Updates On The County Park & Faculty Websites, Non-public Membership, Peak Surf Park, Publix & The Houses At The Huge Improvement
Introduction by Gary Nager Story by Joel Provenzano
Because the writer and editor of the New Tampa and Wesley Chapel Neighborhood Information, I’m having a dilemma — What ought to I do in regards to the 6,000-acre growth referred to as Two Rivers?
For greater than three many years, I’ve used Morris Bridge Rd. because the jap boundary of each Wesley Chapel and New Tampa. However, the Thomas household’s Two Rivers Ranch is simply to the east of Morris Bridge, each north and south of the Pasco-Hillsborough County line, which, by my definition, is positioned in unincorporated Zephyrhills (to not be confused with the Metropolis of Zephyrhills, which is properly north and east of Two Rivers) in Pasco and Thonotosassa in Hillsborough.
However now, with the Pasco aspect of Two Rivers already residence to a whole lot of latest houses, plus the announcement final yr that the Tampa Bay space’s first-ever surf park was coming to the group, and much more current bulletins of a Publix starting development, plus a personal membership, colleges and the newest addition — a Pasco County-record $18-million buy of 85 acres on the south aspect of S.R. 56 to be developed as a district park — and its location simply to the east of Morris Bridge, it’s clear that Two Rivers could be very a lot Wesley Chapel-like and we’ve got already printed a number of tales about it in these pages.
So, my dilemma is — ought to I begin mailing the Wesley Chapel Neighborhood Information to everybody who at present lives — and those that will at some point transfer into the 1000’s of extra houses, flats and townhomes — in Two Rivers?
The reply is more than likely going to be “Sure,” despite the fact that we’re already mailing our Wesley Chapel points to greater than 40,000 residences and companies — and greater than 110,000 individuals (in accordance with U.S. Submit Workplace estimates) — in zip codes 33543, 33544 and 33545 and Two Rivers addresses (at the least thus far) are all in 33541.
In different phrases, to misquote Bette Davis in “All About Eve”: “Fasten your seatbelts, it’s going to be a bumpy journey!”
Within the meantime, for the newest updates on all the pieces at present occurring in Two Rivers, preserve studying!
Whereas not even a single ounce of grime has been turned on the Hillsborough aspect of the Two Rivers growth but, complete communities (and many of the infrastructure— roads, utilities and drainage) — have been accomplished on the Pasco aspect, the aspect we’re going to be focusing our updates on, and there’s fairly a bit to replace for you.
In case you’re by some means not acquainted, Two Rivers is the title for your complete 6,000-acre grasp deliberate growth being developed on the Thomas household’s Two Rivers Ranch property each north and south of S.R. 56 between Morris Bridge Rd. and U.S. Hwy. 301, with roughly 3,500 acres within the Pasco portion and a pair of,000+ acres south of the Pasco-Hillsborough county line, technically in Thonotosassa. All the Two Rivers growth is being managed by the Eisenhower Property Group, with a number of residence builders constructing out the person communities..
To place the scale of Two Rivers into perspective for locals, the mixed space of Meadow Pointe II and III, The Ridge, Union Park, Woodcreek and the upcoming Wyndfields growth additionally whole about 3,500 acres.
Building on the venture started in late 2022, after the S.R. 56 extension to U.S. 301 was accomplished in 2019. Most individuals observed the 2 communities on the north aspect of 56 popping up nearly in a single day, with whole streets of homes going vertical inside a few months, and it’s been breakneck velocity ever since, with seemingly no scarcity of patrons because the starting.
This text will replace the progress on Two Rivers, following conferences with the builders’ gross sales associates, driving your complete space and researching Pasco and Hillsborough information for readability.
Our analysis and discussions point out that many of the residential growth on the Pasco aspect of Two Rivers will doubtless be accomplished inside the subsequent 2-3 years, with the industrial properties taking a little bit longer. So, anybody wanting a home in Two Rivers ought to most likely begin wanting quickly.
2025 Pasco Plan Modification Updates
One of the simplest ways to know what’s coming to Two Rivers is to have a look at the overall entitlements the county has granted to your complete growth. There was an authentic listing, nevertheless it was modified firstly of 2025, and included within the “Venture Wants Evaluation” doc from January. Under is the present listing of Pasco entitlements:
• Single Household – 4,047 Dwelling Models
• Townhomes – 514 Dwelling Models
• Villas – 108 Dwelling Models
• Multi-Household – 1,878 Dwelling Models
• Assisted Residing Facility – 300 Beds
• Workplace/Goal Business – 1,335,000 sq. ft.
