The 60-Second Overview
Asturia is what happens when an institutional developer, Hines, builds small and disciplined instead of big and generic: a ~500-acre master plan on SR 54 in Odessa, zoned for 550 single-family homes, 200 townhomes, and 440 multifamily units, built out by David Weekley, Ashton Woods, and ICI Homes with the modern-farmhouse elevations, porches, and consistent streetscapes that made it the corridor’s design showcase. The final phase was marketed in 2019; today this is an essentially built-out resale market.
The numbers: a third-party median of $579,000, current listings from $355,000 to $910,000 across roughly a dozen homes for sale, and a fee structure of two layers, a lean HOA (published around $70-$80 for single-family, $255-$324 for townhomes with exteriors bundled) plus a CDD on the Pasco tax bill.
Asturia put its amenity budget into one excellent clubhouse instead of five average ones, and its design budget into every streetscape. The trade-off is on the tax bill, and it must be priced per parcel.
Location does quiet work here: the Suncoast Parkway is about 5 minutes via SR 54, Tampa International 25-30, and the Mitchell school cluster, Odessa Elementary, Seven Springs Middle, Mitchell High, serves the address. The housing stock is 2016-2020s young, which on a corridor of 1990s-2000s roofs is a genuine insurance advantage.
The Fee Stack: HOA and CDD
Two layers, and the second one is the homework:
1) The HOA: lean for what it funds. Published figures run roughly $70-$80 for single-family and $255-$324 for townhomes, where the townhome tier bundles exterior maintenance. For an amenity set that includes a 5,800 sq ft clubhouse, fitness center, and resort pool, that single-family number is among the leanest on the corridor, because the heavy infrastructure lives in the second layer. Published sources vary on billing cadence; we confirm the current schedule with the association before any client contracts.
2) The CDD: real, and parcel-specific. Asturia is a Community Development District. Owners pay a fixed debt assessment (repaying the bonds that built the roads, ponds, and amenities) plus an annually adopted operations-and-maintenance assessment, both as non-ad valorem lines on the Pasco County tax bill, with rates varying by lot type. The district publishes budgets, including the FY 2026-2027 proposed budget, at asturiacdd.org. We do not quote a single number because there is not one: we pull the exact parcel’s lines and the adopted budget during diligence, every time.
Design & the Amenity Core
Hines’ design discipline is Asturia’s product. The modern-farmhouse and contemporary elevations, porch-forward facades, alley-loaded streets in sections, and consistent landscaping give the community a coherence that most Pasco plans, assembled from whatever each builder shipped that year, never achieve. It photographs like a brochure because it was master-planned to.
The amenity philosophy matches: one excellent core instead of a scattered campus. The 5,800 sq ft community center houses a clubhouse with a kitchen, indoor and outdoor gathering spaces, and a state-of-the-art fitness center; outside, the resort pool runs lap lanes and a beach entry, and the ~500 acres carry walking trails, pocket parks, picnic areas, event lawns, a playground, and dog parks. An active social committee keeps the calendar full. What Asturia does not have, golf, a lagoon, a waterpark, is exactly why its fee stack stays two layers.
Homes & Builders
Three builders, three lanes: David Weekley (including its Lake Series) and Ashton Woods carried the core single-family product, and ICI Homes, recruited by Hines into the builder family, added larger executive plans. The ladder today: townhomes ($355K-$420s, exteriors maintained, the corridor’s cheapest Hines-designed door), the core single-family ($450s-$650s, where the $579K median lives), and the executive tier ($650s-$910K on pond, conservation, and corner positions).
Diligence here is lighter than the corridor’s older stock but not optional: 2016-2020s homes are reaching first-HVAC-service age, original builder warranties have expired, and quality varied by builder and year. We comp builder-to-builder and plan-to-plan, a Weekley porch plan and an ICI executive on a pond are different products sharing a clubhouse, and we verify the CDD lot-type rate matches the parcel.
Schools
Asturia feeds the Mitchell cluster, the track that anchors west-Pasco family demand: Odessa Elementary (6/10 GreatSchools), Seven Springs Middle (8/10), and J.W. Mitchell High (7/10). For buyers cross-shopping Starkey Ranch, the honest note is that Starkey’s on-site K-8 is its trump card; Asturia’s counter is the cluster’s established secondary schools and a shorter line to the parkway.
The standard corridor caveat applies: Pasco adjusts boundaries as SR 54 grows, so verify the current assignment for the exact address with Pasco County Schools before you offer, and treat any specific school as a contingency rather than an assumption.
More on Living in Asturia
The depth without the wall of text. Open what matters to you.
Location and commute
The design culture
The SR 54 reality
Young-stock diligence
5 Mistakes Buyers Make in Asturia
The same five mistakes, all avoidable with the right read before you tour.
Falling for the lean HOA and missing the CDD
$70-$80 a month is real, and so are the debt and O&M lines on the tax bill. The full stack, HOA plus both CDD components, is the only honest monthly number.
Quoting one CDD number for every lot
Rates vary by lot type and the O&M line changes with each adopted budget. The exact parcel’s tax-bill lines and the district’s current budget are the facts; we pull both.
Comping across builders
Weekley, Ashton Woods, and ICI built different products at different specs. Builder-and-plan-matched comps, not the community median, set fair value here.
Ignoring lot position relative to SR 54
Frontage-adjacent streets hear the corridor; interior, pond, and conservation positions do not. In a design-uniform community, position is the durable premium, buy it deliberately.
Buying a townhome without the reserve read
The $255-$324 fee buys exterior maintenance only if the association’s reserves can fund it. We read the budget and reserve study before clients buy the promise.
