Pre-construction near Hudson, FL
Blackwell
321 homes on 107 acres, a district already established, and a builder who has not said a word
In June 2025 Pasco County adopted the ordinance establishing this community's development district, on the petition of a national homebuilder. The record puts 321 homes on 107.24 acres north of Hudson Avenue. There is no sales office, no price and no announcement.
- Area
- Hudson, FL
- Homes
- 321 planned
- Site
- 107.24 ac
- District
- Jun 2025
At a glance
Blackwell fast facts: district established June 2025
Here is what is on the public record today and what has not been released. Anything marked not yet released, join the interest list and it goes out the day it drops.
- Area
- Hudson area, FL
- County
- Unincorporated Pasco County
- Site
- 107.24 acres
- Program on the record
- 321 homes
- Density implied
- About 3 homes per acre
- District established
- June 2025, by county ordinance
- Petitioner of record
- Meritage Homes of Florida
- Recurring cost structure
- CDD assessment plus HOA expected
- General location
- North of Hudson Ave, east of Hazel Ave
- Home type
- Not specified in the recordGet notified
- Sales launch
- Not announcedGet notified
- Sales name at launch
- May differ from BlackwellGet notified
- Pricing
- Not yet releasedGet notified
- Model home opening
- Not yet announcedGet notified
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.
Where it is
North of Hudson Avenue and east of Hazel Avenue, in unincorporated Pasco County inland of the Hudson coast. That is the location description the county record gives, and we are not going to invent a corner or an address it does not contain.
A builder set up the finance before it set up a sign.
Establishing a district is a slow, expensive, deliberate step that companies do not take on land they are unsure about. It is also completely invisible unless you read county ordinances. Add your name, email and phone and you will hear when this becomes visible to everyone else.
The part nobody explains until closing
This community has its own unit of local government, and you will pay it every year
The document that told us this community exists is the county ordinance that established its community development district. That is not a formality and it is not a homeowners association. It is a special-purpose unit of local government with a board, a budget, the power to issue bonds, and the power to levy an assessment on every property inside its boundary.
Here is how it works in practice. The district borrows money to build the roads, water and sewer lines, drainage and often the amenity center. It repays that debt through an annual assessment that appears on your property tax notice, typically for twenty to thirty years. That assessment is separate from and on top of your HOA dues. Two different bills, two different entities, two different purposes.
The reason this matters to a buyer is not that districts are bad. It is that a district moves infrastructure cost out of the purchase price and into an annual payment, which makes the sticker price look lower than an equivalent home in a community without one. If you compare two communities on price alone and only one has a district, you are not comparing the same thing.
The two questions to ask at contract: what is the adopted assessment methodology and the estimated annual amount for this specific lot, and can the assessment be paid off in full at closing rather than amortized. Both have straight answers. Ask before you sign, not after.
About the plan
What the record actually establishes
The district boundary is 107.24 acres and the development program recited in the establishment record is 321 residential units. That works out to roughly three homes per acre across the whole site, which is a conventional suburban density for this part of the county, though the arithmetic is ours and the file does not state a density.
We are being deliberate about the word program rather than approval. A district establishment ordinance asks a narrow question: is this land suitable to be governed as a separate special district, and is that inconsistent with the county's plans. It is not the document that grants development rights. The 321 figure is the number the petitioner put on the record when it asked for the district.
What we did not verify for this page: the underlying zoning and site plan file. We are not going to imply we read a document we did not read. If the eventual site plan comes in at a different unit count, this page will say so, and the people on the interest list will hear it.
The record does not specify a home type. It says residential units, without a split between detached and attached. So we are not going to describe the product, the lot sizes, the floor plans, the square footages or the amenity package, because none of those exist in anything we have read.
One thing to be careful about
A petitioner of record is not an announced community
The party that petitioned Pasco County for this district is a national production homebuilder, named in the ordinance itself. That is a genuinely useful signal. Establishing a district takes months, costs real money in legal and engineering work, and requires a public hearing. Companies do not do it speculatively on land they might not build.
It is still not an announcement. Nothing is listed for sale under this name, there is no sales page, no model, no floor plan library and no price sheet. We searched. A builder can petition for a district and then sell the entitled land on, phase it years later, or launch it under a completely different brand name.
We name the petitioner on this page because it is a matter of public record and we think you are entitled to it. We are not presenting it as your builder, and you should be skeptical of any site that does before the builder itself says so.
Location and costs
Inland Hudson, and the two bills to expect
The site sits in unincorporated Pasco County north of Hudson Avenue and east of Hazel Avenue, inland from the Hudson waterfront. This is county land, not inside any municipality, so a buyer here would pay county millage with no city millage component. The corridor has absorbed a large amount of new residential construction over the last several years, which is context worth having when you think about schools and roads.
Blackwell has no price, because nothing has been released. On recurring costs, expect two line items rather than one. The community development district assessment on your annual tax notice, described further up this page, and separately HOA dues for whatever association is created to run the common areas. Neither figure has been published.
