Seminole County, Florida
Canopy, Casselberry (unincorporated Seminole County), Florida
Thirty-one single-family homes by Beazer Homes on about eighteen acres off Nodding Pines Way, in the Casselberry part of unincorporated Seminole County. Homesites are ninety feet wide with three-car garages, the houses run roughly 3,180 to 4,217 square feet with four to five bedrooms, and the published starting point is from the high $700s as of November 2026. The land is being cleared and graded right now. A grand opening is ahead of it.
This is infill, not a greenfield subdivision, and that is the whole character of it. Eighteen acres wedged inside neighbourhoods built in the 1970s and 1980s, with Howell Creek along one edge and mature trees on the ground. There are two things on the public record here that nobody is going to volunteer to you, and they are both on this page: how the flood mapping actually falls across this land, and the fact that no plat has recorded yet, which is why lot selection is still an open question.
At a glance
- Builder
- Beazer Homes
- Homes planned
- 31 single-family homes
- Site size
- About eighteen acres, assembled from eight parcels
- Homesite width
- 90 feet, with three-car garages
- Home size range
- About 3,180 to 4,217 square feet
- Bedrooms and baths
- Four to five bedrooms, three to three and a half baths
- Published starting price
- From the high $700s, as published in November 2026
- Where
- Unincorporated Seminole County, Casselberry mail area
- ZIP code
- 32707
- Access street
- Nodding Pines Way, off the Red Bug Lake Road corridor
- Zoning
- Single-family planned development on the live county roll
- Stage
- Clearing and grading under way as of autumn 2026
- Special flood hazard area
- Part of the land mapped inside, most of it mapped outside
- School district
- Seminole County Public Schools, countywide
- Community development district
- None of record for this site
- Recorded plat
- None recorded yet
- Sales status
- Announced, with a grand opening ahead
- Floor plan names and sizes
- Not yet released individually Get pricing
- Lot sizes and dimensions
- Not yet released Get pricing
- Street names inside the community
- Not yet released Get pricing
- Homeowners association dues
- Not yet released Get pricing
- Amenities
- Not yet released Get pricing
- Model home
- Not yet announced Get pricing
- First deliveries
- Not yet announced Get pricing
Details on this page are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, home counts, and timing have not been released by the builder and are subject to change without notice.
Thirty-one homes is a small community, and on a small community the difference between the best lot and the last one is most of the decision. Tell us what you are looking for and we will get you the current price sheet, the incentive package and a read on which lots are worth waiting for.
What is on the record
The county has a preliminary subdivision plan for thirty-one single-family lots on about eighteen acres here, and the builder is Beazer Homes. Zoning on the development parcels reads on the live county roll as a single-family planned-development classification, having moved off an agricultural designation, which is the paper trail of an approval rather than an application. The stormwater and drainage work is authorised by a state water management district permit issued in late 2025 with the builder as permittee.
The ground was assembled from eight separate parcels, which is what it takes to put eighteen contiguous acres together in a part of the county that was substantially built out before 1990. Title changed hands in early 2026 and the previous owners are gone, so nothing here is waiting on a purchase to close.
Subdiview is not affiliated with, endorsed by, or sponsored by Beazer Homes. Beazer Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.
How to buy Canopy without leaving money on the table
The person at the builder's sales desk works for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract line by line, and pushing for every incentive, upgrade and closing-cost credit the builder will give. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The one catch is timing. You usually need your own agent from the very first visit, or the builder will not recognize them and you lose it. Start here and we will set it up.
On a thirty-one home community that leverage lands in a specific place. There is no phase after this one to wait for, so lot premiums, which lots get released when, and what gets thrown in to move a particular homesite are the live negotiation. Having someone whose job is to ask those questions, before you have signed anything, is the difference.
Howell Creek, and the flood mapping nobody reads
Howell Creek runs along part of this land, and it is a genuine amenity: it is why there are mature trees on an eighteen-acre parcel in a built-out part of Seminole County. It also has a floodplain, and the federal flood mapping over this site is the most useful thing we can tell you.
We tested it across the entire property rather than at a single point in the middle, which matters, because a point in the middle of this site returns minimal hazard and would have told you the wrong thing. Across the whole eighteen acres, roughly a quarter of the land is mapped inside the special flood hazard area, and a small part of that quarter carries a floodway designation, which is the most restricted category there is. Around another tenth sits in the lower-probability band just outside. The remaining three fifths or so is mapped as minimal hazard.
