Selling now near St. Cloud, FL
Del Webb Sunbridge
A 55-and-over community of 1,198 lots in unincorporated Osceola County
The district that bills these lots is missing from the county's own directory of districts, its operating charge has risen about 87 per cent in three years while its debt charge has not moved at all, and the two newest phases went from about $318 a year to about $1,820 in a single year when a new borrowing landed on them. The whole carrying cost is below.
- Area
- St. Cloud, FL
- Lots
- 1,198
- Homes standing
- 777
- Tax rate
- 13.85 mills
At a glance
Del Webb Sunbridge fast facts
Every figure here comes from the county appraiser's own live roll and per-parcel tax calculation feed, the state's certified cadastral roll, the district's own adopted budgets, assessment schedules and audited statements, the county's published assessment rate tables, the association's own recorded rules, the school district's board-approved boundary files, and federal flood and disaster records queried directly with controls. Where two official sources disagree we publish the disagreement rather than picking one, and on this page that happens four times.
- Area
- Unincorporated Osceola County, St. Cloud address
- Size
- 1,198 lots across ten plats
- Standing homes
- 777, and 421 lots are still vacant
- Age restriction
- 55 and over, in the recorded rules
- Tax rate
- About 13.85 mills, unincorporated
- Inside the city, for comparison
- About 17.90 mills
- District operating charge
- Up 87 percent in three years
- District debt, same floor plan
- 65 percent more in the later phase
- The newest phases
- Went from $318 to $1,820 in one year
- County assessments on the bill
- About $713 a year
- In a flood zone
- 3 percent or 10 percent, by method
- Evacuation zone
- None published for this county
- Association dues
- Ask before you contractGet pricing
- Current pricing and lots left
- Ask before you contractGet pricing
Figures come from the county appraiser's live 2026 roll and tax calculation feed, the certified 2025 state roll, the district's adopted budgets, assessment schedules and audits, county assessment rate tables, the association's rules and fee schedule, school district boundary files, and federal flood and disaster records, all as of September 2026. The county's own mapping server could not be reached, so its flood layer and its short-term rental boundary are unchecked. The new borrowing's terms, any maximum lien or payoff figure, the association's recurring dues and school capacity could not be obtained and none is published here. All details are subject to change without notice.
A 55-and-over community pays about 38 per cent of its tax bill to schools.
The school levies here total about 5.3060 mills, roughly $2,426 a year on the median home, and they are the largest line on the bill after the county general fund. Almost nobody in this community will ever use those schools. Worse, the school lines allow only the first $25,000 of homestead while every other authority allows about $51,411, so the exemption works least well against the largest line you will never consume.
Where it is
The northeast corner of Osceola County, on high ground about forty miles from the coast and roughly half an hour from the airport, inside a much larger master plan that spans two counties. Ten plats delivered since 2020, so the first streets are mature and the two newest phases are still bare. The phases differ enormously in what they pay, so walk more than one and ask which phase each lot is in.
How to buy in Del Webb Sunbridge without leaving money on the table
The person at the builder's sales desk works for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract and the district's own adopted assessment schedule line by line, and pushing for every incentive, upgrade and closing-cost credit the builder will give. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The one catch is timing. You usually need your own agent from the very first visit, or the builder will not recognise them and you lose it. Start here and we will set it up.
Set up a tourWhat a local would tell you
The operating charge nearly doubled while the debt charge never moved, and the phase you pick is worth $575 a year
Start with why this cost is hard to find at all. The county publishes a statutory directory of the districts operating inside it, and the district that bills these lots is not on it, while the county's own tax-roll submission page lists that same district among the 48 authorities certifying assessments onto the roll. One county page tells a buyer there is no district here; another bills them for it.
It is also not an ordinary community development district. It was created by a special act rather than under the general law, which matters most for who controls it. The first resident-elected seat on its board requires 12,475 registered voters inside the district, against 250 for an ordinary district, and full resident control requires 47,000. This community has 777 standing homes. The board setting these assessments is entirely landowner-elected, and the audited statements disclose that certain supervisors are affiliated with the developer.
Now the charges, which move in opposite directions. The operating charge went from about $193.94 to about $362.97 per unit in three budget years, up about 87 per cent, while the debt charge on a first-phase 50-foot home stayed at about $882.74 to the cent. Everyone asks about the bond. The bond is the part that has not changed.
And the usual reassurance fails here in the district's own arithmetic. The assessable base more than doubled over those same three years, from about 1,569 units to about 3,544, and the per-unit charge still rose 87 per cent. It does not get cheaper as the district fills up. Total spending grew from about $451,000 to about $1.42 million as more infrastructure was certified complete and turned over.
