinct municipality in Pasco County. It is near Wesley Chapel and benefits from proximity to Wesley Chapel retail, commercial, and medical infrastructure, but it falls under different municipal and service boundaries. School zoning, utility providers, and local governance are tied to San Antonio and Pasco County rather than to Wesley Chapel.

GeographySan Antonio, Pasco County

Mirada is situated in San Antonio, Florida, in northern Pasco County. The community sits approximately one to two miles north of the Wesley Chapel area boundary, with convenient access to I-75 and the regional highway network. Its location places residents within commuting range of Tampa, Zephyrhills, and New Port Richey, while also connecting them to the growing commercial and employment corridors along State Road 54 and State Road 52.

AccessI-75 · SR-52 · SR-54

I-75 runs west of the community and connects Mirada to greater Tampa and the metro area. State Road 52 serves as the primary east-west corridor near the community. State Road 54 provides access to Wesley Chapel retail and employment centers. Wesley Chapel is approximately 5 to 10 miles south depending on destination. Zephyrhills is to the northeast along SR-54 and US-301. Land O' Lakes and Lutz are accessible to the south via US-41 and I-75. Tampa International Airport is approximately 30 to 45 minutes via I-75 south.

Service footprintSchools · utilities · retail

A Mirada Publix grocery anchors nearby service retail within the community area. Kirkland Ranch Academy of Innovation serves students in the area. School zoning, utility providers, and local governance are tied to San Antonio and Pasco County rather than to Wesley Chapel — buyers should verify the specific parcel's school zone, tax district, and service providers before purchase. The Medley section, the family neighborhoods, and the townhome enclaves can all map to different attendance boundaries depending on the address.

Distance and commute bands above reflect typical off-peak travel; verify current travel time with the specific destination at the time of purchase, particularly the Tampa International Airport run via I-75 south.

Builders and neighborhood types

Eight national builders, three product containers.

Mirada is split across three neighborhood containers — family single-family, the gated 55-plus Active Adult section known as Medley at Mirada, and the townhome / entry-level enclaves. National builders operate in parallel inside the master plan, offering buyers the unusual ability to compare products from multiple builders within a single community footprint. Pricing information is not included here because it changes frequently; buyers should verify current list prices and available incentives directly with each builder's sales office.

Family single-family neighborhoods1,400 – 3,500+ sq ft

Family single-family is the largest land use inside Mirada.

The majority of Mirada's land area is dedicated to single-family neighborhoods served by national builders including Homes by WestBay, D.R. Horton, Lennar, Dream Finders Homes, Casa Fresca, Ryan Homes, and Ascend Mirada. Home sizes generally range from approximately 1,400 square feet for entry-level plans to more than 3,500 square feet for larger luxury or estate-style homes. Most neighborhoods offer a mix of two-story and single-story floor plans with open-concept living areas, three-car garage options on select plans, and smart-home technology packages. This segment attracts first-time buyers, growing families, move-up buyers priced out of central Wesley Chapel, and remote workers seeking modern layouts with resort amenity access. Buyers should request the total monthly payment estimate — including CDD assessment, HOA fee, property taxes, and insurance — to compare accurately against homes in adjacent communities.

Medley at Mirada55-plus Active Adult · Lennar

Medley at Mirada is the gated 55-plus enclave inside the master plan.

Medley at Mirada is the age-restricted 55-plus enclave within the broader Mirada community, developed by Lennar. It operates as a gated section with its own dedicated clubhouse and amenity programming distinct from the family neighborhoods. Home types include single-family and villa options designed for lower-maintenance living, with Lennar's Everything's Included standard feature packages. Residents of Medley retain access to the community-wide MetroLagoon and shared amenities, subject to current membership terms. The section is best suited for buyers aged 55 and older who prioritize an active adult lifestyle with on-site wellness, recreation, and social programming, while benefiting from the scale of a larger master-planned community. HOA fees for the Medley section cover exterior maintenance and lawn care, which differs structurally from the family neighborhood HOA — buyers should compare total monthly cost structures carefully before deciding between the two sections.

Townhome and entry-levelEagles Cove · Maronda

Townhomes and compact single-family sit at the lowest square-foot band.

