Pre-sales - pricing not yet posted

Pinery: Lennar's new community in Weeki Wachee, Florida

Lennar is building Pinery on the land of the old Seville golf course, in the high sandhill country north-east of Weeki Wachee. The first phase is 312 homesites, the plat is recorded, the addresses are assigned and the roads and drainage are going in. What is not out yet is the part everyone wants first: Lennar has published the community name and little else - no price, no floor plan, no square footage, no sales center.

One warning before anything else, because it is the single most useful thing on this page: this community carries a community development district assessment of between $2,219 and $4,179 per homesite per year, depending on which of the two parcels you buy on, and that is collected on your tax bill on top of ordinary property tax. It is a large one by Nature Coast standards, and the figures are published in the district's own adopted budget. Everything below sets out where that number comes from, what part of it can be paid off, and what else is and is not known.

At a glance

Community

Pinery, part of the Seville West master plan

Builder

Lennar

Land developer

Starwood Land, through its land entity

Where

Weeki Wachee, Hernando County, Florida (ZIP 34614); Lennar markets it as Brooksville

First phase

312 homesites on two platted parcels, 150 north and 162 south

Plat

Final plat recorded mid-2026

Addresses

320 addresses assigned across seven streets in mid-2026

Product

Detached single-family, roughly 50-foot homesites

Master plan

About 1,070 acres, with roughly 3,139 single-family homes planned in total

District assessment

First levied for the year ending September 2027, at $2,219.48 or $4,178.51 per homesite depending on the parcel

Flood mapping

317 of 320 homesites mapped outside the special flood hazard area; three on Pergola Drive mapped inside it

Coastal high hazard area

No. The site is in the outermost evacuation zone with no V-zone mapping

Pricing

Not yet released by the builder. Get pricing the day it is.

Floor plans and home sizes

Not yet released by the builder. Get pricing the day it is.

HOA dues

Not yet released by the builder. Get pricing the day it is.

Sales center and opening date

Not yet released by the builder. Get pricing the day it is.

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.

Subdiview is not affiliated with, endorsed by, or sponsored by Lennar. Lennar and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

Weeki Wachee or Brooksville?

Worth settling early, because it is why this community is hard to find. The county property appraiser puts the land in Weeki Wachee, ZIP 34614. The county's addressing records say the same. Lennar markets it as Brooksville, and the county's own staff report on the wider master plan also calls it Brooksville. Both are defensible: the land sits in unincorporated Hernando County, in the north-east corner of the Weeki Wachee ZIP, and downtown Brooksville is about 12.5 miles away in a straight line. Lennar's copy describes downtown Brooksville as minutes away, which is marketing rather than geography. We use Weeki Wachee because that is what the official addressing says, and we mention Brooksville because that is what you will type.

What is being built, and by whom

Two companies are involved and they do different jobs. The land is held and developed by Starwood Land, through a land entity, and Starwood's model is to build the roads, drainage and utilities and then sell finished homesites to production builders. Lennar is the homebuilder. If you go looking in county records you will find the land under the developer's name rather than Lennar's, which is normal at this stage and is part of why the community is largely invisible online.

The first phase is 312 homesites on two platted parcels - 150 on the north side, 162 on the south. Pergola Drive carries the entire southern parcel on its own. The north parcel is Canopy Place, Trellis Ray Lane, Floral Gate Way, Spruce Leaf Drive and Petal Way, hanging off Everbranch Parkway, which is the master spine and the renamed Seville Parkway. The homes are detached single-family on roughly 50-foot homesites - we measured the spacing of the assigned addresses to confirm the product rather than taking it on trust, and it comes out at about 52 feet between centres, which is standard detached production geometry.

Behind the first phase sits something much bigger. The district covering the project runs to about 1,070 acres, and its own adopted assessment roll plans for roughly 3,139 single-family homes in total. So the 312 homesites you can see today are the opening piece. Worth knowing honestly: the approved master plan does also contain multifamily and townhome areas, so while the first phase is entirely detached houses for sale, a future part of the wider community may not be. If that matters to you, ask where those areas sit relative to the homesite you are considering.

The site itself was the Seville golf community. Under the approved plan the golf course becomes greenways, open space, drainage and passive recreation rather than houses, and the old clubhouse was demolished in mid-2025. The northern parcel backs onto the Royal Highlands grid, a 1970s paper-platted acreage subdivision, so your western neighbours are large lots and vacant land rather than another production community.

The district assessment: the number that matters

Pinery has its own community development district, created in spring 2025. It is the vehicle that borrowed the money to build the infrastructure, and homeowners repay it through an annual assessment collected on the county tax bill. The year ending September 2027 is the first year it levies anything at all, and the adopted figures are these: on the 150 northern homesites, $2,219.48 per lot per year. On the 162 southern homesites on Pergola Drive, $4,178.51 per lot per year.

