The 60-Second Overview
Enclave at Livingston is a townhome community that exists on paper, not on the ground. Stanley Martin Homes, a Reston, Virginia builder making its Tampa Bay debut, purchased 43.6 acres from the Academy at the Lakes school behind Our Lady of the Rosary Catholic Church off Collier Parkway, and won approval to build 178 townhomes there. The Pasco Planning Commission recommended the rezoning from A-R Agricultural-Residential to MPUD on September 18, 2025; the Board of County Commissioners approved it 3-2 on October 21, 2025 after months of organized resident opposition over traffic.
The approval carries a condition that doubles as the project’s timeline signal: 20 Mile Level Road must be realigned and connected to Livingston Avenue on the north side of SR 54, with Stanley Martin funding roughly $288,317 of the improvements, and per county coverage that intersection work must be completed before Enclave construction can begin. No pricing, floor plans, amenities, or sales date have been published as of mid-2026.
This is a watch-list page, not a sales pitch: we tell you what the county approved, what the builder has said, what is still unknown, and where to buy a built townhome this year while Enclave takes shape.
The honest context: central Land O’ Lakes is single-family country, and attainable townhome product near Collier Parkway and SR 54 fills a real gap, which is why the project survived a contentious hearing. The same context cuts the other way: the corridor’s congestion produced the 3-2 vote, and any buyer here should test the SR 54 rush hour personally before falling for a rendering.
The Cost Picture: Mostly Unknowns
In our flagship guides this section is usually the centerpiece, the HOA, the CDD, the club math. Here the centerpiece is honesty about what does not exist yet:
1) Pricing: not released. Stanley Martin’s September 2025 Tampa-market announcement put its regional townhomes starting in the low $300s, a brand reference across five communities, not an Enclave commitment. The built comps a townhome buyer can actually contract today: Lennar’s Townes at Connerton from about $280,990 and Angeline’s entry product from the upper $200s.
2) HOA: not published. A townhome community will carry one, often with exterior or grounds maintenance built in, and that structure changes the monthly math materially. It will be set closer to launch.
3) CDD or special district: not announced. Whether one is created to fund infrastructure is among the most important open questions here, because it lands on every tax bill for decades. Many Pasco townhome communities carry one; some do not. Nobody knows for Enclave yet, including the people who will eventually write the marketing.
The Approval & the Road Condition
The sequence is worth knowing because it explains the timeline. Stanley Martin’s rezoning request, A-R agricultural to MPUD on the 43.6 acres, drew sustained opposition from neighbors through 2025, focused on congestion at the Collier Parkway-SR 54 and Livingston Road intersections and on hundreds of additional cars using 20 Mile Level Road, which today is accessible only from westbound SR 54.
The Planning Commission moved the project forward on September 18, 2025, and county commissioners approved it 3-2 on October 21, 2025, with the central debate being not the rezoning itself but the conditions: realigning 20 Mile Level Road and connecting it to Livingston Avenue, roughly $288,317 of it on Stanley Martin’s tab, completed before Enclave construction begins. For a buyer tracking this community, that road project is the canary: when the realignment moves, the townhomes are next; until it does, no rendering means anything.
Who Stanley Martin Is
Stanley Martin Homes is a Reston, Virginia builder with a long Mid-Atlantic and Southeast record, entering Tampa Bay with roughly 500 homes across five neighborhoods in Hillsborough and Pasco counties, townhomes announced from the low $300s, single-family from the upper $300s to mid $500s. Enclave at Livingston is one of its Pasco entries alongside the larger Villages of Pasadena Hills project near Dade City.
Both halves of that record matter. A national builder with capital and a multi-community commitment is unlikely to abandon an entitled site. But zero completed Tampa-area communities means no local resale comps, no local warranty track record, and no local trade base history, the things we would normally check before a client signs a new-construction contract. When sales open, we will treat the first releases the way we treat any debut builder: verify everything, assume nothing, and negotiate as if the brand premium has not been earned locally yet, because it has not.
