Should You Buy in Phase 1 of a New Tampa Community? | BuildTB | BuildTB

Quick Answer — As of June 2026

Phase 1 of a new Tampa Bay community offers the lowest base prices and the best lot selection. However, you will live with active construction for 2 to 5 years, CDD bonds may be at their highest, and amenities may not be complete yet. Phase 1 is best for buyers who prioritize value and can tolerate short-term construction disruption for long-term appreciation.

How Much Cheaper Is Phase 1 Pricing in Tampa Bay Communities?

Builders launch new communities with introductory pricing designed to generate sales velocity. They need early contracts to demonstrate demand to their corporate offices and lenders. This creates a window where Phase 1 buyers get the best prices in the community's history.

In Tampa Bay, Phase 1 pricing is typically 5% to 15% below what the same floor plan will cost in Phase 2 or 3. On a $400,000 home, that represents $20,000 to $60,000 in built-in equity if the builder follows their planned price escalation. However, market conditions can change — if the market softens, later phases may not see the expected increases.

Real Tampa Bay Examples of Phase 1 Appreciation

These examples illustrate how Phase 1 pricing has played out in actual Tampa Bay communities. Results vary by market conditions.

Waterset (Apollo Beach): Phase 1 buyers in 2015 purchased homes in the low $200s. The same floor plans in later phases sold in the mid-$300s and above. Phase 1 buyers saw 40%+ appreciation over 5 years.
Epperson (Wesley Chapel): Grand opening pricing in 2017 started in the low $300s. Later phases priced the same plans at $400,000+. Early buyers captured significant equity.
Mirada (San Antonio): Opening prices in the mid-$200s in 2019 climbed to $400,000+ for comparable plans in subsequent phases during the 2021-2022 market surge.

Reality check: These examples include the 2020-2022 market surge, which was an outlier. Phase 1 appreciation in a normal market is typically 5% to 15% over the community buildout period, not 40%. Do not buy Phase 1 purely as a speculative investment.

How Do CDD Fees Work in Phase 1 vs. Later Phases?

The CDD fee structure is an important factor in the Phase 1 decision. Here is how it typically works.

Debt Service (Bond Repayment)

Each lot is assigned its share of the CDD bond at the time the bonds are issued. Your debt-service payment is based on your specific lot's share and does not change based on how many other lots are sold. Phase 1 and Phase 3 lots typically have the same debt-service assessment if they are covered by the same bond issuance.

Operations and Maintenance (O&M)

The O&M portion can be higher in early phases because fewer homeowners are sharing the cost of maintaining CDD-owned infrastructure. As more phases are completed and more lots contribute, the per-lot O&M cost may stabilize or decrease. However, overall O&M costs also rise as more infrastructure is built.

The net effect is that Phase 1 CDD assessments are sometimes $200 to $500 per year higher than later-phase assessments, primarily due to the O&M component being spread across fewer lots. This gap typically narrows as the community builds out.

How Bad Is Construction Noise and Disruption in Phase 1?

This is the biggest tradeoff. If you buy in Phase 1, you will live adjacent to an active construction site for years. Here is what that looks like in practice.

Construction hours: Tampa Bay construction typically starts at 7:00 AM Monday through Saturday. Hillsborough and Pasco counties allow construction noise from 7 AM to 6 PM on weekdays and 8 AM to 6 PM on Saturdays.
Heavy equipment: Excavators, concrete trucks, lumber deliveries, and grading equipment will operate near your home, especially when adjacent lots or the next phase is being developed.
Dust and dirt:Cleared lots, unpaved roads, and earthwork create significant dust, especially during Tampa Bay's dry season (October through May). Expect to wash your car and clean your lanai more frequently.
Unfinished views: Instead of looking at completed homes and landscaping, you may see dirt piles, construction staging areas, portable toilets, and partially-framed homes for 2 to 5 years.
Road access: Community roads may be incomplete or temporarily blocked by construction equipment. Delivery trucks and worker vehicles add traffic.

For some buyers, this is a minor annoyance they can live with for the pricing advantage. For others — especially remote workers, families with small children, or light sleepers — it is a deal-breaker. Be honest with yourself about your tolerance.

How Does Lot Selection Work in Phase 1?

Phase 1 buyers get first pick of the best lots in the community. In later phases, premium lots are gone. Here are the lot types that Phase 1 buyers typically secure.