The important detail is that it is concentrated rather than scattered. The mapped area follows the creek corridor along one edge: two of the eight parcels are roughly half inside it, one is slightly inside, and five are entirely outside. So this is not a community-wide problem. It is a question about which lot you end up on, and that question cannot be answered today, because no plat has recorded and the lots do not exist yet as legal objects.
What to do with that: when lots are released, ask for the flood determination on your specific lot in writing before your deposit goes hard, and ask what the permitted stormwater design does with the creek corridor. Mapped outside generally means a lender will not require a flood policy, a real monthly saving. Mapped inside generally means they will. Maps also get revised, and being outside makes flood coverage optional and cheap rather than unnecessary.
One honest reading, labelled as a reading. Thirty-one homes on eighteen acres is a low yield for Seminole County infill, where land is expensive and developers push density. A quarter of the site being creek corridor and mapped floodplain, which cannot carry a house and normally becomes open space or stormwater, is consistent with that low count. We are not going to tell you where the pond and the preserved ground will sit, because the drawing that decides it does not exist.
Casselberry, Oviedo, Winter Springs, Winter Park: which is it
All four, and none of them governs the place. This land is unincorporated Seminole County, so there is no city hall with jurisdiction over it. Mail and the emergency address database put it in the Casselberry 32707 community, along with the adjoining Sutters Mill and Belle Meade neighbourhoods, and Casselberry is the city name that will end up on your driver's licence. Oviedo and Winter Springs are the nearest city limits, which is why you will see it filed under either. Winter Park, the better-known name, is a few miles southwest. Winter Springs 32708 covers parcels further east, not this one.
There is a second name problem here and it is worth getting right before you start searching. Nodding Pines Way, the street this community takes its access from, is an existing road dating to the early 1980s in the adjoining Sutters Mill subdivision, lined with houses that have been there for forty years. Because the access street carries that name, county and permit paperwork on this project sometimes carries it too. Mustang Way nearby is in the same position, and older planning paperwork on this ground used an earlier project name, Hidden Woods Reserve. So a search for Nodding Pines or Hidden Woods Reserve will mix forty-year-old resales with this new community. They are different things on the same road.
What a high-$700s house means on this particular ground
Set the number in context before you react to it. The statewide Florida single-family median sale price was $415,000 in September 2026, up a little over one percent on the year. A from price in the high $700s is therefore deliberately upper-end product, and the houses match it: close to four thousand square feet at the top of the range, four to five bedrooms, three car garages, on ninety-foot-wide homesites.
Ninety feet is the figure to notice. New construction in this part of Seminole County usually arrives considerably narrower, because land here costs what it costs and the arithmetic pushes lots thin. A ninety-foot frontage with a three-car garage is a different kind of street: side-entry and three-wide garages fit, houses sit further apart, and the elevation does not have to be mostly garage door.
The other half of the value proposition is the location, and a price comparison cannot see it. Everything around this site was built decades ago. You are not buying into a half-finished master plan on the metro's outer edge with a decade of construction traffic ahead of it. The trees are grown, the neighbours are long settled, the roads exist, and the commute is short in a way a new community in Osceola or east Orange County cannot match at any price. That is what infill in a built-out county actually sells.
Published prices and incentive packages move month to month, which is why the number above carries its as-of date. Get the current sheet.
The cost stack beyond the price
On property taxes, the figure you want does not exist yet. Your bill is calculated on the finished house, and this land currently sits on the roll as large undeveloped parcels, so its present assessment tells you nothing. Plan for the first full tax year on a new home to jump hard off the raw-land number. One real saving applies here: because the site is unincorporated county rather than inside a city, there is no municipal millage stacked on top of the county, school and district levies.
Florida's homestead exemption and the assessment cap that goes with it are statewide, set by state law rather than by Seminole County, and they do not come with the house. They begin once you own and occupy the home as your permanent residence and file for them, so the first year is usually the unsheltered one. If you are moving from another Florida homestead, ask about carrying your accumulated assessment benefit across. It is portable and routinely left on the table.