Mirada includes townhome and lower-square-footage single-family neighborhoods positioned at lower price points than larger estate offerings. Eagles Cove at Mirada, built by DRB Homes, is one example of the townhome product available. Maronda Homes also offers townhome collections within Mirada, with modern exterior elevations and attached garages. These properties typically feature two to three bedrooms and provide full access to shared community amenities including the lagoon. Townhome and entry-level buyers should note that HOA fees in these product types often cover exterior maintenance, roofing, and landscaping, resulting in higher monthly HOA amounts than a comparable single-family home in the same community. The total monthly carrying cost — including CDD, HOA, mortgage, taxes, and insurance — should be evaluated carefully before comparing list prices across product types.

Active builders

The builder roster, by product line.

  • Builder

    Homes by WestBay

    Semi-custom single-family homes. Key West II and Innovation Series floor plans. Known for elevated ceilings and open layouts. Design Studio customization options available.

  • Builder

    Lennar

    "Everything's Included" standard feature model. Single-family and Active Adult (Medley) product lines. Smart-home technology packages standard. High volume of move-in-ready spec inventory.

  • Builder

    D.R. Horton

    Broad range of floor plans and price points. Entry-level through mid-range single-family homes. Frequent buyer incentive and rate buy-down programs. DHI Mortgage affiliated lending available.

  • Builder

    Dream Finders Homes

    Customizable floor plans with upgrade options. Mid-range to upper-mid single-family homes. Focus on design flexibility for buyers.

  • Builder

    Casa Fresca & Ryan Homes

    Modern contemporary interior design focus. Targeted at first-time and younger buyers. Competitively priced entry and mid-range plans.

  • Builder

    Maronda Homes & DRB Homes

    Townhome and compact single-family product. Maronda is a family-owned builder option. Affordable entry points within the community.

Editorial rendering of a Pasco County master-planned neighborhood — same growth corridor and amenity discipline as Mirada's family single-family blocks
The order of moves

“Compare the total monthly outflow, not the headline list price.”

Amenities & nearby destinations

The MetroLagoon, layered amenities, and the Wesley Chapel orbit.

Mirada's internal amenity package is organized around the MetroLagoon as its primary attraction, supported by recreational, fitness, and social infrastructure throughout the community. The destinations listed below are not located within Mirada's community boundaries — they are referenced only to illustrate the broader regional lifestyle context.

MetroLagoon

The 15-plus-acre lagoon anchors the entire community experience.

Mirada's 15-plus-acre lagoon is one of the largest man-made community lagoons in the United States. Created by MetroLagoons using proprietary water-treatment technology, it maintains crystal-clear water year-round. The lagoon supports swimming, kayaking, and paddleboarding; a sandy beach with zero-entry shallow zones; a water obstacle course and water slides; a swim-up bar and poolside cabanas; lifeguard staffing during operating hours; and seasonal events and resident programming.

Tennis & pickleball

Professional-grade lighted courts throughout Mirada.

Tennis and pickleball courts are operated at professional grade across the community. Some courts are reserved for the Active Adult section — confirm current access with the community office before contract.

Dog parks

Dedicated fenced dog parks distributed across the community.

Dedicated fenced dog parks throughout the community provide off-leash socialization and exercise areas for residents' pets. These are typically distributed so that several neighborhoods walk to a dog park rather than one centralized facility.

Walking & biking trails

Multi-modal trail network connects every neighborhood to the lagoon.

Miles of well-maintained multi-modal trails connect neighborhoods to amenity areas and natural green space throughout the community footprint. Golf-cart-friendly paths connect all neighborhoods to the lagoon and amenity areas — a notable operational difference from a stricter HOA-walk-only master plan.

Playgrounds

Shaded tot lots distributed across family neighborhoods.

Shaded playgrounds with safe equipment for younger residents are distributed across the community, within easy walking distance from family neighborhoods.

Regional destinations

Wesley Chapel retail and medical sit minutes from the community.

The Shops at Wiregrass and Tampa Premium Outlets anchor the Wesley Chapel retail tier within ten to twenty minutes of Mirada. KRATE at The Grove offers a shipping-container retail and dining destination in Wesley Chapel. BayCare's Wesley Chapel hospital and associated medical office campus provide regional healthcare access within a short drive of the Mirada area. These destinations are located in the broader Wesley Chapel and Pasco County region — they are not within Mirada's community boundaries and are referenced only to provide regional lifestyle context.

CDD, HOA, and total monthly cost

The full outflow, not the headline list price.