Those split into two very different components. Operations and maintenance is about $607 a year on either parcel - that pays for the streetlights, the dry retention ponds, the conservation area and the general upkeep, and it continues indefinitely and can change each year. The rest is bond debt service: $1,612.90 on the northern lots and $3,571.93 on the southern ones. That difference is not about the houses. It is how the district apportioned its debt between the two product categories in its own assessment methodology, and it means the street you choose changes your annual cost by nearly $2,000. We have not seen a builder price sheet anywhere that tells a buyer that.

The debt behind it is substantial: the district issued $33.6 million of capital improvement revenue bonds in 2026, with coupons between about 4.25 and 5.9 percent, running to a 2056 maturity, and total debt service over the life of the bonds of roughly $71.5 million. The useful consequence for a buyer is that the debt portion is a payoff rather than a tax - in Florida that part can usually be prepaid in full, at closing or later, which takes it off your annual bill permanently. Ask the builder for the payoff figure on the specific homesite, because on the southern lots it is a materially bigger number. The operations portion cannot be prepaid away. The district's board noticed a ceiling of $1,100 on that operations component in 2026, which tells you the headroom it gave itself rather than what it intends to charge.

One methodological note, because it is the kind of thing that gets published wrongly: a Florida district assessment is not an ad-valorem tax and it cannot be found in a property tax rate or a tax code. The figures above come from the district's own adopted budget and assessment roll. Anyone telling you a Florida community has no district charge because its tax code does not show one is reading the wrong record.

Property tax, honestly incomplete

Hernando County's own countywide millage for 2025-26 is 6.8036 mills, made up of the general fund, county health and the transportation trust. That is the county share only. The school board millage, the water management district millage and the county fire and rescue assessment are levied separately and sit on top of it. We could not establish a reliable full aggregate rate for this parcel, so we are not publishing a total - a made-up total tax rate is worse than an honest partial one. Florida's homestead exemption is set by state law rather than by the county, and applies here as it does statewide.

Then there is the timing trap, which catches nearly every new-construction buyer in Florida. Improvements are assessed as of January 1. If you close in March, your first tax bill is calculated on bare land, because no house existed on that January 1. The second bill, once the finished home is on the roll, is dramatically higher. Homestead and the Save Our Homes assessment cap do not begin protecting you until the January 1 after you establish residency. If a builder hands you a first-year tax estimate, ask separately for the stabilised figure, and add the district assessment to both.

Flood: tested lot by lot

Rather than describe the subdivision in general terms, we tested each of the 320 assigned addresses individually against current federal flood mapping. The result: 317 of them are mapped outside the special flood hazard area, in an area of minimal flood hazard. Three are mapped inside it, and all three are on Pergola Drive.

Those three deserve their context. Their base flood elevations come out around 49 and 56 feet above sea level, which tells you immediately that these are inland depression pockets on high sandhill ground rather than coastal storm surge. There is no V-zone mapping anywhere in or near the plat, and the plat area sits in Hernando County's outermost hurricane evacuation zone - the last one called, for the most severe storms only - so the site is not in the coastal high hazard area. That is the opposite of the picture at Hernando Beach and Pine Island, 12 to 16 miles west.

The claim history supports it. Across the entire history of the federal flood insurance program, this ZIP code has recorded ten claims, with roughly $440,000 paid, as of the most recent data freeze in September 2026. Half of that history is a single year: five of the ten claims fell in 2012, and four of the ten fell in the single month of June 2012 during one tropical storm. The month share and the year share are different measurements and we report them separately rather than merging them into one comfortable number. No claims were recorded in the current year through that freeze. Ten claims in three decades across a whole rural ZIP is a low figure for anywhere in Florida.

On insurance generally we are not going to quote you a premium, because we could not obtain a defensible current average for this county from a primary source and an invented figure would be worse than none. What drives it is clear enough: Florida homeowners pay far above the national average, with 2026 reporting putting the statewide gap near 180 percent, although the market has been improving through 2026. Three things help here - a new house built to the current Florida Building Code earns wind mitigation credits an older resale cannot, most of the subdivision is outside the flood hazard area so flood cover is generally not lender-required, and there is no V-zone exposure. One thing to raise directly with any agent: Hernando is karst country, and sinkhole coverage will come up. We found no sinkhole record for this site and we are not asserting anything either way.

