Pre-construction masterplan in St. Cloud

Tranquility and Kissimmee Park, St. Cloud: the lagoon masterplan, what it is approved for, and what it will actually cost

This is a 743-acre masterplanned community south of Kissimmee Park Road and east of Lake Tohopekaliga in St. Cloud, entitled for 2,818 homes and built around a lagoon. Four state stormwater permits are issued. Horizontal construction has started. The first phase is in final-plat review. No builder has published a price, a floor plan or a square footage, there is no sales centre, and the master developer has not opened an interest list of its own.

Three things about this community are already settled, knowable today, and absent from everything else written about it: it is no longer in unincorporated Osceola County, which changed its tax rate; it carries a community development district that has already borrowed more than twenty-eight million dollars, with an adopted per-home assessment schedule; and the school site inside it was cut from twenty acres to eight over the school district's objection. All three affect what it costs to live here.

Get notified when pricing, plans or a sales release are published.

Start with the names, because they are why you cannot find anything

This community has three names in simultaneous use, and each one is attached to a different kind of document. Searching the wrong one returns nothing, which is most of the reason there is so little honest information about it.

Whaley Platt is the government name. It is what the city and county ordinances call the project and what all four state stormwater permits are filed under. If you want the approvals, that is the name to search.

Kissimmee Park is the name of the community development district and of the master homeowners association, both recorded. That means it is the name attached to the money: the bonds, the assessment schedule and the governing documents all say Kissimmee Park.

Tranquility is the current marketing brand. It is what the first builder to put up a page calls it and what the city's own final-plat case is titled. It is almost certainly the name that will be on the entrance sign.

One more trap, and it catches people constantly. Kissimmee Park is also a real road here and the name of an older rural subdivision nearby. Almost all historic listing activity you will find under that name belongs to the old neighbourhood of large lots, not to this project. If you are comparing sold prices to work out what this community will cost, you are probably looking at a different place entirely. The project also appears in some records as Platt Property.

What is actually approved, and what is not

Four state environmental resource permits are issued: one covering the first phase of just under a hundred acres, one covering the master plan at some six hundred and eighty acres, one earlier phase permit and one for the roadway work. Three city ordinances have been adopted, and a county preliminary subdivision plan predates them. That is a substantially stronger approval record than this project is usually credited with.

Construction has begun, and the cleanest evidence is not a permit at all. In September 2026 two materials suppliers filed construction liens against the property, one of which was subsequently released. Suppliers do not file liens against land where nothing is happening; they file them when concrete and aggregate have been delivered and an invoice has not been paid yet. That is as direct a signal as exists that dirt is moving.

What has not happened is the plat. The first phase went into final-plat review with the city in spring 2026 and the file was still moving at the end of September 2026, but nothing has recorded. A controlled search of the clerk's plat records through October 2026 finds no plat for this project under any of its three names.

That has a practical consequence worth stating plainly: there are no interior street names yet. None exist to be published. Only the surrounding roads are real, and if you see interior street names attributed to this community, check them carefully, because a differently named project nearby has streets that get borrowed by mistake. We will publish the street names the day the plat records, and not before.

Nor has a single lot been conveyed. All nine parcels of the assembled land, something over seven hundred and eighty acres, remain in the name of the developer's own landholding company. One national builder holds a mortgage and an easement over part of it, which is a financing position rather than ownership. That matters for timing: the usual sequence is plat records, lots convey to builders, then models and pricing follow. We are at the step before the first of those.

One edge of the masterplan is also not assembled. A parcel of about thirty-five acres on the boundary remains in separate co-ownership, is the only parcel left out of both annexation ordinances, and is still carried on the unincorporated county tax rate rather than the city one. How that resolves is not established, and anyone buying on that side of the community should ask what is planned for it.

What is planned

The masterplan is entitled for 2,818 homes across ninety-nine tracts, which makes this one of the larger single entitlements in the St. Cloud market. The amenity concept is a lagoon, on a site of about twenty acres at the Kissimmee Park Road end. The water area itself is smaller than the site and its exact size is not established.

The first phase is 279 units and the product mix is already specific, because the district's own adopted documents enumerate it by lot width. Ninety-eight townhomes on twenty-one-foot lots. Thirty-six villas on thirty-four-foot lots. Then detached homes on forty-foot, fifty-foot and sixty-foot lots, with twenty-nine of the sixty-foot homesites. That is an unusually wide span of product for a single phase, from attached townhome to a lot wide enough for a three-car garage, and it tells you the community is being aimed at several buyer types at once.

Three homebuilders have been announced for the community. Only one has put up any kind of page, and that page is a coming-soon placeholder with an interest-list form, no plans, no square footages and no price. Which builder gets which lot width beyond one assignment is not established, and we will not guess at it.

The community development district, and the number that matters

This is the most important section on this page, and it is the part that the material circulating about this community leaves out entirely.