The Collier Parkway Corridor
The location is the project’s strongest card. Central Land O’ Lakes around Collier Parkway is established suburbia, schools, the Land O’ Lakes Recreation Complex, Publix-anchored retail, churches, with the SR 54 corridor’s shopping minutes south and the Suncoast Parkway roughly 10-15 minutes west for the Tampa commute. Unlike the far-out master plans, a buyer here inherits a finished daily-life infrastructure on day one.
The corridor’s weakness is the same thing that filled the hearing room: SR 54 congestion. Collier Parkway at SR 54 is one of central Pasco’s pressure points, and 178 new households will use it. The county’s road condition is the mitigation; your own rush-hour test drive is the verification.
Schools
By location, the site sits in central Land O’ Lakes school territory, the area served by the Pine View schools and Land O’ Lakes High, but the honest version is that no Enclave home has a zoning letter because no Enclave home exists. Pasco County adjusts boundaries as central Pasco grows, and a community that delivers in two or three years will be zoned by the map that exists then, not now.
Practically: treat any school claim in future marketing as a likelihood, verify the assignment in writing with Pasco County Schools when sales open, and re-confirm before closing. If a specific school is the reason you would buy here, make it a contingency, not an assumption.
More on Tracking Enclave at Livingston
The depth without the wall of text. Open what matters to you.
What exists on the site today
The realistic timeline math
Why townhomes here make sense, and why neighbors fought it
How we monitor it for clients
5 Mistakes Buyers Make with Pipeline Communities
Enclave at Livingston is unbuilt, which makes the mistakes different from a normal community, and more expensive.
Planning a move around an unpublished date
Nothing is scheduled. The road condition must finish first, then site work, then construction. Families who time leases or sales around a pipeline community’s imagined opening get burned, buy the built market for this year’s needs.
Treating a brand price range as a price sheet
Low $300s is Stanley Martin’s Tampa-market announcement across five communities, not an Enclave commitment. Opening pricing gets set against the market that exists at launch, which nobody can quote today.
Pricing amenities that do not exist
No amenity program is announced. Price unbuilt amenities at zero; if a clubhouse or pool appears in eventual marketing, ask what the HOA charges to operate it before you assign it any value.
Ignoring the fee unknowns
HOA structure unknown, CDD existence unknown. Those two lines can swing the true monthly cost by hundreds of dollars. They get answered in recorded documents at launch, read them before signing, or have us do it.
Walking into a debut builder’s office unrepresented
Stanley Martin has no completed Tampa communities, no local comps, no local track record. The site agent works for the builder; incentives usually require their lender and title. We price the real cost of the deal, and it costs you nothing.
Position Watch: What Will Hold Value When It Builds
In a 178-unit townhome plan, position is the only scarcity
Every unit will share architecture with its neighbors. What differentiates at resale: end units, buffer- or preserve-backing rows, and distance from the entrance road, attributes fixed at the site plan, years before any listing.
When the final site plan records, we map those positions for watch-list clients so the first release is shopped with resale in mind, not just the model-home finish package.
What to Verify Before Any Enclave Contract
When sales eventually open, run this list before signing anything. Every item is unknown today, which is the point.
- The recorded final site plan and your exact unit position on it
- The full HOA budget: amount, what exterior/grounds maintenance it covers, and reserve funding
- Whether a CDD or special district exists, and the exact assessment if so
- Status of the 20 Mile Level Road realignment, the condition that gates everything
- School assignment for the address, verified in writing with Pasco County Schools
- The incentive math: what builder credits actually cost via required lender and title
- Construction sequencing: which phases build next to your unit and for how long
- Closed comps at the time: Connerton Townes and Angeline entry product as the reality check
Enclave at Livingston is a legitimate project with a real entitlement, a funded road condition, and a national builder behind it, and it is also nothing you can buy, price, or tour today. Both statements are true, and the second one matters more for anyone whose housing clock runs on actual months. The mistake we see with pipeline communities is letting a rendering reorganize a family’s timeline; the discipline is to solve this year’s housing in the built market and let us watch the county record for you.
