Townes at Abbey Crossing

Yes, and by several instruments rather than one. A final plat has recorded with the county clerk, which is the real starting gun: a plat does not record until the engineering, the drainage and the legal descriptions have cleared, and it is the document that legally creates the individual lots. The county's own plat record for it is marked approved by the county commission and states the townhome and tract counts. Behind that sits an adopted planned unit development for the wider master project, two completed county site development approvals, and recorded notices of commencement for the site work, which is the filing a contractor makes before starting construction. Approved, platted, and dirt moving. What does not exist is a house, a price, a floor plan, a model or a sales operation.

You own the lot. These are fee-simple townhomes, and we checked that specifically rather than assuming it, because townhome communities in Florida come both ways and it changes what you own, how you finance it and what you pay. The recorded plat creates a hundred and fifty individually numbered lots, and a community declaration has been recorded by the builder establishing a homeowners association. We also ran the county's separate condominium index as a control, searching both the project name and the section of land, and it returns nothing for this site while a control search on it returns hundreds of rows, so the index is working and the absence is real. No condominium has been declared here. That matters on a mortgage: fee-simple townhomes avoid the condominium questionnaire, the association-level lending reviews and the insurance complications that come with condominium ownership.

A hundred and fifty townhomes on just under twenty platted acres, plus seven common tracts. Be clear-eyed about the lots, because this is the single most useful fact here: interior lots are twenty feet wide by ninety-five feet deep, and end lots are thirty-two by ninety-five. That is about seven and a half homes to the acre. A twenty-foot-wide townhome is a genuinely narrow house, typically two storeys with a one-car garage at that width, and the outdoor space is a small rear yard rather than a garden. None of that is a defect, and plenty of buyers prefer it in exchange for a new build at a townhome price. But it is not a small single-family lot, and if anybody describes it as spacious they are describing something else. Ask for the plotted site plan for your specific lot and whether it is an interior or an end unit, because at these widths the end units are a materially different house.

Four streets, and they are worth knowing because they are how you will find this community before it has a marketing name: Abbey Bouquet Drive, Camellia Bud Drive, Poppy Garden Lane and Canterbury Bells Road. McKendree Road and Kenton Road form the boundary of the site and are public county roads. All four interior streets are private and sit inside a tract owned by the homeowners association, which we come back to below because it is a cost. If you want to track this community yourself rather than wait to hear from us, those four names are the search terms: they will appear on the first building permits, the first address assignments and the first listings, well before any brand does.

Yes, really. The recorded plat puts all four interior streets inside a tract dedicated to the homeowners association rather than to the county, and that is a long-term cost you should understand before you buy. On a public street the county resurfaces the road out of general taxes. On a private street the association does, out of your dues, and a resurfacing bill on a quarter of a mile of road arrives as either a dues increase or a special assessment. Private streets can also mean the association handles street lighting and sometimes stormwater maintenance. Ask two questions in writing: whether the association's budget and reserve study actually fund road replacement over its expected life, and what the reserve balance is. A community that has not funded its road reserve is not cheaper, it is just deferring.

We found none, and that is a real and uncommonly good answer in this part of Florida. We searched the county clerk's official records for the master project name across several years and all document types, and none of the four instruments that came back is a district establishment or a district assessment. The recorded plat dedicates every tract either to the association or to the public, with no district tract anywhere on the face of it. For contrast, the large master-planned communities immediately to the south do sit inside a community development district, so a buyer comparing this community with those is not comparing like with like: a district assessment is a second line on the tax bill that typically runs twenty to thirty years. Two honest caveats. This is a negative finding rather than a certified absence, and the costs do not vanish, they simply land in the association dues instead, and no dues figure has been published yet. Get written confirmation that no district applies, and get the association budget.

On the federal mapping, the land this community is platted on reads as entirely outside the special flood hazard area with no mapped wetlands. There is an important distinction here that is easy to get wrong, and we want to be explicit about it: the twenty-acre parcel immediately to the north of this plat, which is a separate project, is partly mapped inside the high-hazard area and does carry mapped wetlands. Those are two different pieces of ground with two different answers, and a search that lands on the wrong one will give you the wrong impression in either direction. For this plat, mapped outside the hazard area means a lender will not force flood insurance on you. It does not mean water never stands anywhere on the site, and new subdivisions grade and retain stormwater for a reason. Get a determination for your specific lot at contract, confirm the effective flood map panel at closing, and ask where your unit sits relative to the stormwater ponds.