Then the phase premium, which no price sheet reflects. An identical 50-foot floor plan carries about $882.74 of debt in the first phase and about $1,457.34 in the later phases, about 65 per cent more, on lots that can be four streets apart. Over the remaining life of the borrowings, to 2052, that is roughly $14,900 of extra nominal payments for the same house. The pattern holds across products, at about 56 per cent on the smallest and about 59 per cent on the largest.
One cliff has already fired and the next one is visible in the same document. The two newest phases carried operating only, about $318 a year, until a new borrowing was layered onto them in this year's budget; a 50-foot home there now pays about $1,820, roughly 5.7 times in one year. A neighbouring phase in the same district sits today at about $362.97 with zero debt, which is exactly where the newest phases sat a year ago. If a salesperson quotes you a district charge of about $363, the question to ask is whether the bond for that phase has been issued yet.
And the developer money went the way almost nobody expects. One recent budget carried $239,000 of developer contributions and the audit records that the district actually received nothing, finishing about $143,911 short against a planned small draw. The per-unit operating charge then rose across the next two budgets. Both current budgets now carry a developer repayment line of about $51,085 a year on the spending side, so the flow has reversed: homeowners are repaying the developer rather than being subsidised by one.
So ask four things in writing before you contract: which phase the specific lot is in and what its operating and debt charges are for the coming year; whether the debt for that phase has been issued yet, and if not what the district's own precedent implies; the maximum lien and the payoff figure, since the district publishes no methodology report and no maximum assessment table; and the association's recurring dues, which are not a public record, alongside the $3,000 capital contribution charged on every sale and resale.
Find out what a specific lot's district charge will be next year
On the newest phases it went up 5.7 times in one year, and the same floor plan costs 65 per cent more one phase over.
The record
The tax rate fell 4.6 per cent since 2020, being outside the city saves $1,430, and homestead is worth almost nothing without portability
The rate here totals about 13.8543 mills and it sums exactly from eleven named authorities: the county general fund at about 6.7000, emergency medical services at about 1.0682, the library at about 0.3000, a county conservation levy at about 0.2500, two school levies totalling about 5.3060, and three water management lines totalling about 0.2301. We rebuilt it from the appraiser's own per-parcel calculation and it foots to the cent.
The published rate has been falling, not rising: the total is about 4.6 per cent lower than it was in 2020 and the county general fund has been at 6.7000 mills every single year since. What moved bills is taxable value and exemption status, not the rate. One thing does move inside that flat headline: a county conservation levy went from about 0.0652 to about 0.2500 mills over five years, offset by a debt line falling to zero, so the stable county total conceals a reallocation.
Now the comparison that almost every online source gets backwards. Being unincorporated here saves about $1,430 a year on the median home, which offsets about 79 per cent of the district assessment on a 50-foot later-phase lot. A city parcel picks up a municipal levy of about 5.1128 mills and drops the emergency medical services levy this community pays. So the honest framing is not that you pay a district charge on top of normal taxes; it is that you pay a district charge instead of a city rate, and the district is the more expensive of the two by roughly $390 a year at current figures.
A trap for anyone verifying the jurisdiction themselves. The appraiser's parcel layer carries a field whose value here looks exactly like a municipal code, and the same office's data dictionary decodes it as a neighbourhood placeholder. Anyone treating that field as a jurisdiction indicator will label this community as incorporated. The city limits layer itself returns nothing here, and returns the city correctly at control parcels.
On homestead, the headline exemption is nearly irrelevant and the mechanism people rarely mention is decisive. The bare homestead is worth only about $572 a year here. What moves the bill is portability: about 31 per cent of homesteaded owners here show no transferred assessment differential at all, while the median gap is about $91,837 and the tail runs past $170,000. Two neighbours in identical homes can differ by more than $1,000 a year purely on whether they sold a long-held Florida homestead to get here. In a 55-and-over community that is not an edge case, it is the central variable.
Two more things a buyer comparing bills should know. About 6.7 per cent of the standing homes here pay zero property tax under a total exemption for service-connected disabled veterans, removing about $24.8 million of value from the roll, and that exemption does not transfer with the house. And the assessment cap protected nobody this year: just values actually fell for about 79 per cent of homes on the current roll, so assessed equals market on every homesteaded parcel and the cap has no effect at all.
The county's own charges on the bill are straightforward and worth budgeting. Fire rescue at about $312.01, refuse at about $396.95 and a household chemical line at about $4.00, roughly $713 a year in total, all on the tax roll. There is no county stormwater fee at all here, which is genuinely absent rather than missing by error. One avoidable cost: the county's prorated table bills a July certificate of occupancy for fourteen months rather than twelve, so closing on a July completion costs roughly $118 more in year one than the same house completed in September.
