The 60-Second Overview
Pasco Town Center is the project Pasco County officials described in superlatives, the county’s economic growth director called its benefits profound, and it is also a community where, as of mid-2026, not a single home exists. Both facts belong in the first paragraph. In 2022 the Board of County Commissioners unanimously approved 965 acres at the southeast corner of I-75 and State Road 52, entitled for 4 million square feet of industrial space, 725,000 square feet of offices, 400,000 square feet of retail, 300 hotel beds, and roughly 3,500 residential units, with about 6,000 projected jobs.
Master developer Columnar broke ground in 2023 and rebranded the project Double Branch. The build order tells you what kind of place this is: industrial and logistics buildings delivered first (starting 2025), the Shops and Boardwalk retail districts entered leasing, and the residential side is only now reaching the starting line, Town Park, 174 neo-traditional townhomes by RockWell Homes, was slated to break ground in early 2026 with sales projected for late 2026.
This is a watch-list guide for buyers planning three to five years out: what the county approved, what is actually standing, what is still a rendering, and where to buy a built home on this corridor while the town center rises.
One housekeeping note for accuracy: early coverage sometimes filed this project under Land O’ Lakes or simply central Pasco. The verified site is the I-75/SR 52 interchange corner in central-east Pasco, directly across State Road 52 from Mirada and its 15-acre lagoon, San Antonio and Dade City are the immediate neighbors, not the Collier Parkway corridor.
The Cost Picture: Mostly Unknowns
In our flagship guides this section is usually the centerpiece, the HOA, the CDD, the club math. For Pasco Town Center the centerpiece is honesty about what does not exist yet:
1) Pricing: not released, for any phase. Town Park’s 174 townhomes have a builder (RockWell Homes) and a projected opening (late 2026) but no price sheet. The honest reference is the built corridor: Mirada, directly across SR 52, runs from ~$270K villas through a ~$362,661 average to $830s premium product.
2) HOA: not published. Townhome and multifamily phases will each carry their own structure, set at launch.
3) Districts and assessments: not published, and the biggest question on the page. The reason officials called this project profound is that the developer installs master roadway and utility infrastructure for the whole Connected City employment area. Infrastructure on that scale is commonly financed through districts or assessments that land on residents’ tax bills for decades. Which mechanism Double Branch uses, and what it costs per unit, is unknown until documents record, and it is the first thing we will pull.
The Approved Plan
The 2022 entitlement is genuinely county-shaping, which is why we cover it at all. On 965 acres: 4 million square feet of industrial (logistics and life-sciences targets), 725,000 square feet of office, 400,000 square feet of retail, 300 hotel beds, ~3,500 residential units, and roughly 200 acres of parks and trails in project materials. The county projects ~6,000 jobs and at least $330 million in revenue over decades after incentive rebates, and conditioned its support on the developer building master infrastructure that serves the entire employment area.
Read the proportions honestly: this is an employment center with housing, not a subdivision with shops. The residential entitlement skews multifamily and lifestyle rental, delivered phase by phase as the town center fills in; for-sale product like Town Park’s 174 townhomes is the smaller, later slice. For a homebuyer, that means the lived experience here will be defined by how well the Shops, the Boardwalk, and the job base actually deliver, the upside if they do is a walk-to-work-and-dinner address Pasco has never had; the risk if they stall is a home beside a logistics park.
What Is Actually Built
The status ledger, kept honest. Built or underway: site clearing and master infrastructure from 2023; the first industrial slab poured late 2024; tilt-wall industrial buildings up, with logistics deliveries starting in 2025 and more phases (including a 1.6M sq ft distribution hub) in the pipeline. In leasing, not open: The Shops at Double Branch (~200K sq ft) and The Boardwalk’s lakefront restaurant-and-entertainment row, no tenants publicly announced as of our last review.
Not built: every home. Town Park’s 174 RockWell townhomes were slated to break ground in early 2026 with sales projected late 2026, a projection we report, not a promise we make. The other ~3,300 entitled units have no announced builders, timelines, or product detail. When someone markets this community to you, ask which column each claim sits in, standing, leasing, or rendering, because the three are routinely blended in sales material.
