The 60-Second Overview
Silverado, also marketed as Silverado Ranch, is the sold-out D.R. Horton community on Zephyrhills’ west side: roughly 400 single-family homes built from 2019 to 2023, about 1,485 to 3,278 square feet, on a plat where more than half the lots back to conservation or ponds. The builder finished and left; every purchase here is a resale, which removes the sales-office games and replaces them with a different discipline, comping correctly in a softening market.
The numbers: recent third-party data shows an average list price around $384K, while 2025 median sales printed in the $310K-$335K band, down 7-11% year over year as Pasco’s new-build wave pressed on resales. The HOA is the quiet selling point, published at roughly $55-$180/month by section, and it includes basic cable and internet, a real offset most communities never offer.
Silverado’s pitch is simple: 2020s D.R. Horton homes on conservation lots at Zephyrhills pricing, with an HOA that pays your internet bill, as long as you price the CDD honestly.
And there is a CDD. The Silverado Community Development District assesses every home through the property-tax bill; builder-era fee sheets published about $126.25/month (~$1,515/year) for 50-ft lots. The listing usually shows you the HOA and stays quiet about the tax-bill line, we do the opposite and price both before you offer.
The Fee Stack: HOA and CDD
Two layers here, simpler than the lagoon communities down the road, but still two layers:
1) The HOA, with a real inclusion. Published figures run roughly $55-$180/month depending on section, and the fee bundles basic cable and internet, builder-era sheets showed $49.81/month for 50-ft homesites. If your household pays $80-$100/month for connectivity today, the effective HOA cost is far lower than the sticker. Confirm the current schedule, and exactly what tier of service the bundle covers, with the association before you offer.
2) The CDD, on the tax bill. The Silverado CDD (silveradocdd.org) funded the community’s infrastructure with bonds that homeowners repay through an annual assessment, builder-era sheets published about $126.25/month, roughly $1,515 a year, for 50-ft lots. The number is parcel-specific, moves with district budgets, and rides inside the property-tax bill, which third-party data shows averaging in the $6,000s for the wider plat. The only reliable figure is the exact parcel’s current tax bill, we pull it during diligence.
Amenities & the Lot Story
Silverado’s amenity set is deliberately simple: a Florida-style open-air clubhouse that anchors community events, an oversized zero-entry resort-style pool, a shaded tot lot, and a dog park. No fitness center, no gate, no lagoon, and no lagoon fee. That restraint is a feature: it is why the HOA can stay low while still bundling cable and internet.
The real amenity is the land plan. More than half the homesites back to conservation or ponds, a share most value-priced communities never approach. Water and preserve views at a $300K-$400K price point are the scarce thing here, the new construction rising a few miles away can match Silverado’s square footage and undercut its price, but it cannot mint more conservation frontage in this plat. When we comp Silverado, the lot explains more of the spread than the floor plan does.
The Homes: D.R. Horton, 2019-2023
The housing stock is classic late-2010s/early-2020s D.R. Horton: open-plan concrete-block single-family from about 1,485 to 3,278 square feet, 3 to 6 bedrooms, one- and two-story, on 50-ft and larger lots. (Some third-party plat records also show Lennar product in earlier Silverado Ranch phases, verify the builder of record on the specific home if it matters to you.) Roofs, HVAC, and water heaters are all young, which keeps insurance quotes friendlier than Zephyrhills’ older stock.
Because the builder delivered hundreds of similar plans in four years, the resale market is unusually comp-able: the same floor plan trades repeatedly, and the variables that matter are lot position, condition, and what the owner upgraded after closing, fenced yards, gutters, water softeners, screened lanais, flooring. We price the plan off its own sales history, then adjust for exactly those items, sellers who skip that discipline overprice, and buyers who skip it overpay for paint.
Schools
The honest section. Silverado-area listings commonly reference West Zephyrhills Elementary, Raymond B. Stewart Middle, and Zephyrhills High, and the ratings lag the region, GreatSchools shows West Zephyrhills Elementary at 1/10, with state test proficiency well below the Florida average. This is the clearest trade in the Silverado value equation: the same dollars buy weaker zoned-school ratings here than in Wesley Chapel or Starkey Ranch.
Context matters, though: ratings compress a lot into one number, Pasco County operates school-choice, charter, and magnet options many Silverado families use, and boundaries shift as the corridor grows. If schools drive your purchase, verify the current assignment for the exact address with Pasco County Schools, tour the campuses, and weigh the choice programs, then decide whether the price gap pays for your alternative plan.
More on Living in Silverado
The depth without the wall of text. Open what matters to you.
Location and commute
Sold-out community life
The Zephyrhills context
What the HOA bundle is worth
5 Mistakes Buyers Make in Silverado
The same five mistakes, all avoidable with the right read before you tour.
Missing the CDD line entirely
The HOA looks cheap because part of the cost lives on the tax bill, ~$126/month published builder-era for 50-ft lots. Pull the parcel’s actual tax bill before you write the offer, not after.
Paying a conservation-lot price for an interior lot
Half the community backs to preserve or water, half does not, and the comps split accordingly. Comp the lot type, never the community average.
Anchoring to 2022 prices
2025 medians printed 7-11% below the prior year on third-party data. Buyers who comp the last 90 days negotiate from reality; sellers who do not sit on the market.
Assuming the schools without checking
The zoned ratings are weak and the boundaries on this corridor move. Verify the assignment and the choice/magnet options for the exact address, before the inspection period ends.
Ignoring the new-build competition three miles away
Abbott Park, Abbott Square, and Two Rivers incentives set the ceiling on every Silverado negotiation. Knowing this week’s builder offers is buyer leverage, and we bring it to the table.
