The 60-Second Overview
Medley at Mirada answers a question no other East Pasco community can: what if 55+ living came with a 15-acre lagoon? The gated Lennar village sits inside the Mirada master plan off SR 52, with its own private Medley Club, pool, fitness, tennis, pickleball, bocce, and resident access to Florida’s largest lagoon amenity a few streets away.
The product is Lennar two ways: paired villas around 1,400-1,750 square feet with exterior maintenance, lawn, cable, and internet bundled into a roughly $410/month HOA, and single-family homes to about 2,775 square feet at slightly lower dues. On top of either sits Mirada’s master-and-lagoon fee near $125/month and a CDD on the tax bill that varies by lot.
Medley is a one-of-one: the only lagoon-access 55+ village in East Pasco. The fee stack has three layers, and the honest math prices all of them, against what the water is actually worth to you.
Pricing runs roughly $430Ks to $630Ks, and while Lennar holds inventory, new and resale channels trade side by side, which is leverage for prepared buyers. The trade-offs are real: shared water with a master plan still building out, a retail scene that lags the rooftops, and three fee lines that demand parcel-level verification rather than community averages.
The Three-Layer Fee Stack
Price Medley honestly and the rest of the decision gets easy. The layers:
Layer one, the Medley HOA. About $410/month for villas, slightly less for single-family, and it works hard: exterior maintenance, lawn care, cable TV, and ULTRAFi high-speed internet, plus the private Medley Club. For villa owners that is genuine lock-and-leave, the yard, the cable bill, and the gym membership are all inside one number. Confirm current amounts and inclusions with the association.
Layer two, the master and lagoon fee. Roughly $125/month to the Mirada master association covering the lagoon access, plus a one-time lagoon initiation fee at purchase. Layer three, the CDD: a non-ad-valorem assessment on the tax bill that varies by lot size, villas typically carry less than single-family. The only reliable number is the parcel detail for the specific address.
The Medley Club
The village’s private campus is the daily-routine amenity: a resort-style pool, a fitness center, and courts for tennis, pickleball, and bocce, with patio and gathering spaces that host the clubs, cards, and happy hours that define a working 55+ social calendar. It is residents-only, which keeps it usable even when the lagoon runs full.
Medley residents also keep full access to Mirada’s shared infrastructure, the dog park, the trail network, and the master plan’s event calendar. The two-tier structure is the design’s quiet strength: the club for daily life, the lagoon for the show.
The 15-Acre MetroLagoon
The headline amenity is real: 15 acres of swimmable crystal lagoon, the largest in Florida, with swim zones, paddling, a beach, and a year-round events calendar. For Medley residents it functions as a resort across the street, and for visiting family it is the feature that makes grandparents’ houses the summer destination.
The honest caveats: the lagoon serves all of Mirada, several thousand homes at build-out, so peak summer weekends run busy, and access rides on the master-and-lagoon fee plus the one-time initiation at purchase. Some passes and guest policies have changed as the community has grown; confirm the current access rules during diligence rather than assuming the sales-office version.
The Homes
Lennar builds Medley exclusively, in its Everything’s Included format: appliances, smart-home package, and finish level bundled into the price rather than optioned. That keeps resale comparisons clean, condition and lot position drive the deltas, not upgrade archaeology.
The villas, roughly 1,398-1,747 square feet, two bedrooms plus den formats, are the maintenance-included entry point and the volume product. The single-family plans run roughly 1,683-2,775 square feet with two-to-three bedrooms and two-to-three-car garages. All of it is 2020s construction, young roofs and systems that price well with insurers. Pond and buffer lots set the position premiums; the largest plans on water crown the village at about $630K.
Schools
Medley is 55+, so schools are not the buying criterion, at least one resident per household must meet the age requirement, with association rules governing younger occupants and visiting family. Confirm the current occupancy policy during diligence.
For context: Mirada’s all-ages sections feed Pasco County schools in the San Antonio and Dade City zones, and the corridor’s campuses are growing with the rooftops. Buyers weighing Medley against an all-ages purchase for multigenerational reasons should verify assignments with Pasco County Schools for the specific address.
More on Living in Medley
The depth without the wall of text. Open what matters to you.
Location and commute
The social calendar
Builder dynamics
Insurance and diligence
5 Mistakes Buyers Make in Medley
The same five mistakes, all avoidable with the right read before you tour.
Budgeting one fee layer instead of three
The $410 HOA is only the start: add the master/lagoon fee near $125 and the parcel’s CDD before deciding affordability. The all-in delta between assumed and actual has surprised buyers here.
Ignoring the builder channel when buying resale
While Lennar holds inventory, its incentives set the market’s ceiling. We quote the builder’s true net price on a comparable plan before any resale offer goes out.
Buying the lagoon without pricing the usage
The water is spectacular and shared with thousands of neighbors. If your real life is the club pool and pickleball, weigh Medley against 55+ alternatives without the lagoon layer in the fees.
Assuming villa and single-family fees match
Villas carry higher HOA (more is maintained for you) but typically lower CDD; single-family flips both. Compare products on the all-in monthly, not the sticker.
Skipping the occupancy-rule read
55+ communities differ on younger spouses, caregivers, and long grandkid stays. Confirm Medley’s current rules with the association before the plan depends on them.
