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Enclave at Livingston, Land O' Lakes, Florida

A private school sold its back acreage, and up to 178 attached townhomes were approved on it. The land sits on 20 Mile Level Road just east of Collier Parkway, in the older half of Land O' Lakes rather than the frontier north of it, behind a Catholic church and wrapped by two established neighborhoods. Stanley Martin Homes is the owner and applicant of record. The rezoning is adopted, a county grading approval is issued, and the construction plans are still in review. What does not exist yet is a plat, a street name, an address, a floor plan, a price or an opening date.

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What the county record establishes

Three things are settled. The land was rezoned from an agricultural residential designation to a master planned unit development, adopted by the Pasco County commission in autumn 2025 on a split vote after a long hearing about traffic and drainage, for up to 178 townhomes. The county then issued a mass grading approval, the permission to move earth and cut stormwater and floodplain compensation ponds. And it approved the project's access management, with conditions, and the substandard roads analysis. Zoning on paper is common in Florida; an adopted planned development with an issued grading approval behind it is a project someone has already spent real money on.

The step that has not happened matters just as much. The construction plans, the engineering package that must be approved before a plat can record, are still in review and were most recently returned for revisions in autumn 2026. Until they are approved there is no plat, and without a plat there are no legal homesites, street names or addresses. No building permit has been issued here, and no site development placard, the authorization Pasco requires before construction starts.

One road condition controls the calendar more than anything else. The approval requires 20 Mile Level Road to be realigned to connect with Livingston Avenue, and that intersection work must be finished before townhome construction begins. The builder agreed to contribute toward the cost, the remaining stretch of the road is to be gated off, and until the intersection is built the road is limited to utility work. The right of way permit was still pending in October 2026.

Timing, stated honestly

We will not publish a month count, because the record cannot support one. The sequence still ahead is construction plan approval, the environmental clearances the conditions require, a site development placard, the intersection and right of way work, a recorded plat, assigned addresses, and only then a first vertical permit. None of it has happened, and the required wildlife surveys only run in particular months. Any delivery date you are given today is a target subject to change, and the honest planning assumption is more than a year, not months.

The homes, as approved

The product is attached townhomes on fee-simple lots, and both halves matter. Attached means shared walls in a row of units, not detached houses or paired villas; the county paperwork uses the single-family-attached designation and the entitlement says townhomes. Fee-simple means you own the ground under your unit rather than an interest in a condominium, which matters for financing and resale.

The count is up to 178, and those two words are doing real work. A planned development entitlement sets a ceiling, not a commitment, and the count that matters is the one that appears on a recorded plat. Across roughly forty-six acres, 178 units is low density for attached product, consistent with mapped wetlands, a required upland buffer and ponds. A meaningful share of the land will be water, buffer and open space rather than building pads.

No floor plans, elevations or square footages have been released. No price or price range has been released. No association budget or monthly fee has been set. No amenity package has been described. No model home or sales office exists. And because no plat has recorded, no street inside this community has a name yet.

Those are genuine unknowns rather than things we are withholding, and they are the facts that change first and change fastest. Get notified and you will hear each one from us as it is confirmed.

The school that sold the land

The seller was an independent college-preparatory day school whose campus remains about a mile away on Collier Parkway. It had assembled this acreage more than a decade earlier and sold it in January 2026 for many times what it paid.

The school is at the same time pursuing its own campus expansion approval through the same county process, filed in mid-2026 and still in review as of October 2026. Nothing in the record says the land sale funded the expansion, so treat that as inference. The practical point is that the institution next door is investing in itself rather than leaving. One physical consequence: the original homestead, a concrete-block house from the middle of the last century, was still standing on the county tax roll in 2026 with no demolition permit issued. The ground is substantially as the school left it.

Where this actually is

Pin it carefully, because the name is unhelpful. This is Land O' Lakes, in unincorporated Pasco County, Florida, on 20 Mile Level Road just east of Collier Parkway and about a mile south of State Road 54. It is not the similarly named active-adult rental community in New Jersey that dominates search results for this name, and there is no age restriction here. It is also not the two existing neighborhoods in the same square mile with confusingly similar names, one an established townhome subdivision platted decades ago and the other a finished for-sale neighborhood. Both are resale. This is new ground.

It also answers to several names depending on which county record you read. The rezoning calls it Enclave at Livingston MPUD and the earthwork approval calls it Enclave at Livingston Mass Grading, while the earliest filings, from before the land changed hands, ran under the entitlement-era name Stanley Martin Academy Rezoning, and the road work as Enclave at Livingston Improvements.

The Collier Parkway corridor is the mature middle of Land O' Lakes, not its growth edge. The streets around it were built out over thirty years, the trees are grown, the shops are there, and what is left is infill like this parcel rather than thousand-acre masterplans.

Straight-line distances from the site, which is what we can stand behind rather than drive times we have not measured: downtown Tampa about seventeen miles, Tampa International Airport about sixteen, the Interstate 275 interchange at Bearss Avenue about eight, the Suncoast Parkway at State Road 54 about six, and the Interstate 75 interchange and outlet mall about five. Road miles run longer.