What to ask for that is not published: the district's maximum lien and payoff figure for the specific lot; the association's recurring dues and current budget; a real November bill for a finished comparable in the same phase, showing tax and non-tax lines together; whether your closing month triggers the fourteen-month proration; and the portability you can actually bring with you, worked by a professional rather than assumed.
The area
The flood answer is 3 per cent or 10 per cent, the flood map is thirteen years old and already overwritten, and a new high school boundary runs four tenths of a mile away
We measured flood exposure three ways against the lot polygons. By the centre of each lot, about 2.75 per cent are in a special flood hazard area. By any part of the lot touching one, about 10.27 per cent. That is a spread of nearly four times between two defensible methods, and a lender determines at the structure, so a specific buyer can land in the larger number while a brochure truthfully quotes the smaller. Restricted to lots that already have a house, the two methods give about 2.3 and about 6.2 per cent.
The exposure is also very uneven by phase, which no marketing material will tell you: one phase runs about 10.5 per cent and three phases are at zero. Every hazard-area lot here is in the zone type where a base flood elevation has been determined, and a further ten parcels sit in the 0.2 per cent band, which carries no mandatory purchase requirement and real water.
The map itself is old and has already been partly replaced. The panels covering this community became effective in 2013, thirteen years ago, and a map revision effective in early 2025 has overwritten part of them. Anyone working from a downloaded panel is working from a superseded map, and the adjacent county's panel covering the northern end of the same master development is five years newer. One honest gap: the county's own mapping server could not be reached at all because of a certificate problem on its end, so we could not cross-check the county's flood layer against the federal one, and any disagreement between them is unmeasured.
On evacuation the answer is a clean negative and we controlled it. No evacuation zone is published for this county at all: the state layer covers 43 of Florida's 67 counties and this is not one of them, along with the neighbouring interior counties. A control query in a coastal county returns a zone correctly from the same service. That is the right answer rather than a data failure, because the state product models coastal surge and this is interior upland about forty miles from the ocean. Any site that reports an evacuation zone letter for this postcode is inventing it.
Schools carry the finding a buyer here should care about even without children in the house. Every parcel here is assigned to one combined elementary and middle school and one high school, and the district publishes a separate boundary layer for twelfth grade alone. That layer exists for one reason: a high school rezoning took effect this year and rising seniors were grandfathered. The difference between the two high school layers is a brand-new school that appears in the ninth-to-eleventh grade boundaries and not in the twelfth.
The relevant number is the distance. That new high school's newly drawn boundary runs about four tenths of a mile from this community. This community stayed where it was in this round, but a district that rezones frequently and has just opened a school next door means the current assignment is accurate for one school year rather than being a property attribute. Capacity and utilisation figures could not be obtained from any district or state document.
One more thing that matters for what this community stays like. Short-term letting is contractually prohibited here, independently of what the county permits: the association's own rules require every lease to run twelve months or more, allow whole homes only, and cap an owner at two leases in any twelve-month period, on top of the age requirement that every lease go to a household with someone 55 or over. We could not verify the county's own short-term rental district boundary, because that layer sits on the same unreachable county server, but the covenants settle it either way.
What you need to know
Buying new construction with someone on your side
Representation is free and the timing is the catch, as above. It is worth more than usual here because the two numbers that vary most between one lot and the next are set by which phase it is in and whether that phase's bond has been issued, and neither appears on a price sheet.
On stage and leverage, the record is clear. 421 lots remain and 373 of them are still the builder's, with two plats carrying no houses at all. Permits have run 120, 169, 120, 91, 157 and 75 across the last six full years, and this year's pace annualises near 77. At that cadence this community has roughly five more years of new-home sales, so this is neither an opening nor a close-out.
A methodological warning for anyone screening permits here, because the failure is dramatic. A search for the literal phrase "single family" finds three of 785 new-home permits, a 99.6 per cent miss. The descriptions lead with the builder's internal plan codes, and about 38 attached villas are filed as townhouses while being assessed as single-family homes, so text screens and roll screens disagree about what these houses even are. The county's own subdivision label on permits is also wrong on about 3 per cent of records for this community, including one pointing at a subdivision on the other side of the county.
On rental concentration the answer is a real negative with an unusually loud control. No institutional single-family rental or build-to-rent operator owns a single parcel here, while the same screen finds 2,268 institutionally held parcels across the county and 422 in this very postcode, 383 of them held by one operator. The screen works at this exact postcode and returns zero inside the community, and the reason is structural rather than coincidental: the age restriction plus a twelve-month minimum lease makes the product unusable for that business model. About 96 per cent of standing homes here are owned by people with a Florida mailing address. We did not search Florida regulatory enforcement records or civil dockets for any builder, developer, contractor or land-holding entity, so read the absence of any such note as unchecked, not clean.
