A gated 258-home 55+ community by Pulte in the heart of Osceola County’s Tohoqua master plan — new construction, resort-style amenities, Lake Toho proximity, and a smaller-scale community culture that competes directly with Twin Lakes and Del Webb Sunbridge nearby at a lower entry price. Here is what it actually costs.
Tohoqua Reserve is the 55+ section within the larger Tohoqua master-planned community in Kissimmee — a gated village of 258 age-restricted homes built by Pulte. The community is positioned within the Tohoqua master plan, which surrounds East Lake Tohopekaliga (Lake Toho), one of Osceola County’s premier fishing and recreational lakes accessible via a planned community waterfront park.
At 258 homes, Tohoqua Reserve is an intimate community — smaller than any Del Webb product in the market. The amenity center features a resort-style pool, fitness center, pickleball courts, and multi-purpose gathering rooms. Pulte’s Scenic, Distinctive, and Echelon series are all available, giving buyers a range of floor plan options and price points within the same gated address.
The Osceola County location places residents in the same tax environment as Twin Lakes and Del Webb Sunbridge — approximately 0.93% effective rate. Healthcare access via AdventHealth Kissimmee and St. Cloud is 15–25 minutes depending on which facility. Lake Nona Medical City is approximately 30–35 minutes north via Narcoossee Road.
| HOA Fee | ~$275/month — covers amenity center, gated access, common area maintenance. Verify current amount with Pulte as active construction adjusts fees. |
| CDD Assessment | New Osceola County construction almost always carries CDD. Request CDD disclosure from Pulte before signing any purchase agreement. Expect $1,000–$2,000/year additional. |
| Property Tax County | Osceola County — approximately 0.93% effective rate |
| Property Tax on $425K Home | ~$3,953/year (~$329/month) before homestead exemption |
| After Homestead Exemption | ~$3,488/year (~$291/month) |
| Home Insurance (est.) | $2,000–$3,400/year — new construction rates typically lower |
| Cost Item | Monthly Estimate |
|---|---|
| HOA Fee | ~$275 |
| CDD (est. mid-range) | ~$125 |
| Property Tax (after homestead) | ~$291 |
| Homeowner’s Insurance | ~$217 |
| Total Non-Mortgage Monthly | ~$908/month |
CDD estimate — verify exact amount with Pulte before signing. Does not include mortgage or utilities.
258 homes is a fundamentally different community experience than 1,300 or 2,000. Tohoqua Reserve’s scale creates a neighborhood where you will recognize every face within weeks. The trade-off is fewer amenities, less programming depth, and a smaller pool of potential friendships. For buyers who have toured mega-communities and felt anonymous, Tohoqua’s scale may be exactly what they want. For buyers who thrive on the activity depth of large communities, Twin Lakes or Del Webb Sunbridge will serve them better.
Lake Toho access is a waterfront recreation advantage. The planned Tohoqua waterfront park on Lake Tohopekaliga will give residents access to one of Florida’s premier bass fishing lakes. Lake Toho has a national reputation among serious anglers. For buyers who fish or enjoy kayaking on large natural lakes, this access is a differentiator that no Clermont or Davenport community can match.
Osceola County CDD is predictable but real. New Pulte construction in Osceola County consistently carries active CDD assessments. Get the specific CDD disclosure in writing from Pulte before signing anything. Budget the full number — HOA + CDD — when comparing this community to alternatives.
| AdventHealth St. Cloud | ~15 minutes north |
| AdventHealth Kissimmee | ~20 minutes west |
| Lake Nona Medical City | ~35 minutes north via Narcoossee Rd |
| Orlando International Airport | ~35 minutes north via FL-417 |
| Walt Disney World | ~30 minutes west |
We can run your Tohoqua CDD analysis, Osceola County tax math, and true all-in monthly cost before you schedule any tours.