If you love the idea of sandy beaches and crystal-clear water without leaving home, Pasco County’s lagoon communities are probably on your shortlist. Choosing between Epperson, Mirada, and Angeline can feel overwhelming when you are weighing schools, commute, amenities, and monthly costs. This guide breaks down the differences so you can match the right community to your lifestyle and budget. Let’s dive in.
Epperson, Mirada, Angeline at a glance
Epperson (Wesley Chapel)
- Inside Wesley Chapel near Curley Rd and Overpass Rd, close to I‑75 and local retail. Developer materials position the lagoon as the community centerpiece.
- Lagoon commonly reported at about 7 to 7.5 acres in industry writeups, with resident access benefits.
- Mix of single-family homes and townhome/villa pockets from multiple national builders.
Mirada (San Antonio, Pasco)
- Nearby in San Antonio, part of the same growth corridor but not inside Wesley Chapel.
- Features a substantially larger lagoon, marketed around 15 acres, with a broader activity set and programming per builder info.
- Includes a gated 55+ enclave alongside family neighborhoods.
Angeline (Land O’ Lakes)
- A massive 6,200-acre master plan with a long-range vision. Developer pages highlight open space, a community farm, and future town center.
- Planned lagoon at roughly 5 acres in future phases.
- Emphasis on on-site amenities, including a STEM-focused school.
Location and daily life
Epperson: In-town Wesley Chapel convenience
If you want lagoon living inside Wesley Chapel, Epperson is the option. Community materials note walkable paths, nearby schools, and quick access to I‑75. Daily errands, youth activities, and Wesley Chapel’s retail are close by.
Mirada: Nearby, with a separate identity
Mirada is in San Antonio, just north of Wesley Chapel. It shares the broader Pasco County lifestyle but has its own municipal identity. Expect a short local drive for many Wesley Chapel destinations depending on your lot location. Builder pages frame Mirada within the commuting orbit of greater Tampa.
Angeline: City-scale master plan
Angeline sits in Land O’ Lakes and is planned as a long-horizon community with its own town center, regional park, and community farm per developer info. You get a “city in the making” feel, balanced with large open-space elements.
Lagoon and amenities
Epperson
- Lagoon commonly reported around 7 to 7.5 acres as the community showpiece, with resident access privileges detailed in community materials.
- Resident benefits, guest passes, and rental options are outlined in FAQs. Review the current schedule and membership rules in the Epperson FAQ.
Mirada
- Marketed around a 15-acre MetroLagoons feature with sandy beaches and a more expansive program of activities such as kayaks, rentals, and on-water features per Lennar’s Mirada pages.
- Expect more large-scale events and amenity programming than smaller lagoons typically support.
Angeline
- Planned lagoon of about 5 acres in future phases per developer materials.
- The broader amenity story includes a community farm, regional park elements, and a long-range town center vision.
Tip: Lagoon size often shapes what activities are offered, and it can influence ongoing maintenance costs. Always confirm whether upkeep is paid through the HOA, a lagoon membership, or a Community Development District assessment.
Homes and pricing signals
- Epperson: Product mix spans townhomes/villas to larger single-family homes from national builders. Pricing signals range from the mid $300Ks for entry offerings up into $600K to $1M+ for larger, upgraded homes. Actual inventory and pricing vary by phase and resale activity.
- Mirada: Townhomes, villas, and single-family neighborhoods, including a gated 55+ village. Many product types show list or sale prices in the low to mid $300Ks, with 55+ and upgraded lagoon-view homes higher.
- Angeline: Wide master plan with multiple builders and collections. New builds have ranged from the low $300Ks to the mid $500Ks+ depending on the builder, plan, and phase.
Note: Prices shift quickly in new construction. Use builder pages and current MLS data for live availability and incentives.
True affordability and fees
Large master plans often bundle multiple recurring charges. Build your budget around:
- Mortgage principal and interest.
- Property taxes and homeowner’s insurance.
- HOA dues and any lagoon or club memberships.
- CDD assessments that appear on your property tax bill.