Be realistic about the Tampa commute, the number buyers most often get wrong. The practical route south is Collier Parkway to Livingston Avenue or Dale Mabry Highway, or east to the interstate. Off-peak this is a comfortable half-hour drive downtown. At eight in the morning it is not, and thirty-five to fifty-five minutes each way is a fairer planning range. Congestion here was exactly what neighbors argued about at the rezoning hearing. Drive it yourself, at the hour you would actually drive it.

Schools

The community falls within Pasco County Schools, a district of roughly eighty-seven thousand students across more than a hundred schools as of the 2024 to 2025 count, headquartered in Land O' Lakes itself. We deliberately do not name individual schools or quote a rating. Attendance boundaries for a community with no addresses assigned are not settled, the district redraws them as capacity comes online, and capacity was raised at the rezoning hearing. Confirm assignment with the district once homesite addresses are active. The school that sold this land is a mile away, so there is a private option too.

Flood, and why nobody can answer it per home yet

This is the most commonly oversimplified fact about the site, so here it is plainly. County mapping splits this parcel: roughly two thirds of the acreage is mapped outside the special flood hazard area and roughly one third is mapped inside the special flood hazard area. The appraiser's own record describes the land as carrying multiple mapped zones rather than one.

The consequence matters more than the percentages. Because no plat has recorded, individual homesites do not legally exist yet, so no future home here can be placed on either side of that line today. Anyone who tells you this community is or is not in a flood hazard area is guessing, in both directions. What can be said is that the approved grading plan includes floodplain compensation ponds as well as stormwater ponds, and that downstream flooding was argued at length by neighbors before the rezoning was adopted with stormwater conditions attached. The site also carries mapped wetlands with a protective upland buffer required around the more sensitive of them.

So the question to ask, in writing, is lot-specific: where is this homesite's finished floor elevation relative to the mapped flood hazard area, and will my lender require flood insurance. That answer exists once the plat records and elevation certificates are issued, not now. On the better news, the parcel is outside any mapped hurricane evacuation zone and the county reports no sinkhole activity on it, though Pasco is a sinkhole county generally and that is a finding about this parcel, not a guarantee.

Insurance, honestly

Florida homeowners insurance is the hardest number in the state to plan around, and nobody should quote you a premium for a townhome that has not been designed. What can be said is that the site is about sixteen miles inland from the Gulf, which generally prices better than coastal Pasco, and that new construction built to the current Florida Building Code typically earns wind mitigation credits older resale stock cannot.

Attached townhomes work differently from detached houses, and the difference cuts both ways. In most Florida townhome communities the association's master policy covers the building shell and exterior while the owner insures the interior and contents, which is usually cheaper than insuring a whole detached house. But the association's own renewal becomes a line in its budget, and in Florida that line has moved sharply. Ask for the budget and its insurance line, not just the headline monthly fee, and remember neither exists yet. Optional flood coverage outside the mapped hazard area is cheap and worth carrying.

Property taxes, and the reset nobody warns you about

The tax position on this land is unusual and worth understanding before you budget. As of the 2026 notice the parcel's taxable value is effectively zero, because the non-profit school that owned it carried an institutional exemption, and the county's own notice warns that a significant taxable value increase may occur when the property is sold. That exemption does not travel. Whoever buys a finished townhome here will be among the first to pay full property tax on this ground.

The rate itself is favorable in one specific way: the site is unincorporated, so there is no municipal levy at all on top of the county, school, fire, roads, water management and mosquito control lines. The total rate on this parcel for 2026 comes to a little under one and seven tenths percent of taxable value, and the county notice shows that aggregate drifting very slightly down rather than up. Treat it as the autumn 2026 figure, not a forecast.

Then there is the trap that catches more Florida new-construction buyers than anything else, and the exemption history makes it sharper here. Your first bill after closing is normally calculated on the land as assessed before your home existed, so it looks reassuringly small. The following year, with a finished townhome on the roll and the old exemption gone, it can multiply several times over. If your lender escrows against that first bill, your payment jumps in year two and you may owe a shortage. Ask your lender, in writing, to escrow against the estimated assessed value of the completed home. Florida's homestead exemption applies if this is your primary residence, but it is not inherited.

Association costs and special districts

There will be a homeowners association, and in an attached townhome community it does real work: exterior maintenance, roofs, landscaping and whatever pond upkeep the plat dedicates. Expect the monthly figure to run higher than a detached neighborhood's, because it buys more. The budget has not been published and we will not invent a number.

On the bigger question, the one that quietly adds hundreds of dollars a month to the cost of living in many Florida new-construction communities: as of October 2026, no community development district levies against this land. We checked that the right way, because a property's ordinary tax classification cannot answer it. District assessments are non-ad-valorem charges, so they appear in the non-ad-valorem section of the parcel's own tax notice, and there that section lists exactly two charges, both from Pasco County: solid waste and stormwater. The appraiser also keeps a community development district field for every parcel and it is blank here.