• Retail – 1,335,000 sq. ft.
• Industrial – 1,335,000 sq. ft.
• Lodge – 480 Rooms
• Ok-8 Faculty – 2,000 College students
• Excessive Faculty – 1,814 College students
• County (District) Park – 85 acres
• Surf Park – 35 acres, 700 parking areas
These numbers point out the utmost makes use of to be granted to the event, so it might be shy of what’s listed. The fascinating objects are the classes that had been deleted, added, or modified.
The primary such merchandise to notice is that Two Rivers has bucked the current pattern in Wesley Chapel and totally eliminated the unique 55+ group entitlement of 1,125 houses. Added as an alternative to the listing is a 300-bed assisted residing facility.
Additionally added are 480 lodge rooms, 108 villas (aka fancy duplexes, particularly since Houses by WestBay will probably be constructing them), 514 townhomes, and the variety of condominium items was upped from the initially accredited 1,400 to 1,878.
As an alternative of separate 762-student elementary and 1,306-student center colleges, there may be now a mixed Ok-8 college of two,000 college students being proposed, which had been uncommon for Pasco, however Kirkland Ranch Ok-8 off Curley Rd. is without doubt one of the 4 at present within the county. Combining the 2 colleges on one campus helped unlock land house for the retail entitlements to be elevated from the unique 630,000 to 1,335,000 sq. ft.
Flats & Townhomes
Whereas the townhomes are proven on the newest Two Rivers Map, the placement of the upcoming flats had not been.
Six industrial outparcel tons had been submitted for plat this yr, with 146 townhomes behind them. The plat was finalized in June, and now the townhome parking zone is sort of full, with vertical development of the townhomes to start quickly.
The primary condominium advanced on the listing is labeled ‘Parcel G Apts’ within the map above (east of Morris Bridge Rd.). There will probably be 324 items, with eight 3-story buildings in whole. The location floor work has been began and vertical development ought to start quickly, because the pool for the flats acquired its ultimate allow in April.
The second identified condominium advanced will probably be referred to as “Oasis at Two Rivers” on the south aspect of S.R. 56, immediately aligned with the total median opening on the entrance to the Northwater subdivision (at Vast Water Manner). Building of this web site is in full swing and Oasis will characteristic eight 4-story buildings with 344 items in whole.
Communities Aplenty
If you happen to drive into Two Rivers, there’s a cohesiveness to your complete growth, from one group to the following. The whole lot from the playgrounds, to the superbly designed mail stations, to the heavy emphasis on landscaping, the constant rustic theme carries clearly all through. It additionally helps that nearly the entire streets had been constructed by the developer at one time, so there’s no choppiness as you drive again.
Along with the aesthetics, one factor we shortly observed was simply how a lot has already been accomplished — because the Lennar gross sales workplace was being transformed into the final personal residence locally of Childers, which signifies that by the point this subject reaches your mailbox, this group on the north aspect of 56 would be the first in Two Rivers to be utterly bought out.
DR Horton gross sales reps within the Northwater subdivision, additionally north of 56, consider that group is barely be about eight months behind Childers, given how a lot stock there may be left. Houses in Northwater at present begin within the low $300k vary for 1,560 sq. ft., however that won’t final ceaselessly, as a result of the following DR Horton group of Archer (south of 56) — with a gross sales workplace that has solely been open for a few weeks — has houses at present beginning within the excessive $400k vary, however this might change when the builder strikes into narrower 40’ tons in a future section.
Lennar may solely be gone for a short while, because the builder’s subsequent enterprise would be the group of Creekwood on the eastside. Whereas Lennar has began constructing homes in Creekwood (properly south of 56, nearly to the Pasco-Hillsborough line), we didn’t see any fashions accomplished or a gross sales workplace open but.
On the increased finish of the present scale, builders like Houses by WestBay and M/I Houses are providing houses reaching properly up into the $1-million vary, with as much as 70’-wide tons, 7 bedrooms, and 5,500 sq. ft. of house, some even providing to construct swimming pools earlier than the home closes for a further cost. Even when that is too wealthy, there’s a plethora of different builders (10 thus far) to suit each want in-between.