Which Lots & Views Hold Value Best
In a builder-uniform village, position is the premium story
With Lennar’s spec consistent across the village, pond frontage, buffer lots, and cul-de-sac positions carry the durable premiums, and the deltas are visible at resale already.
Villas trade tighter than single-family, maintenance-included product keeps condition uniform, so position is nearly the whole differentiation. We verify the plat before clients tour.
What to Check Before You Offer
Run this list on any Medley purchase. Missing one is how buyers overpay or inherit a surprise.
- The parcel-level CDD from the tax roll, never the community average
- Current HOA and master/lagoon amounts with exact inclusions, in writing
- The lagoon initiation fee and access rules as they stand today
- Lennar’s live incentives on comparable plans before any resale offer
- Lot position verified on the plat: pond, buffer, or interior
- Occupancy rules for younger residents and extended family stays
- Insurance quotes, including the villa master-policy split if applicable
- Resale comps from closings, not list prices, in a builder-active market
Medley is the most interesting 55+ product in East Pasco because it refuses the category’s usual trade: you get the private club AND the resort water, in new construction, at pricing below the Wiregrass corridor’s polish plays. The cost of that combination is complexity, three fee layers, a builder still in the market, and lagoon access rules that have evolved, which is exactly why prepared buyers do well here and casual ones overpay.
Cross-shop it honestly: Esplanade for resort polish near the retail, Del Webb Bexley for the biggest amenity program, Tampa Bay Golf & Country Club for golf and value five minutes up the road. If the water is the point, nothing else competes, and we will make sure you pay for it correctly. We represent you, not the seller.
Medley vs. Comparable Communities
The honest way to place Medley is against the 55+ alternatives an East Pasco buyer is realistically weighing.
| Community | How it compares to Medley |
|---|---|
| Esplanade at Wiregrass Ranch (Wesley Chapel) | The polish play: Taylor Morrison product, a resort campus, and Wiregrass retail ten minutes out. Typically more dollars per square foot; no lagoon. Choose on water versus location. |
| Del Webb Bexley (Land O’ Lakes) | The program play: the county’s biggest 55+ amenity and activities slate on the US-41 corridor. Stronger clubs-and-classes depth; no lagoon, west-side location. |
| Tampa Bay Golf & Country Club (San Antonio) | The value-and-golf neighbor minutes north: gated 55+ with golf at notably lower entry pricing. Older stock and fewer bells; golfers should look hard at it. |
| Mirada all-ages sections (San Antonio) | Same lagoon, no age restriction, lower HOA without the bundled maintenance. The right answer for multigenerational households; Medley’s club and quiet are what you give up. |
| Epperson (Wesley Chapel) | The original lagoon community, all-ages, south of here. Closer to Wesley Chapel’s retail; no 55+ village, and its own three-layer fee stack. The lagoon lifestyle without the age restriction. |
Medley’s case: the only lagoon-access 55+ village in the county, new stock, a private club, and honest value against the polish plays. The case against: three fee layers, shared water, and a corridor still building its retail.
The Honest Trade-offs
Pros
- The only lagoon-access 55+ village in East Pasco.
- Private Medley Club plus the master plan’s full amenity slate.
- Villa HOA bundles exterior, lawn, cable, and internet.
- 2020s Lennar stock: young systems, clean comparisons.
- I-75 in minutes, rare for East Pasco 55+ product.
- Pricing under the Wiregrass corridor’s polish plays.
Cons
- Three fee layers demand parcel-level diligence.
- The lagoon is shared with the whole master plan.
- Retail and dining still catching up to the rooftops.
- Builder inventory competes with resales for now.
- SR 52 construction is the daily-commute variable.
- One-time lagoon initiation adds to closing costs.
The Medley Playbook
How we run a Medley purchase, in order:
- Pick the product first: villa lock-and-leave versus single-family space, the fee structures differ
- Build the all-in monthly: HOA + master/lagoon + parcel CDD, in writing
- Quote both channels: Lennar’s true net against resale closings
- Verify lagoon access rules and initiation as they stand today
- Negotiate the channel with leverage, builder incentives and motivated resales both move
Questions We Ask Before You Offer
These are the questions we put to the association, the builder, and the listing side before a client signs anything:
- What is the exact parcel CDD, debt and O&M, on the tax roll?
- What are the current HOA and master/lagoon amounts and inclusions?
- What is the lagoon initiation fee and current access policy?
- What is Lennar’s true net on a comparable plan this week?
- What is the lot’s verified position on the plat?
- What are the occupancy rules for under-55 residents and guests?
Is Medley For You?
No community fits everyone. The honest sort:
Consider elsewhere if you want
- Golf at your doorstep, Tampa Bay Golf & CC and Lake Jovita own that
- The deepest clubs-and-classes program, Del Webb Bexley wins on volume
- Walkable retail today, the Wiregrass corridor’s 55+ options sit closer
- The simplest fee math, three layers is the price of the water
- A fully built-out, settled community, Mirada is still growing
- An all-ages home for the whole family, Mirada’s open sections fit better
Medley fits if you want
- A lagoon lifestyle in an age-restricted village, the county’s only one
- True lock-and-leave villas with internet and cable bundled
- A private club for daily life and resort water for the show
- New-construction systems and warranties at sub-Wiregrass pricing
- I-75 access for Tampa, airports, and the grandkids’ visits
- A home that makes your house the family’s summer destination