Mirada homes carry multiple recurring cost components beyond the mortgage, property taxes, and homeowners insurance. Buyers should request the complete breakdown for the specific parcel they are considering before drawing cost comparisons to homes in other communities. The three frames below are the three that drive the difference between two identically priced list-price homes inside Mirada.

CDD assessments

CDD assessments fund the infrastructure that supports Mirada.

Community Development District (CDD) assessments in Mirada fund the infrastructure that supports the community — roads, utilities, drainage, stormwater systems, and in part the lagoon and shared amenity infrastructure. These assessments are billed annually and appear as a line item on the property tax bill, not as a separate monthly invoice. Based on publicly available information and market summaries as of early 2026, Mirada CDD assessments generally range from approximately $2,100 to $3,600 or more per year depending on lot width, product type, and the specific CDD phase applicable to the parcel. Buyers should verify the exact current assessment for any specific lot by requesting the parcel's most recent tax bill or assessment letter from the builder or Pasco County tax records. CDD assessments are not optional; they appear on the property tax bill and are required for homeowners within a Mirada CDD district. CDD bonds are generally issued for defined periods — commonly 20 to 30 years — and the debt portion of the assessment may decrease or be retired over that timeframe. However, the operations-and-maintenance portion typically continues after the bond is paid off to fund ongoing maintenance of infrastructure and amenities. Buyers should request the current assessment breakdown to understand how much is debt service versus ongoing operations costs, as this affects long-term financial projections.

HOA fees

HOA structure varies sharply by product type.

HOA fees at Mirada vary significantly by product type and neighborhood. Standard single-family neighborhoods carry lower quarterly HOA dues covering common area maintenance and community services. Townhome and villa products carry higher HOA fees because those structures cover exterior building maintenance, roofing, and landscaping. The Medley 55-plus section carries its own HOA fee structure that includes additional services. Lagoon access terms — including guest policies and any additional membership components — should be confirmed with the sales office or community management, as terms can change over time.

Total monthly cost

Compare the full outflow, not the headline price.

A complete monthly budget estimate for a Mirada home should account for: mortgage principal and interest; property taxes (including the CDD line item); homeowners insurance; HOA dues; and any lagoon membership or access fees specific to the neighborhood. Buyers who prioritize walkability, urban density, or the lowest possible monthly carrying costs may find that the combined CDD, HOA, and lagoon-access fees reduce affordability relative to communities without those amenity structures. The buyer who arrives at the sales office with a five-line monthly budget — not a list-price number — is the buyer who negotiates from the right seat.

Cost components to verify at every lot
  • 01Mortgage principal and interest. Rate, term, lock window, and asset documentation for jumbo or relocation buyers.
  • 02Property taxes (with CDD line item). The CDD line rides on the annual property tax bill — request the parcel's most recent tax bill before offer.
  • 03Homeowners insurance. Wind, flood, and umbrella — post-2020 build codes qualify for current insurance rate standards.
  • 04HOA dues. Single-family quarterly dues versus townhome/villa master-association components versus Medley services — each maps to a different line.
  • 05Lagoon / amenity access fees. Lagoon membership or access fees specific to the neighborhood — confirm guest policy and current terms.
  • 06Bond vs operations-and-maintenance split. The debt portion of the CDD may retire over a 20 to 30-year window — operations continues after payoff.
Mirada vs Epperson vs Angeline

Three MetroLagoon communities, three different buyer briefs.

Mirada, Epperson, and Angeline are the three primary MetroDevelopment Group lagoon communities in Pasco County. Each operates with its own lagoon scale, its own proximity to Wesley Chapel retail and schools, and its own fee structure. The frame below is the frame I run for every Pasco County new-construction buyer this year.

Pipeline Pasco master plans →
Mirada vs Epperson vs Angeline

Mirada, Epperson, and Angeline are the three primary MetroDevelopment Group lagoon communities in Pasco County. Mirada's lagoon at 15-plus acres is the largest of the three and carries the most established amenity programming. Epperson is located within Wesley Chapel with a roughly 7.5-acre lagoon and benefits from greater proximity to Wesley Chapel retail and schools. Angeline in Land O' Lakes is a larger master plan in earlier phases with a planned lagoon and a long-horizon town-center vision. Each community carries its own fee structure; a side-by-side cost comparison using the specific parcel assessments provides the most accurate affordability picture.