On special district assessments, the news is good and worth understanding properly if you have shopped new construction elsewhere in Florida. No community development district is of record for this site. We checked that against non-ad-valorem records rather than against a tax code, because a district assessment is not an ad-valorem tax and would never show up in one, and the state's current accounting of non-ad-valorem levies by county names no community development district in Seminole County at all. In parts of this state such an assessment adds well over a thousand dollars a year for decades and never appears in the advertised price. That is what the record shows rather than a guarantee, since a brand-new district would not yet appear on a current roll, so ask the question anyway.
Two recurring costs do apply. Unincorporated Seminole County property carries county non-ad-valorem assessments billed with the annual tax bill, for services such as residential solid waste collection and street lighting. And a homeowners association already exists for this community as a corporate entity, so there will be dues. The amount has not been published, and on a thirty-one home community the arithmetic is worth asking about directly: fewer households share the cost of whatever common ground, stormwater pond and creek buffer end up being maintained, which can push a per-home figure higher than a larger community's.
Insurance is the last line and it deserves a real quote rather than an area average. Florida premiums run well above the national average and that is simply the market here. Buying new is the strongest lever you have on the number: a house built to the current code, with a new roof, documented roof-to-wall connections and impact-rated or shuttered openings, is precisely what a wind-mitigation inspection credits, and it commonly prices far better than an otherwise comparable older house on the next street. Ask what the named-storm deductible is, because it is normally a percentage of insured value rather than a flat sum. And given the flood mapping above, ask separately whether your specific lot will need a flood policy, which is a different policy from the homeowners one.
Getting around from here
The site sits just off the Red Bug Lake Road corridor, the east-west road that carries this part of Seminole County between Casselberry and Oviedo, with Tuskawilla Road the north-south connector alongside it. Within a couple of miles are State Road 417, the beltway that runs down the east side of the metro, and State Road 436, Semoran Boulevard, which is the arterial spine through Casselberry and Altamonte Springs. State Road 426, Aloma Avenue, heads southwest toward Winter Park.
What that geography buys is unusually broad job access for one address. The 417 takes you south toward the University of Central Florida, the Central Florida Research Park next to it and the Lake Mary and Maitland office corridors to the north, without touching Interstate 4. The 436 and Aloma Avenue run to Winter Park and in toward downtown Orlando. Interstate 4 remains the regional spine, reached west through Altamonte Springs, and it remains the part of any Central Florida commute worth avoiding where you can. Being able to reach several of the metro's job centres without needing I-4 is a genuine Seminole County advantage.
We are not going to publish drive times we have not measured. The right move, and it costs you one morning, is to drive your own commute in both directions at the hour you would really make it.
The rest of life here is settled suburban Seminole County: the Red Bug Lake Road retail, the county's chain of lakes and the parks along them, and the Cross Seminole Trail, the paved rail-trail running through this part of the county into the wider regional network. None of it is new or announced. It is already there, which is the point of buying infill.
Schools
Seminole County Public Schools serves the whole county, so the district is certain, and for a lot of buyers in this price band it is a substantial part of the reason they are looking in Seminole at all rather than across the county line. The district held an A rating for the 2025-26 year and is reported as the top-ranked district in Central Florida. That is a district fact rather than a school fact, and it is the one we can stand behind.
The specific schools are a different matter and we are not going to guess at them. This land has no addresses yet, because no plat has recorded, so there is nothing to run through the district's own locator today. Attendance zones are reassignable, and a county this built out redraws them when capacity demands it. Worth knowing too: infill of this size adds households without adding school capacity, which is a normal part of buying into an established area. Once a lot has a real address, check the assignment at the district yourself, and if a particular school is the reason you are buying, make it a written condition of the contract.
Buying before the plat records, and what to ask
No plat has recorded here. That is the single most consequential thing to understand about the timing. A recorded plat is the document filed in the public land records that legally creates individual numbered lots, fixes their boundaries, names the streets and dedicates the rights of way. Until it records, nobody can convey you a lot, there are no addresses, and the lot lines on any site plan you are shown can still move. It also means the streets inside this community do not have names yet, so if you see one quoted, it is not from the record.
A pre-construction contract is not a resale contract, and the negotiating room sits in unfamiliar places. The questions worth having someone ask on your behalf, before you sign: how the deposit is held, when it goes hard, and what happens to it if the schedule slips or the plat changes the lot you selected; whether the price is locked against cost escalation; what the builder may substitute for specified materials; what the structural warranty covers as distinct from the one-year fit-and-finish cover; whether you may bring your own inspector before closing and at which stages; what the lot premium actually buys; and, on this site specifically, the flood determination for your lot and what the stormwater design does with the creek corridor.