The Nature Coast, and the commute

This is not Tampa sprawl with a different postcode. Weeki Wachee Springs State Park is about 11 miles away in a straight line: a first-magnitude spring pushing over 100 million gallons a day of 74-degree water, the only place in the world with a live underwater mermaid show, running continuously since 1947, and the site of Florida's only spring-fed water park. The Weeki Wachee River runs about seven miles of clear spring water down to the Gulf and is one of the best-known paddling and tubing runs in the state, with manatees wintering in it. The Chassahowitzka National Wildlife Refuge is under five miles away - tens of thousands of acres of salt marsh and spring-fed creek that no one will ever build on. Homosassa Springs is north, and Pine Island, Bayport and Hernando Beach give you Gulf-front parks and boat ramps 12 to 16 miles west.

What it is not is urban, walkable, or served by transit. Hernando is a car county. Your groceries, schools and medical care are in Spring Hill, about 14 miles south, or Brooksville, about 12.5 miles east. The nearest hospital, HCA Florida Oak Hill, is about 12 miles away. The land around the site is low-density: 1970s acreage subdivisions, timber, sandhill and the old golf course.

And the commute question deserves a straight answer rather than a brochure one. Downtown Tampa is about 51 miles away in a straight line and Tampa International about 49. The fast route is the tolled Suncoast Parkway, with its nearest interchange about nine miles from the site. That is comfortably more than an hour each way in real traffic. Pinery works for remote workers, for retirees, for people working in Spring Hill or Brooksville, and for Tampa commuters who have consciously traded the drive for the price and the springs. It does not work as a short commute. All of the distances in this section are straight-line distances, not drive times, because we would rather give you a figure we can stand behind than a travel time we cannot.

On schools, Hernando County School District covers the whole county. The state graded it a B for 2026, at 63 percent of total points, up two percent on 2025 and two percent short of an A, and the county reports no district school rated below a C that year. We are not naming your assigned elementary, middle or high school, deliberately: Hernando redraws attendance zones as new subdivisions come online, and this one has no residents yet. Get the assignment from the district in writing before you count on it.

What is not known yet, and why

A community at this stage has real gaps, and we would rather name them than paper over them. Lennar has not released a price, a floor plan, a square footage, a homesite premium or an opening date, and it has not published a sales center address or model hours. HOA dues, which sit on top of the district assessment, have not been set either. None of that is unusual four to six months before a model opens, and none of it is a warning sign - it is simply the stage the community is at, and it is the reason this page exists.

There are also things we tried to establish and could not, which we think you are entitled to know. We could not confirm the exact day the plat recorded, because the county clerk's record search now sits behind a challenge page we could not pass, so we say mid-2026 rather than invent a date. We could not read the plat sheets themselves, so while the two parcels are clearly 150 lots north and 162 south, we cannot tell you with certainty which one the plat labels phase 1A and which 1B - so we do not label them. We could not establish the acreage of the first phase on its own, as distinct from the 1,070-acre master plan. We could not find an issued vertical building permit, though the county permit systems we tried were returning errors rather than empty results, which is a different thing from a confirmed absence. And we could not reach the water management district's stormwater permit record at all, because that agency migrated its permitting system in mid-2026 and the record was unreachable when we looked. A recorded plat is an approval in its own right, so none of that changes the picture - but an unreachable record is not the same as a missing one, and we will not report it as one.

The most valuable document still unopened is the offering memorandum behind the district's 2026 bonds. That filing typically sets out the absorption schedule the developer and its underwriter projected - how many homes a year they expect to close, and over what period - which is the closest thing to a published build-out timeline that exists for a community like this. If you are weighing how long you will be living beside active construction, that is the document to ask for.

How to buy Pinery 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 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 recognize them and you lose it. Start here and we will set it up.

In this community specifically there is a concrete, countable reason to have someone on your side. The district assessment differs by nearly $2,000 a year between the northern and southern parcels, and the bond payoff figure differs by much more than that. A buyer who understands that before choosing a homesite is in a completely different position from one who finds out at closing. Add the questions about which areas of the master plan are slated for multifamily, and where the three flood-mapped lots on Pergola Drive actually are, and you have three decisions that are worth more than any upgrade allowance.

This is also the moment to get the finance comparison straight. Builders in Florida routinely tie their best incentive package to their own affiliated lender, and the package can be genuinely good - rate buydowns and closing-cost credits an outside lender will not match. It can also be priced into a rate you keep for thirty years. The only way to know which it is for your file is to run both quotes side by side before you commit, and to get the incentive terms in writing rather than described across a desk.

Questions people ask about Pinery

Where it is

Everbranch Parkway, the former Seville Parkway, in Weeki Wachee, unincorporated Hernando County, Florida 34614. Open the location in Maps. Water and sewer come from Hernando County Utilities, and the stormwater system in the first phase is dry retention, which suits the sandhill ground.