Hilliard Isle

Hilliard Isle is a Pulte Homes master-planned community on roughly 900 acres along the western shore of East Lake Tohopekaliga, at Simpson Road in northeast Kissimmee. At full build it is planned for about two thousand homes across eight phases, a mix of single-family detached homes and townhomes, with up to three thousand residential units approved and a town center of roughly sixty-seven acres planned alongside. Construction began in early 2026 and sales are expected to open in early 2027.

Not yet. As of September 2026 Pulte Homes is running an interest list and publishing a starting-point teaser in the upper $300,000s. There is no plan-level pricing, no site plan, no lot map and no available inventory. Treat that teaser as the floor of a range that has not been drawn, because on a community with both townhomes and detached homes across eight phases, the spread between the entry product and a lakeside detached home will be substantial. For area context, the surrounding ZIP code showed an average home value near $378,000 as of January 2026, down about five percent year over year.

We cannot tell you yes and we will not tell you no, and the honest answer is worth more than a confident one. The county's published list of community development districts does not include a Hilliard district. But this community sits inside the City of Kissimmee rather than unincorporated Osceola County, so a district here would be created by city ordinance and would not necessarily appear on a county list. And at nine hundred acres and two thousand homes, this is precisely the scale at which Florida developers use district bond financing. A district assessment lands on your annual tax notice on top of county, school and city taxes, and on top of HOA dues, often for decades. Ask Pulte Homes in writing, before you contract, whether a district covers your homesite and what the projected assessment is.

More than you would pay a few miles away, and this is the cost detail most buyers miss entirely. Hilliard Isle is inside the City of Kissimmee limits. For 2025, the total millage inside the city came to about 17.41, while unincorporated Osceola County totaled about 13.85. That gap of roughly three and a half mills is somewhere near a thousand dollars a year more on a home with three hundred thousand dollars of taxable value, every year you own it. In exchange you get city police, fire and utilities. It is a defensible trade, but it should be a decision rather than a discovery. Separately, Osceola County voters were scheduled to decide a one mill school property tax on the November 2026 ballot, which if approved would add to the rates above. Confirm the current total rate rather than relying on any website.

On this community specifically, that is a lot-by-lot question rather than a community-level one, and you should treat any general answer with suspicion. The surrounding ZIP code is characterized as minor flood risk overall, with about five percent of properties facing severe flood risk over thirty years. But a ZIP-level rating does not describe a lakefront parcel. Hilliard Isle fronts East Lake Toho and preserves a large band of shoreline wetland, so homesites nearer the water are materially more likely to sit in or near a special flood hazard area than homesites well inland in the same community. Get a lot-specific flood determination before you commit, and an insurance quote tied to that lot rather than to the community.

East Lake Tohopekaliga is part of the Upper Kissimmee Chain of Lakes and it is genuinely good water: bass fishing, wading birds, and a quiet shoreline compared to the tourist corridor a few miles west. Public access today is at the East Lake Fish Camp ramp, and St. Cloud Lakefront Park and Marina sits at the lake's south end. What has not been released is what water access looks like from inside the community. Pulte Homes references lake access; how it is delivered, whether there is any community boating facility, and who maintains and pays for it are open. Earlier coverage mentioned a marina and current materials do not, so we are not going to tell you there is one. Ask, and get it in writing.

At Simpson Road in northeast Kissimmee, between the Simpson and Boggy Creek corridor and the western shore of East Lake Toho. The locational headline is the airport: Orlando International is roughly fourteen miles and about twenty minutes in light traffic, which is a better airport position than most communities in this price range anywhere in central Florida. Lake Nona and its medical and research campus are about thirteen miles and twenty-two minutes, downtown Orlando about twenty-two miles and half an hour, and a Publix sits essentially at the entrance on Simpson Road. Worth knowing about traffic within the community: the entrances are planned off Simpson Road, and several adjoining local streets are designated for emergency access only rather than as through routes.

Hilliard Isle would be served by the School District of Osceola County, rated a B for the 2024-25 school year. The more useful thing is the scale of what it is building: roughly two hundred new developments tracked, about thirty-two thousand new homes and thirteen thousand new students over five years, and a construction program scaled from roughly thirty million dollars to about a billion. Several new K-8 schools opened in the last two years and a new high school is under construction. The implication is straightforward: attendance boundaries here are actively moving and will keep moving. Never buy on a school assignment you read on a listing site.

Join both. The builder's list will tell you when pricing, plans and the site map drop, and you want that as early as anyone. What we add is a second set of interests, which is to say yours. Builders require your agent to register you on your very first visit to a sales office. If you tour alone and try to bring representation in later, the builder can decline to recognize them, and you have lost your own advocate for that community permanently. That is the one mistake in new construction that cannot be repaired afterward, and arranging it now costs you nothing. Our list is free, creates no obligation, and connects you with a real estate professional licensed in Florida whose job is your side of the transaction.