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Townes at Anclote Shores: 190 new townhomes approved in Holiday, Florida

On about 46 acres off US 19 in Holiday, behind the county school board campus, Pasco County has approved 190 townhomes. The rezoning was adopted in early 2025, the site development permit was completed in March 2026, the lift station and the fiber are permitted, and the plat has cleared review. Lennar is the applicant of record on the county approvals. It is filed with the county as Anclote Townhomes and plats as Townes at Anclote Shores.

Nothing has been priced yet, and that is normal at this stage. What this page is for is the thing that will matter most and will be hardest to find out later: roughly 37 percent of this site is mapped inside the special flood hazard area and roughly 63 percent is outside it, which means some of these 190 lots will need flood insurance and some will not. No lot-specific determination exists yet, because the plat has not recorded. Below is everything the public record says about that, about the surge and evacuation picture, and about what owning a new townhome in coastal west Pasco actually costs.

At a glance

Community

Townes at Anclote Shores, filed with the county as Anclote Townhomes

Builder

Lennar, the applicant of record on the county approvals

Where

Holiday, unincorporated Pasco County, Florida (ZIP 34691)

Homes

190 townhomes on about 46 acres, with 10 common tracts

Density

About 4.1 homes per acre

Product

Single-family attached townhomes only

Zoning

Planned unit development, adopted by the county in early 2025

Site work

Site development permit complete; lift station and fiber permits issued

Plat

Approved through review but not yet recorded

Streets

Sweeping Breeze Street and Anclote Shores Drive

Amenity

Pool, park and parking on about 1.65 acres

Community development district

None established as of October 2026

Flood mapping

About 37 percent of the site is mapped inside the special flood hazard area and about 63 percent outside

Evacuation zone

Level B, not Level A

Pricing

Not yet released. Get notified when it is.

Floor plans and home sizes

Not yet released. Get notified when it is.

HOA dues and master insurance

Not yet released. Get notified when it is.

Opening date

Not yet released. Get notified when it is.

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.

Subdiview is not affiliated with, endorsed by, or sponsored by Lennar. Lennar 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.

What has been approved

The approval here is unusually complete for a community nobody has heard of. Pasco County adopted the planned unit development rezoning in early 2025, with an entitlement running to 2050, for 190 single-family attached townhome units. The residential subdivision review was issued. The site development permit, which is the approval that authorises grading, drainage, roads and utilities, was recorded as complete in March 2026. A sewage lift station permit was issued in the middle of 2026, and fiber permits have been issued in the right of way. The plat, creating 190 lots and ten common tracts, has been through review and approved - but it has not been recorded, and recording is the step that brings the individual lots into existence.

Those ten common tracts against 190 lots tell you something about the land. About a third of the main development parcel is wetland, so a substantial share of the site is going to drainage, wetland and open space rather than houses. At 190 homes on 46 acres the gross density works out at roughly 4.1 homes per acre, which is modest for townhomes and consistent with a site that has to give a lot of its area back to water.

The two street names are Sweeping Breeze Street and Anclote Shores Drive. Neither has any search competition at all yet. The amenity package, as approved, is a pool, a park and parking on about 1.65 acres, with a small building - this is a townhome community with a modest amenity, not a resort-style master plan, and the price point reflects that.

One note on who owns what, because it looks confusing in county records. The land is not titled in Lennar's name; it is held by a land bank, with the builder holding a purchase agreement recorded in early 2026. That is a completely standard structure for this builder in this county, and it is part of why the project is invisible online - the records sit under a holding company rather than a brand. The land basis works out at roughly $18,400 per lot as of February 2026, which gives you a floor to reason from, not a price.

Not the apartments, and not the other Anclote

This needs saying clearly because the name is one of the most crowded in the county. There is a separate, confirmed 236-unit rental apartment development in this same area that also carries the Anclote name, with a different owner, different parcels and its own zoning approval. This is not that. This community is 190 for-sale townhomes on individual lots - the plat application, the site development permit and the rezoning petition all say so.

Beyond that, Anclote is the name of the river, the key, the park and the local high school. The two nearest new townhome communities are Anclote Square, 84 Ryan Homes townhomes built between 2022 and 2024 in this same ZIP, and The Townes at Darlington, 85 townhomes built by the same builder as this project between 2022 and 2023, in Holiday but a different ZIP. That second one is the easiest mistake to make. There is also a third, unrelated development approval in the area under an Anclote River Resort name, and a cluster of mid-century subdivisions carrying Anclote in their titles. If you have been searching and finding confusing results, that is why.