Many of the builders we talked to are providing some sort of particular financing, too, as little as 3.99%, with others masking as much as $40k for closing prices, and/or substantial financial savings within the costs of houses, relying upon when clients intend to purchase. These incentives make it seem to be now is without doubt one of the greatest occasions to purchase new development, because the competitors is sizzling to draw potential patrons.
Due to the infinite decisions, most actual property brokers within the space nonetheless suggest patrons deliver an agent with them to tour new development, as many are properly versed and know the ins and outs of the brand new development course of very properly.
Right here’s a whole listing of the single- household communities on the Pasco aspect of Two Rivers. The villas are included, given their prominence:
Two Rivers North:
• Childers (Lennar)
• Northwater (DR Horton)
Two Rivers West:
• Tamarack (Park Sq. Houses & William Ryan Houses)
• Ryals Discipline (Houses by WestBay)
• Fairwood ‘villas’ (Houses by WestBay)
• Delyle (Pulte Houses)
• Shortgrass (M/I Houses)
• Hammock (DR Horton, Pulte Houses, Taylor Morrison Houses)
• Holter (unknown at the moment)
Two Rivers East:
• Archer (DR Horton)
• Fieldcrest (Casa Fresca Houses)
• Ackley (Meritage Houses)
• Creekside (Lennar)
Clubhouses & Facilities
The one two single-family communities in Two Rivers to have their very own facilities contained in the subdivisions themselves are these positioned north of 56 — Childers and Northwater, every of which has its personal pool, clubhouse and playgrounds.
All the different single-family communities in Two Rivers listed above may have one central amenity middle, relying upon which aspect of Two Rivers a resident lives.
The Two Rivers East communities may have entry to The Nest at Two Rivers, which may have all the pieces one may count on for a normal-size group amenity middle, like a pool, pickleball courts, canine park, playground and a clubhouse (however no gymnasium). The Nest at present is beneath development and ought to be accomplished someday in early 2026.
The Two Rivers West communities may have a bigger The Touchdown at Two Rivers, a personal social membership whose measurement reminds us of the exceptionally giant amenity middle in Connerton up in northern Land O’Lakes. This will probably be an unbiased personal membership, not related to an HOA or CDD, to maintain the consistency and high quality excessive. As said in The Touchdown’s membership brochure, “Our life-style director and staff will probably be on-site managing membership operations and member expertise.”
The Touchdown (rendering above) has simply begun development and is anticipated to open by late 2026, with a hefty price ticket of $27 million. It is going to provide quite a bit for residents, together with tennis and pickleball courts, playgrounds, occasion pavilions, large resort-style swimming pool with slide, together with a junior Olympic-sized lap pool, poolside food and drinks service, bars, onsite informal and wonderful eating, and a devoted health constructing full with separate biking and aerobics/yoga studios, the place courses will probably be supplied.
Sooner or later, Two Rivers will probably be including yet one more membership characteristic on the Hillsborough aspect that many more recent communities have stopped offering — a golf course. Talking of the long run Hillsborough aspect, the developer writes, “The centerpiece of this group is a personal, members-only 18-hole golf course designed by famend Scottish architect David McLay-Kidd. Count on a {golfing} expertise that breaks free from the everyday Tampa panorama, with refined nuances that transport gamers to a world afar.”
It’s Vital To Know Your Charges!
Each potential Two Rivers resident wants to know their Owners Affiliation (HOA) payment sand what they embrace, the Neighborhood Improvement District (CDD) charges, and whether or not or not there’s a separate obligatory membership payment, for every group. Right here’s what we discovered;
It seems that all Two Rivers communities may have an annual CDD (whether or not for Two Rivers East, West, or North) payment. The CDD charges vary from round $1,700 within the villas, as much as $3,500 for different communities, relying upon lot width, builder and which aspect of Two Rivers the group is on. The supervisor for the entire CDDs is listed as Jayna Cooper with Inframark.
Two Rivers North seems to have increased (on common) CDD charges, as a result of each Childers and Northwater have their very own facilities, however their HOA payment is decrease — lower than $15 a month — as a result of utilities should be paid individually.
Nonetheless, in Two Rivers East and West, the HOA charges are increased, from round $70-$140 a month ($385 for the villas as a result of that features exterior upkeep), because of the HOA charges in these sections additionally together with Spectrum UltraFI Web with speeds marketed as much as 2 gigabits/sec (Gbps).