Now the caution, and it is real. Pasco County is heavy with these districts, and they are routinely created after an entitlement and ahead of first closings, so the bonds can pay for the roads, water, sewer and amenities a plat dedicates. Nothing stops one being created here. So the honest statement is that none exists today, that it would be unsurprising if one did later, and that you should read the non-ad-valorem section of a real tax bill for a real lot before signing. One attaches an annual assessment to every lot for decades.

Utilities and services

Water and wastewater here are county utilities rather than wells and septic systems, which is what the county service area records show. The right of way work filed alongside the project includes extending a water main and a force main. Connection and impact fees, and which internet providers will serve the streets, are not things an entitlement answers.

Attached townhome versus detached, in this submarket

The case for the townhome here is about buying location rather than square footage. This is infill in the mature middle of Land O' Lakes, a mile from an independent school, next to grown neighborhoods, inside eight miles of an interstate interchange. Detached new construction at a comparable price in this catchment generally means driving another ten or twenty miles north. Add exterior and roof maintenance handled by the association, current building code, a builder warranty, and the insurance profile of a new structure.

The case against is equally concrete. Shared walls mean sound transmission, and your renovation timetable is partly your neighbor's problem. The association fee is mandatory and will be larger than a detached community's. Lots are small and the open space is likely shared rather than private. Resale and rental demand for attached product in Pasco County is thinner than for detached, and a community this size releasing in phases means competing with remaining inventory for years rather than months. Two timing risks are specific here: nothing can be built until the road realignment is complete, and the plans were returned for revisions as recently as autumn 2026.

What you would be signing, before a plat exists

Pre-construction in Florida is a different transaction from buying a house that exists, and the protections buyers assume they have are weaker than they think. When this community opens you will not sign the standard purchase contract that resale uses. You will sign the builder's own, drafted by the builder's counsel. Deposits in Florida new construction are frequently non-refundable after a short initial period and may be only partially escrowed. Completion dates are targets with wide latitude for delay. The builder usually reserves the right to substitute materials and adjust plans, and your financing contingency, if you get one, will be narrower than you expect.

Three clauses deserve particular attention at this stage. Price escalation: many Florida builder contracts allow the price to move between signing and closing to reflect material or labor costs, and a long runway makes that likelier. The warranty and arbitration structure, which commonly routes construction defect claims into binding arbitration under rules the builder selected. And what happens if the plat changes: where the lot layout is still in county review, the lot you reserve can move, shrink or disappear, and the document should say what you are owed if it does. All three are negotiable more often than buyers assume. Finally, a reservation at this stage is not a contract: understand whether what you sign binds the seller to anything.

Questions worth asking

Keep this list and use it the day this community opens. Has the plat recorded, and how many lots does it create. Is my lot on a recorded plat or only on a plan still under review, and what are my rights if it changes. How much of my deposit is escrowed, and when does it stop being refundable. Is there a price escalation clause, and is it capped. What is the completion window and what extends it. What is the association budget, the monthly fee and the insurance line inside it. Has a community development district been proposed, and what would the annual assessment per lot be. Is this lot mapped inside or outside the special flood hazard area. May I inspect before drywall.

That last one is the question most buyers forget and the one that most consistently pays for itself, because once walls close the framing and rough-in work are invisible for the life of the home. Ask before you sign, not after.

The honest tradeoffs

What is on offer is a well-located, low-density attached-townhome infill community with a credible owner, an adopted entitlement, an issued grading approval, no special district debt on the land today, county utilities and no municipal tax layer. The seller is an institution staying put and expanding, the neighbors are finished rather than under construction, and this is the established half of Land O' Lakes rather than its frontier.

The arguments against are real. About a third of the land is mapped inside the special flood hazard area and no individual homesite can be placed yet. The engineering is still in review and nothing can start until a road realignment is complete, so the timeline is long and genuinely uncertain. There is no plat, no price, no plan and no fee, so anyone acting today is buying an expectation rather than a product. And attached product here has a thinner resale market than detached, a cost you pay at the exit rather than the entry.

Get on the Enclave at Livingston interest list

Join and you will hear from us when the construction plans are approved, when a plat records, when floor plans and pricing are released, and when homesites become available to reserve. No cost, and you can leave at any time.

How this works, and who we are

Subdiview is a research and referral service. We are licensed in Illinois, not in Florida, and we are not affiliated with Stanley Martin Homes, with the school that sold this land, or with any association connected to this community. We do not represent buyers in Florida and we are not your agent in this transaction.

What we do is simple. We track approvals, permits and public records for communities like this one, we publish what the record establishes and what it does not, and when you are ready to act we refer you to a licensed Florida real estate professional who can represent you locally. We are compensated by that professional's brokerage, not by you. You pay us nothing, and you are free to use any agent you like or none at all.

Common questions

Everything above is drawn from Pasco County public records as of October 2026 and is published for general information. Approvals, engineering, timing, pricing and association costs can all change. Verify anything you intend to rely on with the county and your own licensed professionals before you commit.