A community development district covers this project. It was established by county ordinance several years ago, and it has already issued bonds: a master offsite series of about eighteen and a half million dollars carrying a six and a half per cent coupon, and a second series of about ten million at coupons in the five to six per cent range. That is more than twenty-eight million dollars of debt already borrowed, and it is paid back by the people who buy homes here, through an assessment on the annual tax bill.

The district has adopted its schedule for the 2027 fiscal year, and because it allocates by lot width you can look up your own number before a single price exists. As adopted for that fiscal year: roughly $1,612 a year on a townhome, $2,195 on a villa, $2,583 on a forty-foot lot, $3,229 on a fifty-foot lot and $3,874 on a sixty-foot lot. Those figures are up between twenty-five and thirty-two per cent on the prior year.

Now the part that almost nobody tells a buyer. Those are debt assessments. A district also levies an operations and maintenance assessment, and this district's adopted budget for the same year shows an operations shortfall of about six hundred and ninety-nine thousand dollars set against only about a hundred and fifty thousand dollars of operations assessments actually levied on homeowners. The gap is currently carried by the developer. Developers carry those gaps while they are selling, and they stop carrying them when they are finished. The published assessment is a floor, not a ceiling, and the honest question to put to a sales office in writing is: what is the district's projected operations assessment at full buildout, once the developer's contribution ends?

None of this makes a district a bad thing. It is how a lagoon, a spine road and a stormwater system get built without the price of the house carrying all of it up front, and districts are normal across this corridor. But it is real money, it is on your tax bill, it is not your mortgage escrow's problem to explain to you, and on a sixty-foot homesite here it is approaching four thousand dollars a year before the operations side is fully loaded.

The annexation nobody has updated for, and what it does to the tax bill

In 2026 this entire property, some seven hundred and forty-three acres, was annexed into the City of St. Cloud. It had previously been in unincorporated Osceola County. Essentially everything written about the project still describes it as a county project, and that error has a price attached.

The city tax rate that now applies is about 17.87 mills on the current final roll. The unincorporated county rate it used to carry is about 13.83 mills. The annexation therefore added roughly four mills, which on a four-hundred-and-fifty-thousand-dollar assessment is on the order of eighteen hundred dollars a year. Some listing pages for this community still quote the old unincorporated rate, or a figure close to it, and understate the carrying cost by about four mills as a result. If you have been handed an estimate for this community, check which rate it used.

Put the two together, because that is the only number that means anything. On a fifty-foot homesite assessed at around four hundred and fifty thousand dollars with a homestead exemption in place, the property tax runs somewhere near seven thousand three hundred dollars, and the district assessment adds roughly three thousand two hundred. The all-in is close to ten and a half thousand dollars a year, or a little over two and a third per cent of value, before insurance and before any homeowners association dues. That is a real figure and it is the one to budget from.

Two further cautions. Florida's additional homestead exemption figure of fifty-one thousand four hundred and eleven dollars is set by state law and applies statewide rather than being a Osceola County number. And all nine parcels carry a redevelopment-area flag in the appraiser's records which could not be identified or priced from any available source; it is unestablished rather than zero, and the full list of non-ad-valorem items on a finished home's bill was not retrieved. Ask for a completed tax estimate on your specific homesite, and insist that it include the district assessment as a separate line.

The first-year trap applies here as everywhere in Florida. Improvements are assessed as of the first of January, so the first bill on a newly finished home is calculated on land. The bill with a house in it arrives a year later. Budget from the rates, never from the first bill.

A word on homeowners association dues, because they are a separate line from the district and they are routinely conflated with it. A master association of record exists for this community, and a masterplan of this size with a lagoon, a spine road, extensive open space and shared amenity buildings generates a substantial maintenance obligation on top of whatever the district levies. No budget has been published, so no figure is stated here. What can be said is that the scope will be wide, that attached townhome product normally carries a higher association charge than detached product in the same community because exterior maintenance is bundled, and that a lagoon is among the more expensive amenities a Florida association can be handed. When a sales office gives you a dues figure, ask whether it is the master association only or includes a neighbourhood association as well, and ask for it in writing alongside the district assessment for the same lot width. The two together, plus the tax rate, are your real monthly carry.

The differentiator: the school site got cut, and the district objected

Here is the question a brochure will never answer, and it is answerable from the public record right now.

The school site inside this masterplan was reduced from twenty acres to eight. The Osceola County school district asked the city to continue the matter rather than approve it, and its stated position was that an eight-acre proposed charter site cannot substitute for the twenty-acre standard it applies for mitigating the impact of a new community. The city council adopted it anyway, on a three-to-two vote, in August 2026.

That is worth understanding before you buy into a 2,818-home community. It does not mean there will be no school, and it does not mean the development is improper. What it means is that the body responsible for finding classroom seats for the children of this community went on record saying the land set aside is not enough by its own standard, and was overruled. In a county that has redrawn attendance boundaries repeatedly to chase capacity, that is a concrete reason to treat school assignment here as provisional.