Which Lots & Views Hold Value Best
In a sold-out plat, the land plan is fixed, buy the scarce half
No new phases are coming inside Silverado. What stays scarce is exactly what the nearby new construction cannot offer: conservation frontage, pond views, and oversized corner positions in a finished, mature-landscape community.
The mistake is paying a view premium for a lot that backs to a neighbor’s fence. We map the durable positions before clients tour.
What to Check Before You Offer
Run this list on any Silverado home. Missing one is how buyers overpay or inherit a surprise.
- The current HOA fee for the section, and exactly what the cable/internet bundle covers
- The parcel’s CDD line on the actual tax bill, and how much is bond debt versus operations
- Closed comps for the same plan and lot type in the last 90 days, not the community average
- What remains of the builder structural warranty, and whether it transfers
- School assignment verified with Pasco County Schools, plus the choice and magnet options
- What is behind the lot, conservation easement, pond maintenance access, or a future fence line
- Flood zone and an actual insurance quote, pond-adjacent lots especially
- This week’s incentives at Abbott Park, Abbott Square, and Two Rivers, your negotiation backstop
Silverado is one of the cleanest value stories in east Pasco: young D.R. Horton homes, a land plan where half the lots back to preserve or water, and an HOA that hands part of its fee back as cable and internet. The discount versus Wesley Chapel exists for knowable reasons, the school ratings, the commute, the simple amenity set, and the job is making sure you collect that discount where it is real. In a market where 2025 medians slid and three new-build communities are writing incentives nearby, a prepared Silverado buyer negotiates from strength.
Cross-shop it honestly: Two Rivers for the premium new-build next door, Epperson if the lagoon lifestyle is the point, and Hilltop Point for the new-construction value play north. We represent you, not the seller, and the fee math comes first.
Silverado vs. Comparable Communities
The honest way to place Silverado is against the other communities a Zephyrhills-corridor buyer is realistically weighing.
| Community | How it compares to Silverado |
|---|---|
| Two Rivers (Zephyrhills) | The premium master plan rising next door: Pulte and WestBay product, club amenities, and new-build pricing well above Silverado’s. Choose on budget, Silverado is the finished value option, Two Rivers the premium growth bet. |
| Abbott Park & Abbott Square (Zephyrhills) | The active new-construction alternatives minutes away, lower entry prices and incentives, but construction-era streets and CDD stacks of their own. Silverado counters with finished streets, mature conservation lots, and the bundled-internet HOA. |
| Hilltop Point (Dade City) | The new-build value play north: similar price band, builder incentives, hilltop setting. Silverado offers the sold-out, settled version of the same dollars. |
| Epperson (Wesley Chapel) | The Crystal Lagoon flagship: a 7-acre swimmable lagoon and the Wesley Chapel address, at a higher median and a three-layer fee stack (HOA + lagoon + CDD). Silverado is the two-layer, lower-cost counter. |
| Chapel Crossings (Wesley Chapel) | The Wesley Chapel master plan with a lagoon-style amenity and multiple builders, more amenity, more money, shorter commute. The classic Silverado trade in reverse. |
Silverado’s case: the lowest-friction way to own a 2020s home on a conservation lot in east Pasco, with a fee stack that partly pays you back. The case against: school ratings, no headline amenity, and a resale market that must out-negotiate the builders down the road.
The Honest Trade-offs
Pros
- Young D.R. Horton homes (2019-2023), no construction era left.
- 50%+ of lots back to conservation or ponds, real scarcity.
- HOA ($55-$180/mo published) includes basic cable + internet.
- Pricing a full tier below comparable Wesley Chapel product.
- Simple, low-overhead amenity set: pool, clubhouse, tot lot, dog park.
- Highly comp-able resale market, the same plans trade repeatedly.
Cons
- CDD on every tax bill, ~$126/month published builder-era for 50-ft lots.
- Zoned school ratings are weak, West Zephyrhills Elementary shows 1/10.
- No fitness center, no gate, no headline amenity.
- 2025 prices softened 7-11% on third-party data.
- Heavy new-build competition nearby caps short-term appreciation.
- 45-60 minutes to Tampa and the airport.
The Silverado Playbook
How we run a Silverado purchase, in order:
- Pick the lot type first: conservation, pond, or value interior, it drives the price more than the plan
- Pull the fee lines: current HOA schedule and the parcel’s exact CDD before touring
- Comp the specific floor plan against its own 90-day sales history, this community makes that possible
- Check the new-build incentives nearby the same week, they are your negotiation floor
- Verify schools and choice options if they matter, before the inspection period ends
Questions We Ask Before You Offer
These are the questions we put to the association, the district, and the listing side before a client signs anything:
- What is the current HOA fee for this section, and what cable/internet tier does it include?
- What is the parcel’s CDD assessment on the latest tax bill, and how much is bond debt?
- What did this exact floor plan close for, on this lot type, in the last 90 days?
- Does any builder structural warranty remain, and does it transfer?
- What is the verified school assignment, and what choice options exist?
- What are Abbott Park, Abbott Square, and Two Rivers offering this week, our leverage check?
Is Silverado For You?
No community fits everyone. The honest sort:
Consider elsewhere if you want
- Top-rated zoned schools, Wesley Chapel and Starkey Ranch win that math
- A lagoon, golf, or a headline destination amenity
- Brand-new construction with a builder warranty from day one
- No CDD on the tax bill, older Zephyrhills neighborhoods skip it
- A short Tampa commute, this is a 45-60 minute proposition
- A gated or amenity-staffed community lifestyle
Silverado fits if you want
- A 2020s home without the construction era or builder games
- A conservation or pond lot at a $300K-$400K price point
- An HOA that hands part of the fee back as cable + internet
- A simple, predictable two-layer fee stack
- Finished streets, mature landscaping, settled neighbors
- Buyer leverage in a soft, well-supplied 2026 market