Approved and pre-construction in Poinciana, FL
Cypress Landings
587 approved homes on about 187 acres in Poinciana
The Osceola County commission approved the subdivision plan for Cypress Landings in October 2025: 457 detached homes and 130 attached, on roughly 187 acres off Poinciana Parkway. No builder has been assigned, no plan or price exists, and if you have found a Cypress Landings with photos and prices, that was a different community in a different part of the state.
- Location
- Poinciana, FL
- Homes
- 587 approved
- Site
- About 187 ac
- Approved
- Oct 2025
At a glance
Cypress Landings fast facts: approved October 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
- Poinciana, FL
- County
- Unincorporated Osceola County
- Site
- About 187 acres
- Approved plan
- 587 homes
- Detached homes
- 457
- Attached homes
- 130
- Approved
- By county commission, October 2025
- Wetlands preserved
- About 16 acres
- Developer
- Condev Communities
- Home builder
- None named yetGet notified
- Home plans and sizes
- Not yet releasedGet notified
- Pricing
- Not yet releasedGet notified
- Model home opening
- Not yet announcedGet notified
- HOA and CDD
- Not yet setGet 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 Rhododendron Avenue, south of and adjacent to Koa Street, east of Poinciana Parkway and west of Steppingstone Boulevard, in the Poinciana area of unincorporated Osceola County. No street addresses yet.
Plan approved. No builder assigned.
That gap is the whole reason this page exists. 587 homes have cleared the county commission and not one homebuilder has been named to a single lot. Add your name, email and phone and you will hear when a builder is announced, a phase is priced, or a model opens, and be registered as represented before your first visit.
About the plan
What was actually approved
Cypress Landings covers approximately 187 acres in the Poinciana area of unincorporated Osceola County. In October 2025 the county commission approved its preliminary subdivision plan, after the planning commission had recommended approval with conditions. The approved program is 587 homes across 30 tracts, split 457 single-family detached and 130 single-family attached.
About 16 acres are preserved wetlands, leaving roughly 171 acres of net developable land. That is a normal ratio for this part of Florida, and preserved wetland is generally worth something to a buyer, since it cannot later be built on and usually functions as permanent open space.
A preliminary subdivision plan approval is a real milestone but not the final one. It establishes the lot layout, the tracts and the infrastructure framework, and clears the path toward a final plat once the plan is found to be in substantial compliance. It does not permit vertical construction and it does not create an address. Between this approval and a finished house there is still platting, construction plans, infrastructure and, most importantly here, a homebuilder.
On the mixed product: a community with both detached and attached homes usually prices in two bands and often carries different HOA arrangements for each. Which sections get which has not been published, so we are not going to sketch a layout for you.
The part nobody has reconciled
Three different home counts are circulating. Only one is the approval.
If you research this community you will encounter three numbers, and they are far enough apart to change what you think you are buying into. Here is each one and where it comes from.
587 homes. This is the approval. It appears on the county commission's own agenda for the October 2025 hearing and in the density statement on the approved plan itself, broken down as 457 detached and 130 attached. This is the number we publish.
858 homes. This traces to an earlier filing from 2024 that was reported in the development press at the time. Plans change between a first filing and an approval, and this one did. It is history, not the current plan.
1,000 homes, as 550 single-family and 450 multi-family. This appears on the project engineer's own marketing page. It does not match what the county approved, in total or in mix. We are not going to speculate about why a consultant's website carries a different number than the plan it helped produce, but we are not going to repeat it as fact either.
Our rule, applied here: when sources conflict, the approved county document wins and we tell you the others exist. A 587-home community and a 1,000-home community are different places to live, with different density, traffic and buildout, and you deserve to know which one has actually been approved.
Do not confuse it with
The other communities called Cypress Landings
Cypress Landings is a common name, and several communities carrying it are built and actively selling, which means they own the search results. If you arrived here after seeing prices and photographs, you were almost certainly looking at one of them.
There is a Cypress Landings in the Melbourne area on Florida's Space Coast, roughly a hundred miles east of here. There is another in the Sun City Center area south of Tampa. There is at least one more in North Carolina. None of them is this community.
The one on this page is in Poinciana, in unincorporated Osceola County, off Poinciana Parkway, and it has no homes, no prices and no builder. The distinguishing test is simple: if what you are looking at has an address, it is not this one.
Location and costs
Poinciana Parkway, and what buying here involves
The site sits north of Rhododendron Avenue, south of and adjacent to Koa Street, east of Poinciana Parkway and west of Steppingstone Boulevard. Poinciana Parkway is the access road that matters, and Poinciana itself is a large, long-established planned community area straddling the Osceola County and Polk County line, which is part of why its association and assessment structures are more complicated than a typical new subdivision's.
Cypress Landings has no price, because it has no builder. What can be said about cost structure: as unincorporated Osceola County land, the tax bill combines county millage, the school board, the water management district and other special districts, with no city millage. Many communities in this area additionally carry a community development district, financing infrastructure through bonds repaid by an annual assessment on your tax notice, on top of HOA dues. Nothing of that kind has been published for Cypress Landings, so there is no figure to quote and anyone offering you one is guessing.
One thing worth asking about specifically when product details eventually appear: the Poinciana area has long-standing association arrangements that vary by section, and a new community inside that footprint may sit within, alongside, or entirely outside them. That is a question with a real dollar answer, and it is not answerable yet.