The practical advice: no attendance assignment can honestly be stated for this community yet, because no address inside it exists to run against a boundary. Confirm assignment with the district at contract rather than at closing, ask specifically whether the assigned schools are operating over permanent capacity, and ask what the plan is for the eight-acre site. If having school capacity settled matters to your household, this is the single most important question on this page.

Flood, and why one answer is the wrong answer

Most pages give a community one flood answer. This masterplan does not have one, and pretending otherwise would be misleading.

Queried across the whole of each parcel rather than at a single point, the first phase and the lagoon parcel come back mapped entirely outside the special flood hazard area. That is the good answer and it covers the land where the first homes are going.

Three parcels on the south-western side of the wider masterplan, totalling roughly a hundred and eighty acres, are different: they touch mapped high-hazard area, with a base flood elevation around fifty-seven feet. Those acres are part of the same entitlement and future phases will sit on or near them.

So the only honest statement is that it depends where in the community your homesite is. For a first-phase home the mapping is favourable and a lender should not require flood insurance on that basis. For a later phase it is a question that has to be asked about the specific lot, in writing, against the mapping current at the time. And in every case a mapping status is a regulatory fact rather than a guarantee: this is low, flat country beside a large lake, the community's own stormwater system is what manages its runoff, and the maps get revised.

On homeowners insurance, no premium is quoted here because no credible figure for this community exists while there are no plans and no construction specifications published. What is structurally in a buyer's favour is that these will be brand-new homes to the current Florida building code, which earns the best available wind-mitigation credits on a new roof and code-current openings, and that the first phase is outside the flood hazard area. Against that, every new Florida homeowner faces a statewide market with carriers withdrawing and premiums that have risen hard everywhere. Get two real quotes before your financing contingency expires, and get them on the specific plan.

The area, as you would actually live in it

This is the eastern edge of St. Cloud, on the Lake Tohopekaliga side, in the belt of former pasture and citrus that the city has been growing into for a decade. The lake is the defining feature: it is large, it is genuinely used for bass fishing and boating, and a community on this side of town is close to it in a way that most new construction in Osceola County is not.

The practical geography is that St. Cloud itself supplies the everyday needs, the US highway corridor to the north supplies the big-box shopping, and anything specialised means driving. The Lake Nona medical and employment cluster is to the north-west and is the reason a great deal of this corridor's demand exists; Orlando and the international airport are further again. Precise drive times are not stated on this page because they were not verified, and anyone quoting you a figure for a community with no entrance built yet is estimating. Drive it yourself, at the hour you would actually be driving it.

What a buyer should weigh honestly. The upside is a large masterplan with a real amenity programme, a lake nearby, a wide spread of product so there is probably a plan that fits the budget, and a location in a city rather than in unincorporated county, which brings city services. The downsides are specific and they are the ones above: a district assessment in the thousands per year on top of a tax rate that just went up four mills, a school site that the school district itself said was undersized, several phases of construction traffic and noise to live through if you buy early, and the ordinary reality that a 2,818-home community takes many years to finish and the version you buy into is not the version you will live in.

One small administrative oddity to be aware of: the county appraiser and the builder disagree about this property's ZIP code, with the appraiser carrying one and the builder another. Expect to see both, and confirm which applies to your address once it exists, because it affects insurance quoting and school lookups.

Buying into a masterplan with someone on your side

The person at a builder's sales desk works for the builder. On new construction you can have your own agent reading the contract, touring with you and pushing for incentives, upgrades and closing-cost credits, and it generally costs you nothing, because builders budget for a buyer's representation whether you bring it or not. The catch is timing: you usually need your own representation named from the very first visit, or the builder will not recognise it afterwards. On a community this early, that is worth arranging before there is anywhere to visit.

Subdiview is run by Joe Keegan, a real estate broker licensed in Illinois. Floridais outside that licence, so he is not your agent on a community like this one and cannot act as one here. What happens instead is a referral: tell us what you are looking for and we will connect you with a licensed Florida professional who can represent you here, tour the community with you and read the contract and the district disclosure with you. We are compensated by that professional's brokerage, not by you. We are not affiliated with Metro Development Group, with any of the homebuilders named for this community, with the community development district, with the homeowners association or with any governmental body mentioned on this page, and nothing here is an offer of brokerage services in Florida.

Everything above is drawn from public records as they stood in late October 2026, and every figure carries that as-of date. Records change, approvals change, assessments are re-adopted annually and dates move. We did not search civil court dockets for any party named or unnamed on this page, and nothing here should be read as a title search, a survey, a legal opinion, engineering advice or tax advice.

Be first in line

Get on the Tranquility interest list

No price, plan or square footage has been published for Tranquility at Kissimmee Park, and no sales centre is open. Tell us what you are after and we will let you know the moment any of that changes, including which builder releases which lot width, and connect you with a licensed Florida agent who can represent you when it does.

Common questions