One record oddity worth knowing before you search anything yourself. The appraiser's own plat index contains no rows for the three newest plats here, which hold 339 lots, even though the same office's parcel roll and mapping carry all of them. We controlled that by querying the index for the surrounding quarter-section, which returns the seven older plats correctly. So two datasets from the same office disagree about whether three recorded plats exist, and the plat book references for them could not be obtained.
The rest is the same everywhere: hire your own independent inspector at pre-drywall, again at final walkthrough, and once more before the one-year warranty expires. In this part of the state ask specifically about lot grading, drainage and roof attachment, since the hazard here is rainfall rather than surge, and about the pond and conservation edges if your lot backs onto one. Read the limited warranty booklet before you sign.
Subdiview is not affiliated with, endorsed by, or sponsored by Pulte Homes, any homebuilder, any developer of Del Webb Sunbridge, or Osceola County. The builder is identified here because it is a builder of this community, which is a statement of fact 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. Pricing, plans, inventory, district, tax, flood and approval details on this page carry the dates shown, are as published, proposed or reported rather than committed, and are subject to change without notice.
Questions and answers
Del Webb Sunbridge FAQ
What is Del Webb Sunbridge?
It is a 55-and-over community of 1,198 platted lots inside a much larger master-planned development in the northeast corner of unincorporated Osceola County, with a St. Cloud mailing address. Ten plats are recorded, 777 homes stand and 421 lots are still vacant, 373 of them still owned by the builder. Two of the ten plats have no houses on them at all. The age restriction is real and recorded: the association's own rules require at least one occupant aged 55 or over in every occupied home, under the federal housing-for-older-persons framework.
Is it in the City of St. Cloud?
No. Every address here reads St. Cloud, but the county appraiser's own city limits layer returns nothing at these parcels while returning the city correctly at control parcels a few miles away, and every parcel carries the unincorporated tax code. The money runs opposite to the usual assumption too: the unincorporated rate is about 13.8543 mills against about 17.8989 inside the city, so being outside saves roughly $1,430 a year on the median home here. That offsets about 79 per cent of the district assessment, which means the right way to think about it is that you pay a district charge instead of a city rate, not on top of one.
What does the district cost, and is it going up?
Both parts of it move differently and almost everyone watches the wrong one. The operating charge is about $362.97 per unit and it has risen about 87 per cent in three budget years. The debt charge has not moved by a cent in four. Where you sit decides the debt: an identical 50-foot floor plan carries about $882.74 in the first phase and about $1,457.34 in the later phases, about 65 per cent more, running to 2052. Total district bills currently run from about $981 a year on the smallest first-phase product to about $2,258 on the largest later-phase one.
Is there an assessment cliff on the newest lots?
There already was one, and there is another one queued behind it. The two newest phases carried operating only, about $318 a year, until a new borrowing was layered onto them in this year's budget. Their charge for a 50-foot home is now about $1,820, roughly 5.7 times in a single year. The tell for the next cohort is published in the same schedule: a neighbouring phase in the same district sits today at about $362.97 with zero debt. On this district's own precedent, expect that to become something in the $1,300 to $2,600 range when its bond is issued. If you are quoted a district charge of about $363, ask whether the debt has been issued yet.
Did the developer subsidy end, and what happened to bills?
It ended abruptly and it has now reversed, which is unusual enough to be worth reading twice. The district budgeted $239,000 of developer contributions in one recent year and the audited statements record that it actually received nothing, finishing the year about $143,911 short. The operating charge per unit then went from about $228 to about $318 to about $363 across the two budgets that followed. And both current budgets carry a developer repayment line of about $51,085 a year on the expenditure side, so homeowners are no longer being subsidised by the developer, they are repaying one.
Is it in a flood zone?
It depends on the method, by a factor of nearly four, and that is the finding. Measured at the centre of each lot, about 2.75 per cent are in a special flood hazard area. Measured by whether any part of the lot touches one, about 10.27 per cent are. A lender determines at the structure, so a specific buyer can land in the larger number. The exposure is also very uneven by phase, from zero in three phases to about 10.5 per cent in one. The panels in force here date from 2013 and have already been overwritten in part by a map revision effective in early 2025, so anyone reading the printed panel is reading a superseded map.
Before you walk into a sales office
Get your inside track on Del Webb Sunbridge
We will connect you with a real estate professional licensed in Florida who represents you rather than the seller, who can register you before your first visit, and who will get you the answers this page could not: the specific lot's phase and its operating and debt charges for the coming year, whether that phase's bond has been issued, the maximum lien and payoff figure, the association's recurring dues, and what the builder will actually give on incentives at your price point.
It costs nothing, creates no brokerage relationship by itself, and does not obligate you to anything.