Wesley Chapel CDD Fees: Actual Assessment Amounts
Real annual CDD assessments for Wesley Chapel communities, transcribed from the districts’ official adopted budgets — operations & maintenance and debt service per lot type, with fiscal years and sources shown. Starting with the lagoon communities buyers ask about most.
The quick answer
In Epperson — the Crystal Lagoon community most Wesley Chapel CDD searches are really about — the FY2026 adopted budgets put total annual CDD assessments at $2,489.66–$4,187.34 for single-family lots in Epperson Ranch CDD (by lot width and phase) and $1,338.92–$3,005.31 in Epperson Ranch II CDD (townhomes through 50′ lots, by bond series). These are the districts’ own per-lot numbers as billed on the November 2025 Pasco County tax bill — and they do not include HOA dues or lagoon fees, which bill separately.
| 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 |
Transcribed from the district’s FY2026 adopted budget (963 assessed lots; Series 2015A-1 and 2017A-1 bonds — each lot pays O&M plus its phase’s series). Per the document, figures include Pasco County collection costs (2%) and early-payment discount gross-up (up to 4%).
| 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 |
Transcribed from the district’s FY2026 budget (agenda packet, adopted cycle; Series 2018 and 2020 bonds). Same gross-up convention as above per the district documents.
Only figures transcribed from official district documents appear above. Not yet transcribed: Mirada (the other lagoon community), Estancia at Wiregrass, Meadow Pointe I–IV, Seven Oaks, Union Park, Watergrass, and Country Walk — each is its own district with its own schedule, and we’d rather publish a shorter verified table than a longer estimated one. Also separate from the CDD line: HOA dues, the lagoon access fee in Epperson and Mirada, and gate/club fees where applicable. For any specific address, the controlling number is the Pasco County tax bill or the district office.
How Wesley Chapel compares
Against Florida’s other big master-planned markets, Epperson’s single-family CDD load ($2,490–$4,187) runs above Nocatee’s typical village ($1,315–$3,539 across all 55 St. Johns County villages — full table) and below Lakewood Ranch’s Country Club–area districts ($3,491–$6,443 proposed — full table). The structural difference: Epperson’s bonds are young (2015–2020 series), so debt service is a large share of the bill and will persist for decades, where older districts have begun retiring theirs.
All figures transcribed from the cited official district budget documents, per lot per year, as printed for FY2026 (October 1, 2025 – September 30, 2026). Assessments change on budget adoption and vary by parcel and phase. Always verify the assessment for a specific parcel with the district or the Pasco County Tax Collector before making an offer — this page is general information, not a representation about any specific property.
Epperson Ranch CDD, FY2026 Adopted Budget; Epperson Ranch II CDD, FY2026 budget via the district’s document library (both accessed 2026-08-15). Comparison figures: Tolomato CDD FY2026 lookup and Lakewood Ranch district notices — see the linked pages for each document.