We do not publish drive times to Kissimmee, Orlando, the theme parks or the airport, because Cypress Landings has no assigned address or coordinates yet and any mileage would be invented precision. What is true and needs no number: the property fronts the Poinciana Parkway corridor.
What you need to know
Buying new construction, the smart way
Whoever ends up building the homes at Cypress Landings, 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, the addenda, and, in Florida, the CDD disclosure.
There is a specific wrinkle on a mixed detached-and-attached community like this one. The two products can be sold by different builders, on different contracts, with different HOA structures and different incentive packages, sometimes from the same sales office. Knowing which one you are actually signing is worth having someone in your corner for.
Subdiview is not affiliated with, endorsed by, or sponsored by any homebuilder, the developer, or Osceola County. No homebuilder has been named for this community; the developer is identified here because it is the applicant and owner of record in the county's published entitlement documents, 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
Cypress Landings FAQ
What is Cypress Landings?
Cypress Landings is an approved residential community on about 187 acres in Poinciana, in unincorporated Osceola County. The county commission approved its preliminary subdivision plan in October 2025 for 587 homes: 457 detached and 130 attached. Nothing is built, no builder has been assigned, and nothing is for sale.
I have seen different numbers. Is it 587, 858, or 1,000 homes?
587. This is worth explaining because all three numbers are circulating and only one of them is the approval. 587 is what Osceola County approved in October 2025, and it appears both on the commission agenda and in the density statement on the approved plan. The figure 858 comes from an earlier 2024 filing that was reported at the time and has since been superseded. The figure 1,000, described as 550 single-family and 450 multi-family, appears on the project engineer's own marketing page and does not match what the county approved. We publish the county's number and are telling you plainly that the record disagrees with itself, rather than quietly picking one.
Is this the Cypress Landings near Melbourne? Or the one in Sun City Center?
Neither. This is a genuinely crowded name and getting it wrong will send you to the wrong side of the state. There is a Cypress Landings in Melbourne, another in the Sun City Center area, and at least one more in North Carolina, and several of those are existing communities with homes actively for sale, which is why they dominate search results. The community on this page is in Poinciana, in Osceola County, off Poinciana Parkway, and it does not exist yet. If what you found had prices and photos of finished homes, it was not this one.
Who is building the homes?
No homebuilder has been named. The developer is a Winter Park based community development company that took the property through zoning and subdivision approval, working with a civil engineering firm and a planning agent. That is the standard division of labor: the developer entitles and horizontally develops, then homebuilders take down lots. With 457 detached and 130 attached homes approved, it would not be unusual for more than one builder to end up involved, potentially with different builders on the detached and attached product.
Where exactly is it?
North of Rhododendron Avenue, south of and adjacent to Koa Street, east of Poinciana Parkway and west of Steppingstone Boulevard. That puts it inside the Poinciana area of unincorporated Osceola County. Poinciana Parkway is the road that matters most for access. There are no street addresses or platted lots yet.
What is the difference between detached and attached homes here?
The approved plan splits 587 homes into 457 single-family detached and 130 single-family attached. Detached means a standalone house on its own lot. Attached generally means townhome-style product sharing at least one wall, still individually owned rather than a condominium in most cases. It matters to a buyer for three practical reasons: attached product usually prices lower, usually carries higher HOA dues because more exterior maintenance is shared, and behaves differently on resale. Which sections get which product has not been published.
What does approval of a preliminary subdivision plan actually mean?
It is a meaningful step but not the last one. In Osceola County the preliminary subdivision plan sets out the lot layout, the tracts, and the infrastructure framework, and approval authorizes the process to move toward a final plat once the plan is found to be in substantial compliance. What it does not do is permit vertical construction or create an address. Between here and a house there is still platting, construction plans, infrastructure and a builder. Treat it as the community becoming real on paper rather than in the ground.
What about the wetlands?
About 16 of the 187 acres are preserved wetlands, which is why the developable area is smaller than the gross site. That is normal for this part of Florida and it is generally a good thing for a buyer, because preserved wetland areas cannot later be built on and often function as permanent open space and buffers. Which lots back onto them has not been published.
What schools would serve it?
The School District of Osceola County assigns attendance zones by physical address, and no addressed home exists here yet, so any school named today would be a guess. The Poinciana area has grown quickly and has seen boundary changes as capacity has been added. Run the specific address through the district's locator once addresses are assigned rather than relying on any map, including ours.
What about taxes and assessments?
As unincorporated Osceola County land, your bill would combine county millage, the school board, the water management district and other special districts, with no city millage. Many communities in this area also carry a community development district, which finances infrastructure through bonds repaid by an annual assessment on your tax notice, separate from and on top of HOA dues. Nothing of that kind has been published for Cypress Landings, so there is no figure to quote. The Poinciana area also has a long-established association structure that varies by section, which is worth asking about specifically once product details exist. Florida has no state income tax, which is often what starts this arithmetic for relocating buyers.
When will homes actually be available?
No date has been announced. The preliminary subdivision plan is approved; platting, construction plans, infrastructure and builder assignment all follow. A community of 587 homes typically delivers in phases over several years once it starts. Treat any date you encounter as a target rather than a commitment.
How do I get updates on Cypress Landings?
Join the interest list on this page. We read Osceola County's planning commission and county commission records directly, which is how a 587-home approval ended up documented here, with the correct unit count, while there is still nothing to buy.
Be first in line
Get on the Cypress Landings interest list
587 homes approved, two product types, and not one builder named. That is exactly why the list is worth being on: when a builder is announced or a phase is priced, the people on it hear first.
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.