Side-by-side lanes
  • Mirada15-plus-acre lagoon. Most established amenity programming. San Antonio, Pasco County.
  • EppersonRoughly 7.5-acre lagoon. Greater proximity to Wesley Chapel retail and schools.
  • AngelineLarger master plan in earlier phases with a planned lagoon and a long-horizon town-center vision in Land O' Lakes.
FAQ

The questions Mirada buyers ask first.

✦ ✦ ✦Mirada Lagoon buyer's guide · 2026
“
Is Mirada considered part of Wesley Chapel?

No. Mirada is located in San Antonio, Florida, which is a distinct municipality in Pasco County. It is near Wesley Chapel and benefits from proximity to Wesley Chapel's commercial, retail, and medical infrastructure, but it falls under different municipal and service boundaries. School zoning, utility providers, and local governance are tied to San Antonio and Pasco County rather than to Wesley Chapel. Buyers should verify the specific parcel's school zone, tax district, and service providers before purchase.

Rob · Pasco County
“
Are CDD fees required, and do they eventually go away?

CDD assessments are required for homeowners within a Mirada CDD district and appear on the annual property tax bill. They are not optional. CDD bonds are generally issued for defined periods — commonly 20 to 30 years — and the debt portion of the assessment may decrease or be retired over that timeframe. However, the operations-and-maintenance portion typically continues after the bond is paid off to fund ongoing maintenance of infrastructure and amenities. Buyers should request the current assessment breakdown to understand how much is debt service versus ongoing operations costs, as this affects long-term financial projections.

Rob · Pasco County
“
Is Mirada still actively developing?

Yes. As of early 2026, Mirada continues to develop with multiple builders releasing new phases. Some portions are fully built out with resale inventory available, while other sections are in active construction phases offering new-construction opportunities. The MetroLagoon is operational, but newer phases may be farther from certain amenities. Buyers evaluating specific lots should ask the builder about the anticipated buildout timeline for the surrounding neighborhood and confirm which amenities are currently accessible from their preferred location.

Rob · Pasco County
“
Who is Mirada best suited for?

Mirada serves a broad buyer profile given its mix of product types and price ranges. Families seeking new construction with resort-style amenities, professionals commuting to Tampa who want a suburban quality of life, active adults seeking the dedicated 55-plus Medley section, and buyers priced out of comparable homes in central Wesley Chapel all represent typical buyer segments. Buyers who prioritize walkability, urban density, or the lowest possible monthly carrying costs may find that the combined CDD, HOA, and lagoon-access fees reduce affordability relative to communities without those amenity structures.

Rob · Pasco County
“
How does Mirada compare to Epperson and Angeline?

Mirada, Epperson, and Angeline are the three primary MetroDevelopment Group lagoon communities in Pasco County. Mirada's lagoon at 15-plus acres is the largest of the three and carries the most established amenity programming. Epperson is located within Wesley Chapel with a roughly 7.5-acre lagoon and benefits from greater proximity to Wesley Chapel retail and schools. Angeline in Land O' Lakes is a larger master plan in earlier phases with a planned lagoon and a long-horizon town-center vision. Each community carries its own fee structure; a side-by-side cost comparison using the specific parcel assessments provides the most accurate affordability picture.

Rob · Pasco County

The end of this guide is the easiest place to start: text me the Mirada neighborhood container you are leaning toward — family single-family, Medley 55-plus, or townhome / entry-level — the builder you have toured most recently, and the monthly outflow you are working against. We will run the total-cost comparison in a single Calendly call and surface the two or three parcels worth pulling CDD and HOA tax records on next week.

Consultation

Book your Mirada Lagoon buyer consult.

Forty-five minutes on Calendly is enough to run the Mirada buyer scorecard — the neighborhood container, the builder roster, the CDD and HOA cost structure, and the side-by-side comparison to Epperson and Angeline. We surface the two or three parcels worth pulling current tax records on, and the builder conversation worth opening next week.

Book a Mirada Consult →Request Total-Cost Worksheet
(813) 928-6745✦robert.oconnor@serhant.com✦Founding Member · SERHANT. Florida
Continue Reading

Three reads that pair with this one.

If you have narrowed the Mirada decision to a builder, the next read is usually the corporate-relocation overview on the WordPress side, the buyer-vs-DIY comparison, and the closer-priced Two Rivers read for the same Pasco countyd growth corridor.