The sequence from here is predictable even though the dates are not: the plat records and converts the site into numbered lots with street names and addresses, permits follow, and a sales presence and a grand opening come after. Every date in that chain is a target and slips are routine.
The honest tradeoffs
Start with the price band, because it is the real filter. A from price in the high $700s puts these houses well above most of what surrounds them, and the neighbourhoods on every side were built in the 1970s and 1980s. Being at the top of your street's price range cuts both ways: an established area with grown trees holds value differently from a new master plan, but your comparables will be older and smaller houses for some years.
Second, the flood mapping above is real and lot-specific, and the answer for your lot does not exist yet. Third, thirty-one homes is a small community: no second phase to wait for, no resort amenity programme likely at that size and none published, and a per-home share of common-ground upkeep spread across fewer households. Fourth, an early buyer on a site being graded today lives beside construction for a while. Fifth, infilling into a built-out area means established neighbours who were there first, and a build-out that runs through their street as well as yours.
And a general one. Everything here is a snapshot of records that move. Approvals get modified, lot counts change at platting, plats record later than anyone expected, and published prices and incentives change month to month. The facts on this page are what the public record and the published information showed as of early November 2026.
Questions
Where exactly is Canopy?
On Nodding Pines Way in unincorporated Seminole County, Florida, in the Casselberry 32707 mail area, just off the Red Bug Lake Road corridor between Casselberry and Oviedo. It is about eighteen acres assembled from eight parcels, and Howell Creek runs along part of it. The site is not inside any city limit, which is why you will see it described under several different city names.
Why do I see this called Casselberry, Oviedo, Winter Springs and Winter Park?
Because all four are defensible and none of them is a city hall with jurisdiction here. The land is unincorporated Seminole County, so no city governs it. Mail and the emergency address database put it in the Casselberry 32707 community, which is also where the adjoining neighbourhoods sit. Oviedo and Winter Springs are the nearest city limits, and Winter Park is the better-known name a few miles southwest. A Casselberry address is the one that will be on your driver's licence. Winter Springs 32708 applies to parcels further east, not to this one.
Is this the same as Nodding Pines next door?
No, and this trips people up, so it is worth being precise. Nodding Pines Way is an existing street dating to the early 1980s in the adjoining Sutters Mill subdivision, with houses that have been there for four decades. Canopy takes its access from that street, which is why county and permit paperwork on this project sometimes carries the Nodding Pines name. If you search Nodding Pines you will find resale listings on forty-year-old homes as well as this new community. They are different things on the same road. Mustang Way is the other existing street in the same situation, and this ground has also carried an earlier project name, Hidden Woods Reserve, in older planning paperwork.
How many homes, and how big are the lots?
Thirty-one single-family homes on about eighteen acres. The homesites are published at ninety feet wide with three-car garages, and the houses run roughly 3,180 to 4,217 square feet with four to five bedrooms. Ninety-foot homesites are genuinely wide for new construction in this part of Seminole County, where new infill usually comes in considerably narrower. Exact lot dimensions and square footages per lot are not released, and they cannot be yet, because no plat has recorded.
What do homes cost?
The published starting point is the high $700s, as shown in November 2026. Treat that as a from price on the smallest plan with no options, which is how every builder quotes. For context, the statewide Florida single-family median sale price was $415,000 in September 2026, so this is a deliberately upper-end product. What that buys in this location is a nearly four-thousand-square-foot new house on a wide lot inside a built-out, close-in part of Seminole County, which is not something the raw price comparison captures. Prices and incentives move, so get the current sheet rather than working from this page.
Is the site in a flood zone?
Partly, and this is the single most useful thing on this page. Tested across the whole property rather than at one point in the middle, roughly a quarter of the land is mapped inside the special flood hazard area, including a small amount carrying a floodway designation, and about another tenth sits in the lower-probability band just outside it. Most of the site, around three fifths, is mapped as minimal hazard. The mapped area is not scattered across the site: it follows the Howell Creek corridor along one edge, so two of the eight parcels carry roughly half of it each and five carry none at all. What this means for you in practice is that the question is per lot, not per community, and the answer does not exist yet because no plat has recorded. Ask for the flood determination on your specific lot in writing before you go hard on a deposit, and ask what the stormwater design does with that corridor.