What the public documents say:
- Epperson: The Epperson Ranch CDD’s FY2026 budget shows total annual CDD assessments commonly in the approximate range of about 2,400 to 4,100 dollars per year depending on lot width and phase. See the official schedule in the FY2026 budget. HOA dues and lagoon membership terms are additional and vary by sub-neighborhood, as noted in the Epperson FAQ.
- Mirada: Community writeups and builder materials highlight a combination of HOA, lagoon access, and CDD. Market summaries report many CDDs in the approximate range of about 2,100 to 3,600 dollars per year depending on lot width and product, plus variable HOA and lagoon dues. Always confirm the exact parcel’s assessment roll with the sales office or tax bill. See programming context on Lennar’s Mirada page.
- Angeline: The North AR‑1 of Pasco CDD publishes its adopted FY2026 budget with per‑unit O&M assessment calculations by product type. Review the current numbers in the adopted budget for the section of Angeline that applies to your lot. HOA and any lagoon membership details depend on the sub‑neighborhood and phase.
How to estimate your monthly total:
- Ask for the current HOA schedule and lagoon fees for your exact neighborhood.
- Pull the property’s most recent tax bill or assessment letter to see on‑roll CDD amounts, then divide the annual number by 12 for a monthly estimate.
- Add a current insurance quote and your lender’s tax estimate.
Schools and education
- Epperson: A charter K–8, Innovation Preparatory Academy, sits in or near the community. Explore programs and enrollment on the Innovation Preparatory Academy site. Community pages often reference Thomas E. Weightman Middle and Wesley Chapel High for many addresses. Verify zoning for your specific parcel with the district.
- Mirada: Pasco County public schools serve the San Antonio area, with San Antonio Elementary and nearby district options commonly referenced. Zoning can change as the area grows, so verify the current boundary for your lot.
- Angeline: The plan includes Angeline Academy of Innovation, a STEM-focused 6–12 campus created for the community. Learn more from public sources.
Reminder: School zoning is parcel-specific. Always confirm with Pasco County Schools using the district’s lookup before you buy.
Which community fits you best
- Choose Epperson if you want lagoon living inside Wesley Chapel with quick access to local retail and schools, and you are comfortable reviewing the CDD table plus HOA and lagoon fees.
- Choose Mirada if the biggest resort-style lagoon experience and programmed activities are top priorities, and you plan to compare HOA, lagoon, and CDD tiers, including any 55+ options.
- Choose Angeline if you value a long-range master plan with open space, on-site school options, and future town center amenities, and you are fine with ongoing buildout and phased amenities.
Questions to ask before you buy
- What are the exact HOA dues and any lagoon or club memberships for this sub‑neighborhood?
- What is the current CDD assessment for this parcel, and is it on‑roll on the tax bill or direct‑billed?
- What is the guest-pass policy for the lagoon, and are there rental rules or minimum lease terms that affect you?
- Which amenities are complete today, and which are planned for a future phase?
- What are the school zones for this lot, and what nearby charter options exist?
- Can I see recent CDD minutes and the latest budget to check for special assessments?
Ready to compare homes and numbers?
If you want a side-by-side of listings, fees, and commute context tailored to your family, we are here to help. Our team understands the nuances of lagoon communities, from CDD math to phase maps and school verification. Start a personalized plan with the Home Selling Group of Florida today.
FAQs
What is a CDD in Pasco lagoon communities?
- A Community Development District helps fund infrastructure and amenities, and its annual assessment appears on your property tax bill alongside county taxes.
Which lagoon is largest among Epperson, Mirada, and Angeline?
- Mirada is marketed around 15 acres, Epperson around 7 to 7.5 acres, and Angeline’s planned lagoon around 5 acres per developer and builder materials.
Is Mirada part of Wesley Chapel?
- No, Mirada is in San Antonio in Pasco County; it is near Wesley Chapel but has its own municipal identity and services.
Are lagoons public or residents-only?
- Access terms vary by community; residents have defined privileges, and some activities or guest passes may require fees based on HOA or lagoon membership rules.
How do school zones work in these communities?
- School assignments depend on your specific parcel and can change over time, so always verify with Pasco County Schools before purchasing.