Being inland rather than coastal here generally means a different flood insurance picture than properties nearer the Gulf, but flood zone is determined parcel by parcel and we have no assigned addresses to check. Get the elevation certificate and the flood zone for your specific lot before you budget for insurance. In this county that is not optional advice.
We do not publish drive times to Tampa, Trinity, Spring Hill or the Suncoast Parkway, because Blackwell has no assigned address or coordinates yet and any mileage would be invented precision.
What you need to know
Buying new construction, the smart way
Whoever ends up building the homes at Blackwell, the same rule applies: the person at the model's sales desk works for the builder, not for you. They are usually helpful and usually honest, and they still represent the seller's side of the transaction. You are allowed, and smart, to have your own representation, and in almost every case it costs you nothing, because the builder budgets a cooperating commission into the deal whether you bring an agent or not.
The catch is timing. Most builders require your agent to register you on your first visit. Tour or sign in alone and bring an agent later, and the builder can refuse to recognize them, and you lose your representation for that community. Get connected before you tour, have your agent register you, and let them read the contract and the addenda.
In a community with a development district, there is one extra document to read: the district's disclosure of assessments. Florida requires it to be provided, it states what you will be assessed and for how long, and it is the single most commonly skimmed page in the whole closing package. Do not skim it.
Subdiview is not affiliated with, endorsed by, or sponsored by any homebuilder, the developer, the community development district, or Pasco County. No sales launch has been announced for this community; the petitioner is identified in the technical record because it is the party of record in the county's published ordinance, which is a statement of fact about the public record and not a representation of any relationship. Community names and marks are the property of their respective owners and are used for identification only. 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. All community details on this page are compiled from public records, are targets rather than commitments, and are subject to change without notice.
Questions and answers
Blackwell FAQ
What is Blackwell?
Blackwell is a planned residential community of 321 homes on about 107 acres of unincorporated Pasco County, north of Hudson Avenue and east of Hazel Avenue. Pasco County established its community development district by ordinance in June 2025. Nothing has been built, no sales office exists, and nothing is for sale.
Is Blackwell approved?
Be careful with that word, because we are, and most sites are not. The document we have read and are reporting from is the county ordinance that established the community development district. That is a real, adopted county ordinance, and it establishes the boundary at 107.24 acres and recites a program of 321 homes. It is not a rezoning and it is not a site plan approval. We did not verify the underlying zoning file for this page, so we describe 321 homes as the program the petitioner put on the record rather than as an approved cap. If that distinction sounds pedantic, it is exactly the distinction that gets buyers surprised later.
Who is building it?
A national production homebuilder is named in the county record as the petitioner for the district, and builders petitioning for their own districts is a meaningfully stronger signal of intent than a landowner doing it. But nothing has been announced. There is no sales page, no model, no floor plan library and no listing under this name. We will name the builder on this page when the builder names itself.
What is a community development district, and will it cost me money?
Yes, and this is the single most important thing on this page. A community development district is a special-purpose unit of local government. It issues bonds to pay for infrastructure such as roads, water, sewer and stormwater, and it repays those bonds through an annual assessment levied on every property inside its boundary. That assessment appears on your annual property tax notice. It is separate from, and on top of, HOA dues, and it typically runs for two to three decades. Communities with a district often show lower sticker prices because the infrastructure cost was moved off the price and onto your tax bill. Neither structure is better or worse in the abstract, but you cannot compare two communities on price alone if one has a district and the other does not.
How much will the assessment be?
Unknown, and anyone quoting you a figure today is making it up. A district is established first and issues bonds later, and the assessment is a function of how much is actually borrowed. What you can do is ask, at contract, for the district's adopted assessment methodology and the estimated annual amount for the specific lot, and ask whether it is payable in full at closing or amortized. Those are reasonable questions and a straight answer is not hard to give.
What kind of homes will these be?
The record says residential units and does not break them down. It does not specify detached, attached, or a mix. At 321 homes on 107 acres the overall density works out to about three per acre, which is consistent with a conventional detached subdivision in this part of the county, but that is arithmetic and not a fact from the file, so we are labelling it as such rather than presenting it as a product type.
Will it still be called Blackwell when it opens?
Possibly not. District names are chosen for a legal filing, not for a sign at the entrance, and they change at launch often enough to be worth expecting. We track this property by its district boundary and its location as well as by its name, so a rename does not lose the people on this list.
What does joining the interest list actually do?
It puts you on the list we notify when something on this page changes: a builder announcement, a name change, a plat recorded, a model announced, or first pricing. It costs nothing, it creates no brokerage relationship, and it obligates you to nothing. When you are ready, a real estate professional licensed in Florida can register you as represented before your first visit to a sales office, which is the one step that is very hard to undo later.
Be first in line
Get on the Blackwell interest list
321 homes, a district already established, and complete public silence. Communities that reach this stage tend to go from nothing to a first release quickly, and the first release is usually where the homesites and the pricing flexibility are.
Joining costs nothing, creates no brokerage relationship, and does not obligate you to anything. When you are ready, a real estate professional licensed in Florida will reach out and can register you as represented before your first visit to a sales office.