Does that flood mapping explain the low lot count?
It is a reasonable reading, and we will label it as a reading rather than a fact. Thirty-one homes on eighteen acres is a low yield for Seminole County infill. A quarter of the site being creek corridor and mapped floodplain, which cannot carry a house and normally becomes open space or stormwater, is consistent with that. We are not going to tell you where the pond or the preserved ground will sit, because the plat that decides it has not been drawn.
Is there a community development district assessment?
No community development district is of record for this site, and we checked that against non-ad-valorem records rather than against a tax millage code, because a district assessment is not an ad-valorem tax and never appears in one. The state's current accounting of non-ad-valorem levies by county names no community development district in Seminole County at all. That is what the record shows rather than a guarantee, since a brand-new district would not yet appear. Two things do apply here. Unincorporated Seminole property carries county non-ad-valorem assessments billed with the annual tax bill for services like residential solid waste collection and street lighting. And a homeowners association already exists for this community as a corporate entity, so there will be dues. They have not been published.
What are the property taxes going to look like?
The figure you want does not exist yet, because your bill is calculated on the finished house rather than on raw land, and the land currently sits on the roll as large undeveloped parcels. Expect the first full tax year on a new home to jump hard from whatever the dirt was carrying. One genuine saving here: the site is unincorporated county rather than inside a city, so there is no municipal millage stacked on top. Florida's homestead exemption and the assessment cap that goes with it are statewide, set by state law rather than by Seminole County. They start after you own and occupy the home as your permanent residence and file for them, so the first year is usually the unsheltered one. If you already hold a Florida homestead, ask about carrying your accumulated assessment benefit across, because it is portable and routinely left on the table.
What about homeowners insurance?
Budget for it seriously and get a real quote on a specific plan and lot rather than working from an area average. Florida premiums run well above the national average and that is simply the market. The good news is that buying new is the strongest lever you have on the number: a house built to the current code, with a new roof, documented roof-to-wall connections and impact-rated or shuttered openings, is exactly what a wind-mitigation inspection credits, and it commonly prices far better than an otherwise comparable older house nearby. Ask what the named-storm deductible is, because it is normally a percentage of insured value rather than a flat sum. And because part of this site is mapped inside the special flood hazard area, ask separately whether your particular lot will require a flood policy, which is a different policy from the homeowners one.
What schools serve it?
Seminole County Public Schools serves the entire county, so the district is certain and it is a real part of why people buy here: the district held an A rating for 2025-26 and is reported as the top-ranked district in Central Florida. The specific schools are not certain, and we are not going to guess. This land has no addresses yet because no plat has recorded, so nothing can be run through the district's own locator today. Attendance zones are also reassignable, and districts redraw them when growth demands it. Once a lot has a real address, check it at the district yourself, and if a particular school is the reason you are buying, make it a written condition of the contract rather than a conversation in a sales office.
Has construction started?
Site work has. Current satellite imagery shows the land inside this assemblage cleared and graded, with a bit over half of it stripped to bare ground where in early 2026 it was continuous tree cover. The change is confined to the project boundary while the surrounding neighbourhoods are unchanged in the same images, and it holds across multiple cloud-free captures through autumn 2026. No houses are under construction. The step that has not happened is the plat recording, which is what legally creates numbered lots, fixes their boundaries and names the streets.
Should I visit the sales office on my own?
Not before you have your own representation sorted, and this is the part that costs people real money. The person at a builder's sales desk works for the builder. You are entitled to your own agent, on new construction it generally costs you nothing extra because the builder budgets for one either way, and most builders will only recognise your agent if that agent is named at your very first registration. A Saturday walk through a model counts as a registration. Get it set up first.
Seminole County, Florida
Get your inside track on Canopy
Tell us what you are after and we will connect you with a Florida agent who can get you the current price sheet and incentive package, walk the lots with you when they are released, and read the contract with you before you sign.
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Where this came from
Everything on this page is compiled from public county, state and federal records, from dated satellite imagery, and from information published by the builder, and is accurate as of early November 2026. Approvals, counts, prices and dates change, and the ones here are targets rather than commitments. We did not search civil court dockets.
Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you.
Subdiview is not affiliated with, endorsed by, or sponsored by Beazer Homes. Beazer Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.