That looks as if a very good deal, contemplating many Spectrum clients (not new clients on a promotion) might be paying round $95 a month for normal high-speed web (400 Mbps) with wifi, resulting from Spectrum’s marketed worth hikes.
It seems that annual CDD charges for Two Rivers West are about $1,000 decrease on common than East, however that is because of the truth that there will probably be a separate obligatory $285 month-to-month payment per family ($3,420 yearly) for all West residents to have The Touchdown Non-public Membership membership.
This obligatory payment is predicted to start in mid-2026, because the membership will get nearer to opening. Which means some West communities might have properly over $600 per thirty days whole in group charges. For the villas, it could be simply over $800/month.
For East residents, the CDD payment additionally contains entry to The Nest amenity middle. Holter, in Two Rivers West, is the one group that isn’t at present listed for any facilities, nor does it have any itself, and we’re undecided if more information about Holter will probably be made accessible sooner or later.
Walmart & Publix
For some time now, residents have been wanting ahead to a proposed Lowe’s Residence Enchancment retailer, which was anticipated to be constructed on the southwest nook of S.R. 56 at Morris Bridge Rd. Sadly, that preliminary plan is gone and has been changed with a full set of ultimate engineering plans for a brand new Walmart, which had been submitted to Pasco on June 11.
Whereas not technically positioned inside Two Rivers (see map on the prime of the web page), Walmart is being proposed simply exterior of the event, and can serve the residents at a really handy location, contemplating the closest Walmart is eight miles away, on S.R. 54. The plan additionally exhibits one thing very fascinating — a proposed roundabout on Morris Bridge Rd. as a option to deal with site visitors coming into and exiting the southern driveway, positioned midway between S.R. 56 and Colston Ave.
Whereas nothing within the allow explicitly states that this can be a new Walmart, the scale is right, and it has a proposed liquor retailer, a drive-through pharmacy and the curbside pick-up space design is uniquely Walmart’s new mannequin. It’s what the New Tampa Walmart was modified to seem like.
One factor we’re sure of is that Publix has a plan to be in Two Rivers, and had even began development, however issues abruptly stopped. The Publix location is true on the predominant entrance to Two Rivers in a spot that really didn’t appear apparent for a grocery retailer, as we drove proper by it with out realizing that was the spot, which is on the southwest nook of S.R. 56 at Two Rivers Blvd.
It nearly doesn’t appear large enough for a Publix, however that might be as a result of, not like many different Publix shops which might be a part of plazas, this will probably be a totally standalone Publix,, with no different shops (besides Publix Liquors) or outparcels on the positioning.
The allow reads, “This venture entails the development of a 58,834 SF Publix and a 2,100 SF Liquor retailer with related vehicular use areas, parking, landscaping, utility connections, and storm water conveyance into the present storm ponds.” A assessment of the plans exhibits it additionally has a drive-up pharmacy.
Some earthwork grading on the positioning is already accomplished, and the define of the constructing and parking zone might be seen, however in any other case it seems development is on maintain for the parcel. We investigated a rumor that it was on maintain as a result of there was a query as to who can be putting in the sign on S.R. 56, and when it could be put in, however had no affirmation from Pasco County workers about that rumor.
The allow exhibits that Site visitors, Planning, and some different county departments issued feedback to request extra revisions to the up to date plans that had been submitted in April of this yr however the actual feedback weren’t seen, and revised plans haven’t but been produced, which is probably going what’s inflicting the hold-up.
Faculties & Parks
Two Rivers is a big growth that at present doesn’t but have any colleges constructed, however given the general measurement of the group this will probably be a necessity shifting ahead. Presently, Two Rivers residents are zoned for Chester Taylor Elementary, R.B. Stewart Center Faculty and Zephyrhills Excessive, with an possibility for college students to use to go to both one of many close by constitution colleges — Union Park Academy Ok-8 or Pinecrest Academy Ok-9.
The Pasco County Faculty District lately solidified a clearer plan for the Two Rivers college areas than it had firstly of the event, however there’s nonetheless a query as to when it’ll proceed ahead, as we aren’t conscious of any formal web site plans which were submitted but.
