Mirada in San Antonio, Pasco County is one of three Tampa Bay area communities built around Metro Development Group's crystal lagoon technology, offering a 15-acre man-made freshwater lagoon with beach entry, water sports, and resort amenities at suburban home prices. Homes start in the mid $300Ks. The commute to Tampa is 40-50 minutes. Schools are in Pasco County. Here is everything a buyer needs to know about Mirada in 2026, including how it compares to sister lagoon communities Epperson in Wesley Chapel and Southshore Bay in Wimauma.
What Is the Mirada Crystal Lagoon and What Does It Offer Residents?
The Lagoon Amenity Explained
The Mirada lagoon is a 15-acre freshwater amenity built using Crystal Lagoons technology, the same company behind lagoon communities in Dubai, Egypt, and across the United States. The lagoon maintains tropical-blue clarity through a low-energy purification system that uses far less chlorine than a conventional pool. The lagoon at Mirada features white sand beach entry, swim zones, a floating obstacle course, kayak and paddleboard launch areas, cabanas, and a waterside bar and restaurant.
The lagoon is exclusively for residents of the Mirada community. Access requires a community ID card. The monthly cost of lagoon access is bundled into the community's CDD assessment, not charged as a separate membership fee. This is different from some other lagoon communities where lagoon access fees are separate from HOA.
Year-Round Use in Pasco County's Climate
Pasco County's climate allows lagoon use approximately 10 months per year. December and January can see cool days limiting open-water swimming, but February through November is generally comfortable. The lagoon is one of the few amenities that legitimately replaces beach trips for families who live 40-50 minutes from the Gulf. For transplants from northern states who chose Florida specifically for water access, the lagoon provides that access without the driving, parking, and crowding of Gulf beaches.
Homes and Builders at Mirada: What Are You Actually Getting?
Lennar: The Primary Builder
Lennar is the primary builder at Mirada. Their product ranges from their entry-level Advantage series to the mid-tier Everything's Included series, where a significant package of upgrades is bundled into the base price. Lennar homes at Mirada run approximately $340,000-$580,000 depending on size, lot, and series. Lennar's Everything's Included approach means what you see in the model is essentially what you get, reducing upgrade sticker shock.
Lennar's build quality is consistent entry-to-mid tier: acceptable for the price range but not custom-grade finishes. The included features (quartz countertops, tile flooring, smart home package) are competitive with the market. The trade-off: Lennar builds quickly with tight construction timelines, which means less customization opportunity once a phase is released.
Other Builders and Phases
As Mirada expanded through multiple phases, additional builders entered specific sections. Prices in builder-direct phases run from the mid $300Ks to approximately $650,000 for larger home sites with premium views. Resale inventory within Mirada provides options in the $370,000-$550,000 range for homes built between 2019-2023 that are already complete, landscaped, and eligible for immediate occupancy.
Lot Types and Premiums
Not all lots at Mirada are equal. Lagoon-adjacent lots (immediate visual access to the water) command $15,000-$40,000 premiums over interior lots within the same community. Conservation-facing lots (backing to wetlands or preserve) carry premiums of $8,000-$20,000. Interior lots with no premium view are the most affordable entry into Mirada. For buyers primarily interested in lagoon access rather than a lagoon view from their backyard, interior lots provide identical amenity access at lower cost.
Mirada CDD Fees: What You Really Pay Each Month
Breaking Down the Total Housing Cost
Mirada's CDD fees are a significant component of total housing cost. The CDD (Community Development District) funds the infrastructure bonds that built the roads, utilities, and lagoon amenity. As of 2026, annual CDD assessments at Mirada run approximately $2,000-$3,800/year depending on lot size and phase. On a monthly basis, that is $167-$317/month. This is in addition to the HOA fee (approximately $100-$175/month) and your mortgage payment.
On a $420,000 home at Mirada with a $3,000/year CDD and $150/month HOA, your total monthly carrying cost might look like this: $2,100/month mortgage (30-year, 7%, 20% down) + $250/month CDD + $150/month HOA = $2,500/month, plus property taxes and insurance. Factor all of these when comparing Mirada to a similarly priced home in a non-CDD community in Wesley Chapel or Land O Lakes.
Can You Pay Off the CDD?
Some CDDs allow homeowners to pay off their proportional share of the bond at closing or at any time. This converts the annual CDD assessment into a one-time payoff (typically $15,000-$35,000 depending on the bond structure and remaining term). Ask the builder and your closing attorney whether prepayment is available and what the payoff amount is. If you plan to stay in the home for 10+ years, prepaying the CDD often saves money over the remaining bond life.