Those are two different parties and both appear in the records, which is normal and worth explaining. The builder is Lennar, and we established that from better evidence than a permit: it is the declarant named on the recorded community declaration, and the county's own plat record names it as the developer. The party that dedicated the plat is a separate land-holding entity, and a dedicator is the fee owner platting the land rather than the company building houses on it, so we describe it that way and never as the builder. The surrounding master project has yet another owner. This is exactly the sort of record structure that makes a community hard to find online: the filings sit under holding entities rather than under the name that eventually goes on the sign. Also worth flagging, because it is a genuine trap: the half of this land that is for sale was titled to an entity whose name contains the words multi family. The recorded plat and the recorded declaration both say fee-simple lots for sale. Trust the instruments, not the entity name.

No, and this is the most important confusion to clear up. There is a separate, confirmed rental community of about three hundred and thirty apartments going in on the twenty acres immediately north of this plat, by a different national developer, and it is further along than this is. Addresses have already been assigned over there and almost all of them are coded as apartment units. None of them are on any of the four streets of this community, which currently has no assigned addresses at all. The two projects share a master development name, which is why they get conflated, and the similarity of the names does not make them the same thing. If you are reading about a project here with hundreds of units already addressed, you are reading about the rental. This is the hundred-and-fifty-lot for-sale townhome community to its south.

It is the eastern edge of the Tampa commuter belt, and it is changing fast. The mailing address is San Antonio, a small historic town with a genuine old centre and a nearby university, but this site is outside the town limits in unincorporated county, which matters mostly for your tax bill in a good way. The day-to-day reality is the growth corridor rather than the old town: large master-planned communities to the south, a cluster of new retail arriving with them, and a county road network being widened to keep up. State Road 52 and the interstate are the two routes that matter, and they put the Tampa employment core within a normal commute and Wesley Chapel's shopping and hospitals considerably closer than that. Dade City and the Withlacoochee countryside are just north if you want quiet. The honest tradeoffs: this is car-dependent, the roads around you will be under construction for years, and you should know before you buy that the immediate neighbours in this master development include a large apartment community, commercial pads and a hotel site. That is not hidden, it is on the adopted plan, and some buyers will prefer the convenience while others will not.

We are not going to print a number, and here is why that is the responsible answer. This land is still assessed as raw acreage, so the current tax figure on the county roll reflects an empty field rather than a townhome. A completed home in Florida is assessed as of the January the first following its completion, which means the first full-year bill is the first year the building itself appears on the roll, and quoting a county-wide median townhome bill would tell you about older homes in other districts rather than about yours. What we can tell you is the structure. The site is unincorporated, so there is no municipal millage on top of the county and school levies, which is a genuine saving against an otherwise identical home inside a city. No community development district was found, so no district assessment is expected. The Florida homestead exemption of fifty-one thousand four hundred and eleven dollars is set statewide by Florida law rather than by this county, it applies only from the January after you establish residency, and the assessment cap starts the year after that. Get a written estimate built on the actual purchase price for your specific unit.

Less than an older house nearby, for structural reasons rather than as a promotion. Florida requires insurers to credit verified wind-mitigation features, and a townhome built to the current code earns most of them automatically: the roof covering and deck attachment, the roof-to-wall connections, the roof shape and the opening protection. This parcel sits in an inland wind-speed band and carries no coastal evacuation zone assignment, and the plat land is mapped outside the flood hazard area, so lender-required flood insurance is not expected though a preferred-risk policy stays available. On the wider market, the state-backed insurer filed a statewide average multiperil rate decrease of nearly nine per cent in the spring of 2026 and several private carriers filed decreases in the same window. One thing specific to townhomes: find out exactly where the association's master policy stops and your own policy starts, because on attached product that boundary is where the unpleasant surprises live. We are not quoting a premium; get real quotes on the actual specification.