Mirada

Here's my take on Mirada — it's one of the more interesting communities in Pasco County right now, and that Crystal Lagoon is the real draw. Lennar built this place around that amenity, and honestly, it delivers. If you've got kids or you just want a neighborhood that actually feels like something, the lagoon changes the daily experience in a way a standard pool doesn't. The $175/month HOA is on the higher side for this part of Pasco, but when you factor in what you're getting — lagoon access, trails, the clubhouse — it's not unreasonable. What you need to verify before you sign anything is the CDD fee, because Mirada carries one, and in communities like this it typically runs anywhere from $2,000 to $3,500+ per year baked into your tax bill. That's on top of the HOA, and a lot of buyers don't realize it until they see their first tax notice. Ask the sales rep for the exact CDD assessment on the specific lot you're considering — they're required to disclose it, so make them give you the number. Location-wise, San Antonio sits on the northern edge of Pasco County off SR-52 near I-75, which is great if you're working in Wesley Chapel, Zephyrhills, or working remotely. If you're commuting to Tampa — Downtown, USF, or the medical corridor around Moffitt or TGH — you're realistically looking at 45 to 60 minutes depending on where in Tampa and what time you leave. That's not a dealbreaker, but it's a real number you should drive yourself before you commit. On the current incentive — $30,000 off plus 3.99% financing sounds great, and the rate is genuinely competitive in today's market. But understand how Lennar structures this: the rate buydown ties you to Lennar Mortgage, and that financing package is designed to move you away from shopping lenders. Before you go under contract, get a Loan Estimate from an independent lender and compare the total cost, not just the payment. Sometimes the Lennar package wins. Sometimes you're better off negotiating a bigger price reduction and using your own lender. You won't know unless you run both scenarios side by side. On negotiations, Lennar is one of the stiffer builders when it comes to base price — they'll guard that number. Where they have more flexibility is closing costs, lot premiums, and in some cases adding structural options. If you're looking at a pond lot or a conservation view lot, those premiums can add $10,000 to $30,000 to the price depending on the lot. Push back on those — they're not always set in stone, especially on standing inventory. If there's a completed or near-complete spec home sitting, that's your best leverage point in the whole negotiation. Pasco County Schools serves Mirada, and the schools assigned to this area are San Antonio Elementary, Pasco Middle, and Pasco High. San Antonio Elementary has a solid reputation locally. Pasco Middle and Pasco High are more average — not bad, but if top-tier schools are a priority, this isn't Wesley Chapel's Wiregrass or Starkey Ranch territory. The vibe at Mirada day-to-day is quieter and more spread out than communities closer to SR-54 or the New Tampa corridor. You're in actual San Antonio — it still has a small-town feel outside the community gates, and you're not walking to restaurants or a Publix from your front door. Wesley Chapel's dining and retail on SR-54 is your closest real commercial hub, and that's about 15 to 20 minutes south. If you want that lagoon lifestyle and you can work from home or work locally, Mirada makes a lot of sense. If you need to be in Tampa every day, be honest with yourself about that commute before the Crystal Lagoon sells you on something your Monday morning self might regret.

Barrett Henry, REALTOR®

Broker Associate at REMAX Collective · 23+ years of real estate experience