Pre-construction near Hudson, FL
Blackwell
A new Meritage community coming to the Hudson area, with the builder already named on the record
About 321 homes are planned on roughly 107 acres in unincorporated Pasco County, just inland of the Hudson coast. Meritage Homes is the builder named in the county record for this property. Nothing is for sale yet, and no pricing, floor plans or model date have been released. Join the list and you will hear the day it opens.
- Area
- Hudson, FL
- Homes
- About 321
- Builder
- Meritage
- Status
- Coming soon
At a glance
Blackwell fast facts
Here is what is known 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
- About 107 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 records and are targets, not commitments. Pricing, floor plans, the home count and timing have not been released by the builder and are subject to change without notice.
Where it is
In unincorporated Pasco County, inland of the Hudson waterfront near the US-19 corridor. Individual home addresses have not been assigned yet.
Hear about the first release before it is advertised
The earliest buyers get the most homesites, the most floor plans and the fewest lot premiums to compete with. Add your name, email and phone and you will hear the day Blackwell opens.
The part nobody explains until closing
This community has its own unit of local government, and you will pay it every year
Blackwell is set up as a 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.
What is coming
A new community in the Hudson area
The plan calls for about 321 homes on roughly 107 acres, which works out to a comfortable suburban density of around three homes per acre. Meritage Homes is named in the county record as the builder of record for the property.
Meritage is one of the larger homebuilders in the country, and it does not put its name on land it does not intend to build. That said, being named on the record is not the same as a sales launch, and the specific home designs, sizes and floor plans have not been published yet.
What has not been released: home designs and sizes, the amenity plan, a phasing plan, a model date and pricing. Those come from the builder at launch, and the day they land for Blackwell they go out to this list.
The community sits in the unincorporated part of Pasco County, inland of the Hudson coast, so buyers here choose a quieter, more residential setting a short drive from the Gulf, and pay county taxes with no separate city tax on top.
Why this one is worth watching
A national builder is already named on this one
Most of the communities we track this early have no builder attached yet, just an approval and a landowner. Blackwell is different. Meritage Homes is named in the county record as the party of record behind the plan.
That matters for timing. A national builder does not tie up a hundred acres it does not intend to build, and when a builder that size opens a community, it tends to move quickly, with a model home, a floor plan lineup and a first release arriving on a schedule rather than a maybe.
Being clear about what this is and is not: Meritage is named on the record as the builder of record. Nothing is for sale here yet. There is no model home, no price sheet and no floor plan library, and Meritage has not announced a sales launch. That gap, between a builder being named and homes actually going on sale, is exactly the window this list is built for.
The area
Living on Florida's Gulf coast in Hudson
Hudson sits on the Gulf side of Pasco County, north of Tampa, and it trades theme parks and six-lane traffic for water and an easy coastal pace. This is a working waterfront town laced with canals, where a lot of homes have a boat behind them and the Gulf is a few minutes out. Buyers come here for space, lower costs and quick access to the water.
The signature spot is SunWest Park, a spring-fed lagoon with a sandy beach, a swimming area, a wakeboard cable park and paddling, a genuine day-out destination just up the road. Hudson Beach and the coastal fish camps put the open Gulf within reach for fishing, scalloping and sunset boat rides, the kind of thing that is a weekend habit here rather than a vacation.
For everyday needs, the US-19 corridor carries the shopping, dining and medical care, and the Suncoast Parkway is the quiet-traffic secret of this side of the bay: a fast, uncrowded run south to Tampa and its international airport in well under an hour, and north into the Nature Coast. You get real coastal Florida on your doorstep with a big city close enough for the things a small town does not have.
It has also long been one of the more affordable corners of the Tampa Bay area to buy new, which is a large part of the appeal of getting into a community like Blackwell early, before a builder's first release sets the tone on price. Recurring costs here are worth planning for, the community development district assessment and HOA dues described further up this page, and both go out to this list the day they are published.
What you need to know
Buying new construction, the smart way
When Blackwell opens, the same rule applies that applies at every builder's model: the person at the 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 new community of about 321 homes planned in the Hudson area of Pasco County. Meritage Homes is named in the county record as the builder of record. Nothing has been built yet, nothing is for sale, and no pricing, floor plans or model date have been released. This page exists so you can hear the moment it opens.
Who is building Blackwell?
Meritage Homes is the builder named in the county's records for this property. That is a strong signal, because Meritage is one of the largest homebuilders in the country and it does not put its name on land it does not intend to build. That said, being named on the record is not the same as a sales launch. Nothing is listed for sale under this name anywhere, there is no model home and no price sheet, and Meritage has not announced it. We name Meritage because the public record names Meritage, not because anyone is selling here yet.
When will homes be for sale?
No sales date has been announced. What usually happens next on a project like this is site work and permitting, then a model home, then a first release of homesites. That can take months. The advantage of getting on the interest list now is simple: the earliest buyers hear about a first release before it is advertised, when the most homesites and floor plans are still available and before any lot premiums climb.
How much will homes at Blackwell cost?
Pricing has not been released, and any number you see elsewhere today is a guess. Builders typically publish a starting price only when a community opens for sale. The day real pricing is posted for Blackwell, it goes out to this interest list. For context, the Hudson area has long been one of the more affordable places to buy new construction near Tampa Bay, which is a large part of why builders are moving in.
What is a community development district, and will it cost me money?
Yes, and it is one of the most important things to understand before you buy here. Blackwell is set up as a community development district. It is a special-purpose unit of local government that issues bonds to pay for infrastructure such as roads, water, sewer and stormwater, and repays those bonds through an annual assessment on every property inside its boundary. That assessment appears on your annual property tax notice, 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. 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 guessing. A district is established first and issues bonds later, and the assessment depends on 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 your specific lot, and whether it is payable in full at closing or amortized. Those are reasonable questions with straight answers.
What kind of homes will these be?
The specific product has not been published yet. At about 321 homes on roughly 107 acres, the overall density works out to around three per acre, which is consistent with a conventional single-family neighborhood in this part of the county. Home designs, sizes and lot dimensions come from the builder at launch, and the day they land for Blackwell they go out to this list.
What is it like to live in the Hudson area?
Hudson is a Gulf-coast community on the west side of Pasco County, north of Tampa, built around canals and waterfront rather than theme parks and traffic. SunWest Park draws people for its lagoon beach, wakeboarding and cable park, and the Gulf itself is right there for fishing and scalloping. Day-to-day shopping, dining and medical care line the US-19 corridor, and the Suncoast Parkway gives a fast, low-traffic drive south to Tampa and its airport in well under an hour. It has long been one of the more affordable stretches of the Tampa Bay area to buy new.
Will it still be called Blackwell when it opens?
Possibly not. Community names are often chosen early and change by the time a sign goes up at the entrance. We track this property by its location as well as its name, so a rename does not lose the people on this list.
Does it cost anything to join the interest list?
No. Joining is free, it does not obligate you to anything, and it does not create any brokerage relationship. When homes get close to release, a real estate professional licensed in Florida will reach out and can make sure you are properly represented before you ever walk into a builder's sales office, which is the single most valuable thing a buyer can line up in advance.
Be first in line
Get on the Blackwell interest list
About 321 homes coming to the Hudson area, with Meritage named in the county record as the builder of record. When a national builder opens a community it tends to move fast, and the earliest buyers see the most homesites and the best pricing.
Joining costs nothing, creates no brokerage relationship, and does not obligate you to anything. When homes get close, a real estate professional licensed in Florida will reach out and can register you as represented before your first visit to a sales office.