Which of these 190 lots will need flood insurance

This is the question a sales center will not answer for you, and it is worth more than any upgrade allowance. According to the county's own parcel-level flood overlay, the main 36.7-acre development parcel is split roughly 47 percent inside the special flood hazard area and 53 percent outside. The two smaller western parcels, about 4.8 acres each, are mapped entirely outside. Weighted across the whole 46-acre project that comes to approximately 37 percent of the land inside the mapped hazard area and 63 percent outside.

What that means in practice is simple and consequential: some lots in this community will require flood insurance as a condition of a mortgage and some will not. Which is which cannot be determined yet, because the plat has not recorded and no lot-specific elevation certificates exist. When sales open, every lot will be presented from the same brochure at the same base price, and the flood determination - which can be a four-figure annual difference for the life of the home, and which follows the property into resale - usually surfaces in the lender's package, after the contract is signed. The single most valuable thing you can do here is ask to see the flood line drawn on the lot plan before you choose a lot. Very few buyers think to, and the ones who do tend to end up on the better half of the site for the same money.

Two honest caveats about our own figures. First, this determination is parcel-level: it is the county's percentage intersection of each parcel with the flood overlay, not a survey of your future lot. Second, we tried to pull the federal flood mapping service directly to get the effective map panel and date, and could not reach it this week - that is a service we could not connect to rather than a record that does not exist, and we would rather tell you that than imply we have more than we do. The county overlay is a real record and it is the one these figures come from.

On surge and evacuation the answer is better than you might fear. Under the federal velocity-zone test the site returns no wave-action zone at all, so no coastal wave construction standard applies. Under the county comprehensive plan's Category 1 storm-surge footprint, part of it is covered: we sampled 414 points across the three project parcels and 46 of them, about 11 percent, fell inside, with modelled surge depths running up to five or six feet on the lowest ground in the middle and east of the site. The two western parcels tested clean. And the evacuation zone is Level B, not Level A - Level A being the Category 1 mandatory zone. The Gulf-front Holiday neighbourhoods about a mile west of here are Level A. This site is a mile and a half inland, behind a school campus, in Level B. That is a real difference.

What the 2024 storms actually did to this ZIP

Holiday took serious surge damage in 2024 and you should see the real numbers rather than a reassurance. Across the entire history of the federal flood insurance program this ZIP code has recorded 975 claims. The single month of September 2024, when Hurricane Helene made landfall, accounts for 202 of them - 20.7 percent of every flood claim ever filed here, in one month. Measured instead by calendar year, 2024 accounts for 266 claims, or 27.3 percent of all-time. Those are two different measurements of two different things and we report them separately rather than merging them into one number. The following months have been quiet: two claims in 2025 and one in 2026 through the most recent data freeze.

The figure that matters most for choosing a lot is this one: roughly 91 of those 975 claims, about one in eleven, were filed on homes rated outside the mapped special flood hazard area. Being outside the line in Holiday is not the same thing as being safe, and a lender not requiring flood insurance is not advice to go without it. Under the current federal rating system a flood premium follows the structure's elevation and its distance to water rather than the zone it sits in, so a preferred-risk policy on a lower-risk lot is usually inexpensive and worth having.

What it will cost to own

Start with the good news, because it is unusual in Florida: no community development district has been established here. We checked that four separate ways rather than reading it off a tax rate, which structurally cannot detect a Florida district assessment. The property appraiser's own parcel record shows no community development district on both parcels we queried. The county has no ordinance establishing one for this project, though it adopted several for other communities in the same period. The clerk's records contain no district instrument of any kind under this name, and a Pasco district normally leaves a thick trail. And there is no district audit on file with the state.

One caveat we will not hide: the land bank and the builder behind this project have both used community development districts at two other Pasco communities, so a district could still be petitioned before the plat records. We are telling you none exists as of October 2026, not that none ever will. An HOA will certainly exist, and it has not been registered yet.

On property tax, the site is in unincorporated Pasco County, so there is no city millage at all - your bill is the county, the school district, the water management district and the county fire and emergency services assessment. Florida's homestead exemption is set by state law rather than by Pasco: the first tranche applies to all levies including school, and the second, inflation-indexed tranche applies to non-school levies only. Then the trap that catches nearly every new-construction buyer in this state. These parcels currently carry no building value and are taxed as raw land. Your first full-year bill will be assessed on a finished townhome, and the Save Our Homes assessment cap does not begin protecting you until the second January after your homestead is granted. Budget your first two bills off the purchase price, never off what the land is taxed at now. And if you are moving from outside Florida, be aware that the portability rule that lets existing Florida residents carry accumulated assessment savings into a new home does not apply to you.