The Residential Pipeline
Town Park at Double Branch is the phase to watch: 174 neo-traditional townhomes with rear-entry garages by RockWell Homes, the project’s first for-sale residences, positioned as town-center living. If the early-2026 groundbreaking and late-2026 sales projections hold, it becomes the corridor’s first walkable-core townhome product, and its opening price sheet will be the single most informative document this project has produced for buyers.
The rest of the ~3,500-unit entitlement is mostly multifamily and lifestyle rental, delivered over many years. For for-sale buyers that cuts two ways: less resale competition from neighbors, but a renter-majority community for the foreseeable buildout, which shapes everything from HOA politics to street feel. We will map each phase as it records and tell clients plainly which addresses sit beside apartments, which beside the boardwalk, and which beside the truck routes.
Schools
By location this is the Mirada corridor: San Antonio Elementary and the Pasco High / Cypress Creek secondary tracks are the area schools. But Pasco County has redrawn boundaries on this corridor repeatedly through 2024-2026 to manage growth, and a project adding thousands of units, plus 6,000 jobs, will reshape them again; new school sites in the Connected City area would surprise no one watching the county’s capital plans.
Practically: no Double Branch home has a zoning letter because no home exists. 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 Pasco Town Center
The depth without the wall of text. Open what matters to you.
What exists on the site today
The realistic residential timeline
Why the jobs-first sequencing matters
How we monitor it for clients
5 Mistakes Buyers Make with Pipeline Communities
Pasco Town Center has the thinnest residential data of any community we cover, which makes the classic pipeline mistakes more expensive here, not less.
Confusing the project’s momentum with residential momentum
Industrial buildings standing and retail in leasing are real, and they say nothing about when you can buy a home. Zero homes exist; one 174-townhome phase is announced. Judge the residential side on its own ledger.
Planning a move around projected dates
Early 2026 groundbreaking and late 2026 sales are developer projections on a project already four years past approval with no homes. Solve this year’s housing in the built market, Mirada is literally across the street.
Pricing the boardwalk before it exists
No retail tenants are announced. A lakefront boardwalk with restaurants is the plan; graded dirt is the present. Price unbuilt amenities at zero and let the lease announcements move your valuation, not the renderings.
Ignoring the infrastructure-financing question
Master infrastructure this profound gets paid for somehow, and districts or assessments on resident tax bills are the common answer. No mechanism or amount is published. Read the recorded documents before signing, or have us do it.
Forgetting what 4 million sq ft of industrial means next door
Jobs and services in walking distance is the upside; truck routes, commercial traffic, and a working logistics park are the daily texture. Your unit’s position relative to the industrial district will matter more here than in any conventional community.
Position Watch: What Will Hold Value When Homes Deliver
In a town-center plan, the boardwalk walk is the scarcity
If Double Branch delivers a working Shops-and-Boardwalk core, homes a short walk from it will hold premiums the edges never match, while positions along the industrial district and truck corridors will fight hardest at resale.
Those positions get fixed at the site plan, years before any listing. When Town Park’s plan records, we map them for watch-list clients before the first release sells.
What to Verify Before Any Contract Here
When residential sales eventually open, run this list before signing anything. Nearly every item is unknown today, which is the point.
- The recorded site plan and your unit’s position relative to the boardwalk, the apartments, and the industrial district
- The full HOA budget for the phase: amount, inclusions, reserve funding
- The infrastructure-financing mechanism: any district or assessment, and the exact annual amount on the tax bill
- What is actually open versus leased versus rendered in the town center, walk it yourself
- School assignment for the address, verified in writing with Pasco County Schools
- The builder’s incentive math: what credits actually cost via required lender and title
- Phasing next to your unit: what builds beside you, and for how many years
- Closed comps at the time: Mirada across SR 52 is the reality check for every price sheet here
Pasco Town Center, Double Branch now, is the rare pipeline project we take seriously, because it has done the hard part backwards: instead of selling rooftops on promises, it built the roads, the utilities, and the employment base first. That said, our job is to keep the two ledgers separate for you. The project ledger shows real momentum, buildings standing, leasing underway, county revenue flowing. The homebuyer ledger shows zero homes, zero prices, zero fee documents, and one 174-townhome announcement. We advise on the second ledger.
If you need a home on this corridor now, Mirada is across the street with villas from ~$270K, and Connerton, Angeline, and Bexley cover the Land O’ Lakes side. If you are three to five years out and the walk-to-the-boardwalk life is the dream, get on our watch list, we read the county record so the first real price sheet reaches you before the crowd. We represent you, not the developer.
