The Crystal Lagoon community runs on two community development districts, and their adopted budgets price every lot width, phase, and bond series differently. Here are both schedules as adopted — not a range guessed from a forum thread.
| Lot / product | Units | O&M / yr | Debt service / yr | Total / yr |
|---|---|---|---|---|
| Single-family 45′ (Phase 1) | 85 | $1,549.41 | $970.55 | $2,519.96 |
| Single-family 50′ (Phase 1) | 86 | $1,889.52 | $1,078.39 | $2,967.92 |
| Single-family 55′ (Phase 1) | 83 | $1,889.52 | $1,186.23 | $3,075.75 |
| Single-family 65′ (Phase 1) | 75 | $2,229.64 | $1,401.91 | $3,631.55 |
| Single-family 75′ (Phase 1) | 47 | $2,569.75 | $1,617.59 | $4,187.34 |
| Single-family 40–49′ (Phases 2–3) | 164 | $1,549.41 | $940.26 | $2,489.66 |
| Single-family 50–59′ (Phases 2–3) | 261 | $1,889.52 | $1,146.65 | $3,036.17 |
| Single-family 60–69′ (Phases 2–3) | 156 | $2,229.64 | $1,353.05 | $3,582.69 |
| Lot / product | Units | O&M / yr | Debt service / yr | Total / yr |
|---|---|---|---|---|
| 22′ townhome (Series 2018) | 214 | $581.68 | $757.24 | $1,338.92 |
| 50′ lot (Series 2018) | 257 | $1,322.55 | $1,682.76 | $3,005.31 |
| 22′ townhome (Series 2020) | 242 | $638.30 | $757.24 | $1,395.54 |
| 27′ lot, Phase 7 (Series 2020) | 102 | $1,063.83 | $1,009.66 | $2,073.49 |
| 22′ townhome, Parcel B1 (Series 2020) | 174 | $702.13 | $757.24 | $1,459.37 |
Line items as adopted for FY2026 and billed on the November 2025 Pasco County tax bill; transcribed on our Wesley Chapel CDD database, where each district links its source. Your specific lot’s assessment is on the county tax bill — that number controls.
Epperson’s carrying cost has three recurring lines the sticker price hides: the CDD assessment above (operations re-adopted yearly + bond debt by series), HOA dues, and the lagoon access fee — the lagoon is the reason many buyers come, and it is billed separately from the district assessment. Compare that stack honestly against no-CDD alternatives or other master plans on the Lakewood Ranch and Nocatee schedules, and model the whole thing with the CDD carrying cost calculator.
The MLS splits Epperson across dozens of phase-level subdivision names, so a single “Epperson median” would be fiction. Across phase records with 5+ recent closings (96 closings in the current windows), observed medians run from about $273,000 (townhome product) to $670,000 (larger single-family), with an activity-weighted market time around 75 days. Phase-level detail is on the Epperson community guide.
No averaging across districts, no estimated rows for the neighbors: Mirada, Seven Oaks, Union Park, Watergrass and the rest of Wesley Chapel’s districts each have their own schedules, and they appear on our pages when we have their adopted budgets — not before. Null beats unsourced.
Assessment tables transcribed from the two districts’ FY2026 adopted budgets as published on our Wesley Chapel CDD database (source-linked there). Market range: medians of MLS phase-level community snapshots with 5+ closings, windows dated on the community guide; no single-median claim is made because the MLS record is split. General information, not advice; deemed reliable but not guaranteed. Equal Housing Opportunity.