Insurance on a new townhome works differently from a house, and this is worth getting straight early. In most Florida townhome communities the association carries the master policy on the building shell and the roof, and you carry an interior and contents policy. That moves your real catastrophe exposure into the association's master policy and particularly into its named-storm deductible, which is often a percentage of insured value and can be special-assessed to owners after a storm. That budget does not exist for this community yet, so when it appears, the number to ask for is the master policy's named-storm deductible, not just the monthly dues. Two related points: Florida's recent reserve legislation means a developer's first budget almost always rises once the association turns over to residents, so plan for dues to go up; and a brand-new townhome built to the current building code is the cheapest thing to insure in this ZIP, which is a genuine advantage over the 1970s to 1990s stock all around it. Design wind speeds here run from 132 to 151 miles per hour depending on risk category. We are not going to quote you a premium, because none has been published for this community and an invented figure would be worse than none.

Holiday, honestly

Holiday is an unincorporated west Pasco community of around 20,000, built out mostly between the 1960s and the 1980s as modest single-storey retiree housing on a grid between US 19 and the Gulf. It is flat, low-lying and heavily treed, and the houses immediately around this site date from roughly 1970 to 1997. US 19 carries the commercial strip: big-box retail, medical offices, chain restaurants. It is much older than its price point suggests, and it is one of the most affordable coastal-adjacent postal areas in the whole Tampa Bay region. That affordability is the entire proposition, and new townhome product at this price has been pulling first-time buyers and young families out of Pinellas County, where nothing comparable is being built.

The location is better than the postcode's reputation. Anclote River Park, with boat ramps and a small beach, is about three miles west. Tarpon Springs and the Sponge Docks are four to six miles south across the Anclote River bridge. New Port Richey is about five miles north. The northern trailhead of the Pinellas Trail is roughly five miles away, and that trail runs 47 miles south to St. Petersburg - it is the best recreational asset in this corridor by a distance. Fred Howard Park and Sunset Beach are about seven miles. AdventHealth North Pinellas is about five miles and Medical Center of Trinity about eight. Further out, Clearwater is roughly 20 miles, Tampa International about 32 and downtown Tampa about 38. All of those are distance-based estimates rather than measured drive times, and US 19 traffic is real.

Pasco County Schools is a single countywide district and Florida's tenth-largest. This community has one genuinely unusual feature: it backs directly onto a 49-acre county school board campus, so there is a school within walking distance of the back of the community. We are deliberately not naming your assigned elementary, middle or high school. Pasco redraws attendance boundaries as new communities come online, these lots have no addresses yet, and the zones for this community have not been published. Use the district's boundary locator once addresses exist, and get the assignment in writing.

On resale, the comparable set is thin but real. Anclote Square and The Townes at Darlington are the two nearest new townhome communities and both are small - 84 and 85 units respectively. At 190 homes this community is large for Holiday and will largely set its own comparables, which cuts both ways: more liquidity over time, less to price against on opening day.

Buying new construction with representation

The person at a builder's sales desk is a useful source of information and they work for the builder. On new construction the builder has typically already budgeted for a buyer's agent whether you bring one or not, so having someone representing your side of the contract generally costs you nothing. The catch is timing: most builders will only recognise your agent if that agent is with you, or registered on your behalf, from your very first visit. Walk into a sales center alone and you have usually given that up for that community permanently.

In this community there is a concrete reason it pays. Knowing which lots sit inside the mapped flood line before you choose one is worth real money across the life of the home and into resale, and nobody at a sales desk is incentivised to lead with it. The same goes for the questions nobody volunteers: what the association's named-storm deductible will be, what the developer budget assumes before turnover, whether a community development district gets petitioned between now and the plat recording, and which lots back onto the wetland tracts rather than another building.

It is also the moment to compare finance properly. Builders in Florida routinely tie their best incentive package to their own affiliated lender, and the package can be genuinely good - rate buydowns and closing-cost credits an outside lender will not match. It can also be priced into a rate you keep for three decades. Run both quotes side by side before you commit, and get the incentive terms in writing rather than described.

Questions people ask about Townes at Anclote Shores

Where it is

Off US 19 near Sweetbriar Drive, behind the county school board campus, in Holiday, unincorporated Pasco County, Florida 34691. Open the cross streets in Maps. Water and sewer come from Pasco County Utilities, with an on-site lift station permitted in mid-2026.