Pasco Town Center vs. the Built Alternatives
The only fair comparison for a community with zero homes is against what a buyer can actually contract today on the same corridors.
| Community | How it compares to Pasco Town Center / Double Branch |
|---|---|
| Mirada (San Antonio) | Directly across SR 52: the largest man-made lagoon in the U.S., villas from ~$270K, ~$362K average, live inventory from four builders. The default answer for anyone who wants this corner of Pasco this year. |
| Epperson (Wesley Chapel) | The original lagoon community 15 minutes south: more established resale market, Wesley Chapel address, same Connected City corridor DNA. |
| Connerton (Land O’ Lakes) | Built townhomes from ~$280,990 and a working club in an established master plan, the live version of the attainable town-adjacent product Double Branch promises later. |
| Angeline (Land O’ Lakes) | The other jobs-anchored mega-plan (Moffitt’s Speros FL campus): entry pricing from the upper $200s with live inventory, construction era and CDD included, the closest philosophical sibling you can buy now. |
| Bexley (Land O’ Lakes) | The corridor’s built lifestyle benchmark at a ~$560K median: club, cafe, and 1,200 preserve acres, what finished placemaking actually looks like. |
| Del Webb Bexley (55+) | The sold-out, guard-gated 55+ flagship, resale-only, for buyers whose real draw is low-maintenance living rather than a town center. |
The honest verdict: Double Branch’s case is jobs-first sequencing and a town-center product Pasco has never had; its liability is that every residential fact is future tense. The alternatives’ case is that they exist.
The Honest Trade-offs
Pros
- Real momentum: ground broken 2023, industrial delivering, retail in leasing.
- Jobs-first plan, ~6,000 projected, with infrastructure built before rooftops.
- On the I-75/SR 52 interchange, across from Mirada’s lagoon corridor.
- A genuine town-center concept, boardwalk, shops, parks, rare for Pasco.
- First for-sale phase (Town Park, 174 townhomes) finally announced.
- Watch-list buyers get first position choice at each launch.
Cons
- Zero homes built; every residential fact is a projection.
- No pricing, HOA, or district fees published for any phase.
- 4M sq ft of industrial is the neighbor, trucks and commercial traffic included.
- Entitlement skews rental; for-sale product is the smaller, later slice.
- Decade-plus buildout with construction as the constant.
- School boundaries on this corridor move constantly.
The Pasco Town Center Playbook
How we run the thinnest-data pipeline community in our coverage, in order:
- Solve this year’s housing in the built market, Mirada across the street, Connerton, Angeline, Bexley, never around a projection
- Watch Town Park: the 174-townhome groundbreaking and price sheet are the first real homebuyer facts this project will produce
- Pull the recorded documents at launch: site plan, HOA budget, and the infrastructure-financing mechanism, before any model tour
- Map positions against the industrial district and the boardwalk before the first release
- Let the leasing announcements, not the renderings, move the amenity valuation
Questions We Ask Before You Sign
These are the questions we will put to the developer, the builder, the county, and the eventual association before any client signs at Double Branch:
- What is the recorded site plan, and where does this unit sit relative to the boardwalk, the apartments, and the industrial district?
- What district or assessment funds the master infrastructure, and what is the exact annual amount per unit?
- What is the phase’s HOA budget, and what does it include?
- Which retail tenants have signed leases, versus letters of intent, versus renderings?
- What is the verified school assignment for the address today?
- What is the builder’s incentive really worth after required lender and title math, benchmarked against Mirada’s live market across the street?
Is Pasco Town Center For You?
No community fits everyone, and one with zero homes 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, recorded budgets, and a price sheet today
- A conventional residential setting away from industrial neighbors
- An owner-majority community, the entitlement skews rental for years
- Certainty on schools, the address has no zoning letter yet
- A finished, quiet streetscape, this is a decade-plus construction zone
Pasco Town Center fits if you want
- A 3-5+ year horizon aimed at Pasco’s first true town-center address
- Walk-to-work-and-dinner living if the boardwalk delivers
- First-release position choice when Town Park opens
- A jobs-anchored corridor with infrastructure already going in
- A watch-list approach: track milestones, act only when numbers are real
- An advocate reading the county record so you do not have to