Lot Type	Premium	Phase 1 Availability	Later Phase Availability
Conservation/pond view	$10,000 - $30,000	Multiple options	Few or none
Cul-de-sac	$5,000 - $15,000	Available	Limited
Oversized lot	$5,000 - $20,000	Best selection	Fewer options
Corner lot	$3,000 - $10,000	Available	Available
Near amenity center	$5,000 - $15,000	Closest to planned amenities	Farther locations only

Premium lots have better resale value. A conservation-view lot that costs $15,000 more in Phase 1 may add $25,000 to $40,000 in resale value compared to a standard interior lot. Your buyer's agent can help you evaluate which lot premiums are worth paying.

When Will Amenities Be Finished If I Buy in Phase 1?

This is a common frustration for Phase 1 buyers. You are paying CDD fees and HOA dues from day one, but the pool, clubhouse, fitness center, and parks may not be finished for 12 to 24 months after the first homes close.

Builders typically start amenity construction after they hit a certain number of home closings (often 50 to 100 homes). This means Phase 1 buyers may close on their home months before the amenity center breaks ground. Ask the builder for a specific amenity completion timeline and get it in writing.

Getting amenity timelines documented in writing is part of the process of getting builder promises into the official documents. Verbal commitments from the sales office are not enforceable.

When Does Buying in Phase 1 Make Sense?

Phase 1 Is a Good Fit If You...

Want the lowest possible price for a specific floor plan
Want the best lot selection (conservation, pond, cul-de-sac)
Plan to stay 5+ years and benefit from appreciation
Can tolerate construction noise and dust for 2-5 years
Work outside the home or have a sound-proofed home office
Are comfortable without completed amenities for the first year

Consider Waiting for a Later Phase If You...

Work from home and need a quiet environment
Have young children who will be playing outside during construction
Want to see the community established before committing
Need amenities (pool, gym) available immediately
Prefer established landscaping and a finished streetscape
Are on a tight budget and the slightly higher later-phase pricing is offset by lower CDD O&M

The Bottom Line on Phase 1 Buying

Phase 1 buying in Tampa Bay is a calculated bet. You get the lowest prices, the best lots, and the most upside for appreciation. In exchange, you live with construction disruption, potentially higher CDD O&M costs, and delayed amenities.

For buyers who plan to stay 5+ years and can tolerate the short-term inconvenience, Phase 1 is often the best value in a new construction community. For buyers who prioritize a move-in-ready environment, later phases offer a more polished experience at a higher price.

Barrett Henry is a Broker Associate at REMAX Collective who has helped buyers in every phase of Tampa Bay's fastest-growing communities. Call (813) 692-9099 to discuss which communities are launching new phases now.

Frequently Asked Questions About Phase 1 Buying

Is Phase 1 pricing really the lowest in a new construction community?

Yes, in most cases. Builders typically launch Phase 1 at the lowest base prices to generate initial sales momentum and establish the community. Prices increase with each subsequent phase as the community becomes established, amenities are built, and demand grows. In Tampa Bay communities, Phase 1 buyers have historically seen 5% to 15% price appreciation by the time Phase 2 or 3 launches, though this varies by market conditions and builder strategy.

Are CDD fees higher in Phase 1 of a new community?

CDD fees in Phase 1 are often the highest because the full bond amount has been issued but fewer homeowners are sharing the cost. As more phases are built and more lots contribute to the CDD assessment pool, the per-lot share of operations and maintenance costs can stabilize. However, the debt-service portion on your specific lot does not change based on how many other homes are built. Your bond share is fixed at purchase.

How long will I deal with construction noise in Phase 1?

If you buy in Phase 1 of a Tampa Bay community, expect active construction around your home for 2 to 5 years depending on the community size. Large master-planned communities like Mirada, Epperson, or Bexley may have ongoing construction for 7 to 10 years. You will see construction trucks, hear heavy equipment, and deal with dust and temporary road closures. This diminishes as phases farther from yours are built out.

What are the benefits of buying in Phase 1?

The main benefits are lowest base pricing, best lot selection (corners, cul-de-sacs, conservation views), potential for the highest appreciation as the community builds out, and being among the first to use amenities. You also have more leverage to negotiate upgrades and incentives because the builder needs early sales to validate the community with their lenders.

Should I wait for a later phase instead of buying Phase 1?

It depends on your priorities. Later phases offer a more finished community with completed amenities, less construction disruption, and established landscaping. But prices are higher, lot selection is more limited, and you miss the appreciation that Phase 1 buyers capture. If construction noise and dust bother you significantly, waiting for a mid-phase or later phase may be worth the price premium.

Should You Buy in the First Phase of a New Tampa Bay Community?