Which Lots & Views Hold Value Best
In a design-uniform plan, position is the premium
When every streetscape looks this good, the durable spread comes from pond and conservation frontage and distance from the SR 54 edge, the attributes covenants cannot manufacture on an interior lot.
The mistake is paying executive-tier money for a plan on the corridor edge. We map position before clients tour.
What to Check Before You Offer
Run this list on any Asturia home. Missing one is how buyers overpay or inherit a surprise.
- The parcel’s exact CDD lines: debt assessment plus the current O&M, from the tax bill and district budget
- The current HOA schedule and cadence for your product, single-family or townhome
- Townhome association reserves and budget if buying the maintained tier
- Builder-and-plan-matched comps from the last 90 days
- Lot position relative to SR 54, the multifamily edge, and future corridor work
- School assignment verified for the exact address with Pasco County Schools
- Age-appropriate inspection: HVAC service history, water heater, exterior paint cycle
- FEMA zone and an insurance quote for the specific parcel
Asturia is the corridor’s taste play: Hines design standards, three good builders, one genuinely excellent clubhouse, and the best airport math in west Pasco, at a median meaningfully under Starkey Ranch’s. The structure to respect is the CDD: the HOA looks almost too lean because the infrastructure lives on the tax bill, in a debt line that is fixed and an O&M line that moves with each budget. Price the whole stack per parcel and Asturia competes hard; price only the HOA and you are fooling yourself by a few hundred dollars a month.
Cross-shop it honestly: Starkey Ranch when the on-site K-8 and amenity breadth outrank design polish, Bexley for the same design-forward thesis east of the parkway, and The Champions Club when no-CDD luxury matters more than young construction. For the buyer who wants the best-looking streets on SR 54 with the fee math done honestly, Asturia is the answer. We represent you, not the seller.
Asturia vs. Comparable Communities
The honest way to place Asturia is against the other plans a west-Pasco buyer is realistically weighing.
| Community | How it compares to Asturia |
|---|---|
| Starkey Ranch (Odessa) | The scale benchmark next door: ~$665K median, on-site K-8, theater, multiple pools and parks, and a heavier CDD load on many parcels. Breadth versus boutique, the K-8 decides for many families. |
| Bexley (Land O’ Lakes) | The design-forward sibling east of the Suncoast: the Hub, BMX and trail culture, avid clubhouse scene, and its own CDD. Same thesis, bigger amenity bench, different side of the parkway. |
| The Champions Club (Trinity) | The no-CDD luxury counterargument: RTJ Sr. golf views and estates at a $862K median list, with 1990s-2000s era diligence instead of Asturia’s young roofs. Carrying cost versus construction age. |
| Seven Oaks (Wesley Chapel) | The established east-side master plan with a full amenity campus at similar money, older stock, deeper amenity bench, Wesley Chapel’s retail gravity versus the Suncoast-west address. |
| Heritage Springs (Trinity) | The 55+ alternative on the same west-side corridor: bundled country-club living for the next chapter rather than a family competitor. |
Asturia’s case: design discipline, young construction, a lean HOA, two fee layers instead of three, and the parkway in five minutes. The case against: the CDD homework, thin boutique inventory, SR 54’s growth noise, and a smaller amenity bench than the mega-plans.
The Honest Trade-offs
Pros
- Hines design standards: the corridor’s best streetscapes.
- 2016-2020s stock: young roofs, favorable insurance math.
- Lean HOA ($70-$80 SF published) for a real clubhouse-pool-fitness core.
- Suncoast in ~5 minutes; TPA in 25-30, top-tier commute math.
- Mitchell cluster (Seven Springs 8/10) serves the address.
- Townhome entry from the mid-$300s with exteriors maintained.
Cons
- CDD debt + O&M on every tax bill, by lot type.
- Boutique supply: ~12 listings, little distressed-deal hunting.
- SR 54 frontage brings corridor traffic and growth noise.
- Smaller amenity bench than Starkey Ranch or Bexley.
- Resale-only: no builder incentives or warranties.
- Design covenants mean real architectural review.
The Asturia Playbook
How we run an Asturia purchase, in order:
- Pick the product first: townhome, core single-family, or executive, three markets, three fee profiles
- Pull the parcel’s CDD lines and the district budget before touring, the stack is the price
- Comp builder-to-builder and plan-to-plan from the last 90 days
- Buy position: pond, conservation, and interior streets over the SR 54 edge
- Inspect to the age: first-cycle maintenance is arriving on the earliest phases
Questions We Ask Before You Offer
These are the questions we put to the associations, the district, and the listing side before a client signs anything:
- What are this parcel’s exact CDD debt and O&M lines, and what does the adopted budget show?
- What is the current HOA schedule for this product, and what does it cover?
- For townhomes: what do the reserves and budget look like?
- What did same-builder, same-plan homes close for in the last 90 days?
- What is the verified school assignment for this address?
- What does insurance actually quote for this specific home?
Is Asturia For You?
No community fits everyone. The honest sort:
Consider elsewhere if you want
- An on-site K-8 and maximum amenity breadth, Starkey Ranch owns that
- No CDD on the tax bill, Champions Club and Fox Wood structure it that way
- A lagoon or waterpark lifestyle, the SR 54 east plans carry those
- New construction and builder incentives, the corridor’s newer phases
- Acreage and no design review, old Odessa’s estate lots
- Maximum house per dollar, the gated value plays west in Trinity
Asturia fits if you want
- The corridor’s best-designed streetscapes, covenant-protected
- Young construction with favorable insurance math
- One excellent clubhouse, pool, and fitness core, two fee layers, not three
- The Suncoast in five minutes and TPA in under thirty
- The Mitchell cluster under a design-forward purchase
- A boutique, documented market where homework wins