If a central Land O’ Lakes townhome is the goal, the live versions are Connerton’s Townes from about $281K and Angeline’s entry product from the upper $200s, both contractable this month. We represent you, not the seller, and we will tell you the day waiting for Enclave actually beats buying what exists.
Enclave at Livingston vs. the Built Alternatives
The only fair comparison for an unbuilt community is against what a buyer can actually contract today on the same corridor.
| Community | How it compares to Enclave at Livingston |
|---|---|
| Connerton (Land O’ Lakes) | The closest built answer: Lennar’s Townes from ~$280,990 inside an established master plan with Club Connerton, trails, and Redfin’s #1 hottest-neighborhood badge. Buyable now, with known fees. |
| Angeline (Land O’ Lakes) | Entry townhomes and villas from the upper $200s in the 6,200-acre Moffitt-anchored plan, more construction era and a CDD, but live inventory and a long growth story. |
| Bexley (Land O’ Lakes) | The corridor’s lifestyle benchmark: ~$560K median, the Bexley Club, and 1,200 preserve acres. A different budget tier, but the resale market Enclave’s future owners will be compared against. |
| Del Webb Bexley (55+) | The sold-out, guard-gated 55+ flagship nearby, relevant if the draw is low-maintenance living rather than a townhome per se; resale-only with maintenance-included HOA. |
| Starkey Ranch (Odessa) | One corridor west: the schools-and-parks benchmark with townhome and single-family resales, for buyers weighing the Suncoast side against central Land O’ Lakes. |
The honest verdict: Enclave’s case is location and a future attainable price point; its liability is that everything about it is future tense. The alternatives’ case is that they exist.
The Honest Trade-offs
Pros
- Genuinely central Land O’ Lakes location near Collier Parkway and SR 54.
- Attainable townhome product in a single-family-dominated area.
- Real entitlement: Planning Commission and a 3-2 BOCC approval, fall 2025.
- Road improvements required before rooftops, infrastructure-first sequencing.
- National builder with a five-community Tampa commitment behind it.
- Early trackers get first position choice if opening pricing absorbs.
Cons
- Nothing is built, priced, or scheduled, all future tense.
- HOA, CDD, plans, and amenities: every number is TBD.
- Timeline gated by the 20 Mile Level Road realignment.
- Approved 3-2 over organized neighbor opposition, traffic is a live issue.
- Debut Tampa builder: no local comps or track record yet.
- SR 54 corridor congestion is structural, not seasonal.
The Enclave at Livingston Playbook
How we run a pipeline community for clients, in order:
- Solve this year’s housing in the built market, Connerton, Angeline, Bexley, never around an unpublished date
- Watch the road project: the 20 Mile Level Road realignment is the milestone that unlocks everything
- Pull the recorded documents at launch: site plan, HOA budget, any district, before the model tour
- Map positions before the first release: end units and buffer rows are the resale scarcity
- Negotiate the debut-builder premium: no local track record means no local premium, yet
Questions We Ask Before You Sign
These are the questions we will put to Stanley Martin, the county, and the eventual association before any client signs at Enclave at Livingston:
- What is the recorded site plan, and which positions back buffers or open edges?
- What is the HOA budget, exactly what maintenance does it include, and how are reserves funded?
- Is there a CDD or special district, and what is the assessment by unit?
- What is the status of the 20 Mile Level Road work, and what access exists at closing?
- What is the verified school assignment for the address today?
- What is the incentive really worth after the required lender and title math?
Is Enclave at Livingston For You?
No community fits everyone, and an unbuilt one fits fewer. The honest sort:
Consider elsewhere if you want
- A home within the next year or two, the built market is your market
- Known fees and a recorded HOA budget today
- A builder with local Tampa comps and warranty history
- Amenities you can tour rather than imagine
- Certainty on schools, the address has no zoning letter yet
- Roads already proven at full buildout traffic
Enclave at Livingston fits if you want
- A 2-3+ year horizon with central Land O’ Lakes as the target
- Townhome pricing in a corridor short on attainable product
- First-release position choice when sales open
- A watch-list approach: track milestones, act when real
- New construction from a national builder at market entry
- An advocate reading the county record so you do not have to