Mirada vs. Epperson vs. Southshore Bay: Comparing the Three Lagoon Communities
| Factor | Mirada (San Antonio) | Epperson (Wesley Chapel) | Southshore Bay (Wimauma) |
|---|---|---|---|
| County | Pasco | Pasco | Hillsborough |
| Lagoon size | 15 acres | 7.5 acres | 7 acres |
| Home price range | $340K-$650K | $345K-$700K+ | $310K-$500K |
| CDD fees/yr | $2,000-$3,800 | $1,800-$3,500 + lagoon fee | $2,000-$3,500 |
| Lagoon access cost | Bundled in CDD | Separate $100-$125/mo | Bundled in HOA/CDD |
| Commute to Tampa | 40-50 min | 30-45 min | 30-45 min |
| School district | Pasco County | Pasco County (Kirkland K-8) | Hillsborough (Sumner HS) |
| Retail proximity | 5-10 min to Zephyrhills/Wesley Chapel | 5 min to Tampa Premium Outlets | 15-20 min to Brandon/Riverview |
| Most established | Mid-stage development | Most established (opened 2018) | Newest |
Epperson in Wesley Chapel is the most established lagoon community in Tampa Bay, having opened its lagoon in 2018. It has the most resale transaction history, proximity to Tampa Premium Outlets and Wiregrass Mall, and a more mature retail environment nearby. Mirada has the largest lagoon (15 acres vs. 7.5 acres at Epperson) but a slightly longer commute if driving toward Tampa via I-75. Southshore Bay in Wimauma offers the lowest entry price among the three but is in Hillsborough County's less-prestigious school zone for new construction.
Commute, Schools, and Daily Life at Mirada
Commute to Tampa and Surrounding Areas
Mirada in San Antonio is located in northern Pasco County, approximately 35 miles from downtown Tampa. The primary commute route is I-75 South to I-275 North, which takes 40-55 minutes in normal conditions and 55-75 minutes in peak traffic. The nearest Suncoast Parkway (Veterans Expressway) interchange is approximately 10-12 miles west of Mirada, providing an alternate route to Tampa that avoids I-75 congestion in some scenarios but adds miles. To Wesley Chapel Town Center and Tampa Premium Outlets: 15-20 minutes. To Wesley Chapel hospitals and medical offices: 20 minutes. To Zephyrhills for everyday errands: 10-15 minutes.
Pasco County Schools
Mirada is served by Pasco County schools. The nearest elementary school varies by phase within Mirada, but the area is developing new school capacity to serve population growth. Wesley Chapel-area Pasco County schools, including Kirkland K-8 and Wiregrass Ranch High School, have earned strong reputations. Confirm school assignments at pasco.k12.fl.us for any specific address, as zone boundaries in growing Pasco County can shift.
Mirada San Antonio FL FAQ
What is the crystal lagoon at Mirada and how does it work?
The Mirada lagoon is a 15-acre freshwater amenity using Crystal Lagoons technology that maintains tropical clarity with minimal chemicals. Features include beach entry, swim zones, floating obstacle course, kayak and paddleboard rentals, cabanas, and a waterside bar. Access is exclusively for Mirada residents. The cost of lagoon access is bundled into the community's CDD assessment, not charged as a separate membership fee.
How much are CDD fees at Mirada and what do they cover?
CDD fees at Mirada run approximately $2,000-$3,800/year ($167-$317/month) depending on lot size and phase. They fund infrastructure bonds (roads, utilities, lagoon amenity). HOA fees add approximately $100-$175/month. Total monthly carrying cost should include mortgage + CDD + HOA + property taxes + insurance. Some CDDs allow prepayment, converting the annual fee to a one-time payoff; ask about this option.
How does Mirada compare to Epperson in Wesley Chapel?
Mirada has the larger lagoon (15 acres vs. 7.5 acres at Epperson) and bundles lagoon access in the CDD vs. Epperson's separate $100-$125/month lagoon fee. Epperson is more established (opened 2018), has more resale transaction history, and is closer to Tampa Premium Outlets and Wiregrass Mall. Both are in Pasco County with similar school zones. Epperson has a slight commute advantage for Tampa employment. Mirada has the advantage of a larger lagoon at a potentially lower total amenity fee.
Are homes at Mirada a good investment?
Epperson, the first Metro Development Group lagoon community to open in 2018, appreciated 15-20% above comparable non-lagoon communities in the same area over its first 5 years. Lagoon communities appear to maintain a premium over standard communities in the same market. However, as more lagoon communities open across Florida, the scarcity premium may moderate. CDD fees reduce net returns for investors and increase total cost for owner-occupants. The lagoon premium benefits sellers but the CDD is a permanent carrying cost.
What schools serve the Mirada community?
Mirada is in the Pasco County School District. School assignments vary by address within the community. The Wesley Chapel area of Pasco County has several well-regarded schools including Kirkland K-8 Academy and Wiregrass Ranch High School (A-rated). Confirm specific assignments for any address at pasco.k12.fl.us, as zone boundaries in growing Pasco County change as new schools open.