What is thought is that the Faculty Board has bought the 2 parcels wanted for the proposed 2,000 pupil Ok-8 college — certainly one of 23.43 acres and the opposite of 12.4 acres — for a complete of 35.83 acres on the northern restrict of the event, simply east of Northwater, for $8.15 million whole in Oct. of 2024.
For perspective, John Lengthy Center Faculty’s web site in Wiregrass Ranch is 29.2 acres, which suggests this Two Rivers Ok-8 college may need to be multistory to suit on the positioning. The proposed 40- acre (50 acres gross), 1,914-student highschool web site instantly to the south, has been recognized (see map), however has not been bought but. This web site is also a little bit on the small aspect, in contrast with, say, Wiregrass Ranch Excessive, which is 60 acres, which means it’s doubtless the long run highschool may additionally should be multistory to suit.
Instantly east of the college websites is deliberate to be an 80-acre (85 acres gross) Pasco County Park, comparable in measurement and performance to the Wesley Chapel District Park on Vandine Rd. (see story beneath).
And, though Two Rivers in not getting an enormous Crystal Lagoon, as we reported final yr, it’s anticipated to have Peak Surf Park, the primary of its form on this a part of Florida, though no plans have but been filed. It was introduced that Peak proprietor Tony Miller was planning to amass 35 acres instantly east of the county park location to construct the surf park. The latest park rendering signifies that the 700 or so parking areas (in accordance with the plan modification mentioned on pg. 4) had been coated with photo voltaic panels, so will probably be fascinating to see if Miller plans to generate all of the electrical energy the surf park will want, or if that’s only for present.
Pasco To Purchase Two Rivers Park Web site For Report $18M+
On the June 17 Pasco County Board of County Commissioners (BCC) assembly, the commissioners voted 5-0 to approve the acquisition from EPG Two Rivers QOZP LLC of an 85-acre (roughly 80 acres internet) web site on the jap finish of the Two Rivers growth (see map above). The park web site is positioned to the east of a 35.83-acre web site bought by the Pasco Faculty District in Oct. 2024 for what’s now being deliberate as a mixed campus for grades Ok-8. To the south of the Ok-8 college web site is a 50+-acre web site (about 40 acres internet) devoted for a highschool, though the Faculty District has not but bought that web site.
“That is probably the most cash we’ve ever spent on a park web site,” stated District 5 Commissioner Jack Mariano through the June 17 assembly. “Sooner or later, once we’re negotiating, I believe we’ve got to start out working these builders at first, saying that we need to put a park there and we wish a very good worth. I believe we must always say we’re going to construct it faster to assist promote extra houses, as an alternative of coming in on the finish. Then, we’d have much more leverage to get it carried out.”
District 2 Comm. Seth Weightman, who took the vote to buy the park off the BCC’s consent agenda as a way to talk about it, famous, nonetheless, that, “The park web site is probably the most prime piece of actual property within the [Two Rivers] venture for industrial growth. Traditionally, the county will get less-than-desirable properties for park websites.”
Amongst these less-desirable park websites, apparently, is the deliberate 240-acre “Superpark” positioned within the Villages of Pasadena Hills, adjoining to the Related Metropolis, each of that are positioned in Comm. Ron Oakley’s District 1. The BCC and parks director Keith Wiley have been wanting into procuring extra park land within the Related Metropolis itself because the Apr. 9 BCC assembly, however there was no dialogue of these efforts when the Two Rivers park buy was mentioned on June 17.
Commissioner Oakley — Two Rivers is also in his district — stated, “I’m very grateful that is coming ahead. It’s one other giant park in District 1 and we want as many parks as we are able to get. It takes numerous funds to have extra and higher parks. This park goes to be nice and I’ve been working with Robert Thomas (whose household owns the Two Rivers Ranch, the place the Two Rivers group is being developed) to call it the ‘Bob Thomas Memorial Park at Two Rivers.’”
We had been informed by the county workers that the scale of the Two Rivers growth triggered the County’s parks concurrency requirement — one group park (20-80 upland acres) is required per 20,000 residents, a district park (80+ acres) per 55,000, and a pure assets park per 85,000 residents. As a part of the zoning course of, the developer was required to dedicate park land. By regulation, the County has to buy that park land at truthful market worth. On this case, the appraised worth was $18 million. The acquisition wasn’t solely money, nonetheless. The settlement included $13.5 million in money, $3 million in park influence land credit, and about $1.6 million in facility credit. — GN
