If you've started comparing new construction to resale in Bellamy Crossing, you've probably absorbed the standard warning agents give buyers in any Lennar masterplan: don't bother competing with the builder on price, because the builder will always win. New homes come with a rate buydown, a closing cost credit, sometimes an upgrade package thrown in to move the last few lots. Resale sellers, the thinking goes, are stuck matching a moving target they can never quite catch.
That advice made sense for years in Bellamy Crossing. It stopped making sense sometime in the last several months, and the reason has nothing to do with interest rates or buyer sentiment. It has to do with how few homes Lennar has left to sell.
Where the Standard Advice Came From
Lennar planned 338 homes across Bellamy Crossing's two collections, The Estates and The Manors, on Brae Way just off Bellamy Bros Boulevard in Dade City. The Estates alone accounts for 202 of those homesites, with the balance built out through The Manors. For most of the community's build-out, that meant a steady pipeline of new inventory competing directly against anyone trying to resell a home two streets over, and builders in a long build-out phase have real leverage. They can absorb a rate buydown or a closing credit because they're pricing across hundreds of remaining lots, not one house.
Pasco County also charges some of the highest impact fees of any county in Florida, one-time charges builders pay upfront for roads, schools, and parks capacity before a home ever closes. Those costs get baked into new-construction pricing from day one, which is part of why builders lean so heavily on financing incentives rather than sticker-price cuts to move inventory. It's a rational strategy when you're sitting on 300 more lots to fill.
Bellamy Crossing isn't sitting on 300 more lots anymore.
What's Actually Left to Sell
As of mid-August 2026, listing trackers for The Estates show the collection down to roughly 10 move-in ready homes out of its original 202. The Manors, further along in its own sellout, is down to a handful. Add the two collections together and Lennar is no longer managing a multi-year pipeline. It's managing a closeout.
That distinction matters because it changes who has pricing power. A builder with a handful of homes left doesn't need to discount aggressively to hit a sales pace. The homes will sell to whoever shows up next, incentive or not. Meanwhile, the resale side of Bellamy Crossing has had time to become its own market with its own dynamics, and those dynamics look different from what the "builder will always undercut you" advice assumed.
The Resale Numbers Nobody Warned You About
Pulling live closed-sale data through the first week of August 2026, the trailing 12 months in Bellamy Crossing show a median sale price of about $335,000, or roughly $150 per square foot, with closed listings moving in a median of just 16 days. Active resale inventory right now is close to nonexistent. There simply isn't much on the market to compete against, from the builder or anyone else.
Here's the number that should make you pause before pricing a listing or writing an offer: that $335,000 median is down about 4 percent from the prior 12-month window, when the trailing median sat closer to $350,000. Prices softened even as days on market stayed short and supply stayed thin. That combination doesn't usually happen at the same time. Tight supply and fast sales typically push prices up, not down.
The likely explanation is mix, not softness. A community built out in phases sells its cheapest floor plans and its most expensive floor plans in different years depending on what Lennar happened to be releasing. A 12-month median swinging 4 percent in either direction in a still-small, still-recent sample says less about whether the neighborhood is losing value and more about which specific homes happened to close in that window. It's a reminder that a single median, even a fresh one, isn't a verdict on a house. It's a starting point for a real comparison.
| New Construction (Lennar, Aug 2026) | Resale (trailing 12 months, closed sales) | |
|---|---|---|
| Price range | The Estates roughly $312,000 to $403,000; The Manors roughly $316,000 to $388,000 | Median around $335,000 |
| Price per square foot | Varies by plan and lot premium | Roughly $150 |
| Square footage | 1,824 to 3,041 sq ft (Estates); 1,874 to 2,463 sq ft (Manors) | Varies by home |
| Time to close | Move-in ready homes available now, roughly fifteen to twenty combined | Median 16 days on market |
| Remaining supply | Roughly fifteen to twenty homes across both collections | Very limited active listings |
The Line Item That Doesn't Show Up on the Builder's Price Sheet
Whichever side of this you land on, there's a cost detail worth confirming before you sign anything. Homes in The Estates carry a special tax or assessment of 1.38 percent on top of standard property taxes, layered over an HOA fee that runs somewhere between $63 and $67 a month depending on the collection. Special assessments tied to a community's infrastructure financing are common across Florida's newer master-planned neighborhoods, and Pasco County's own tax collector publishes a running list of the districts it collects on behalf of each year. The mechanism is legitimate and it funds real things, but it's easy to under-budget for if you're comparing a Bellamy Crossing purchase against a resale home in an older neighborhood that never had one.
Buyers moving from a home without a CDD-style assessment sometimes compare the sticker price of a new build to a resale listing without lining up what actually lands on the closing statement and the monthly payment afterward. Ask for the exact assessment schedule in writing, whether you're buying new or resale, before you assume you know what the payment looks like.
The Quiet Way Supply Disappears Before It Lists
There's one more piece of the picture that helps explain why active resale listings in Bellamy Crossing are so thin right now. Lennar has partnered with Opendoor to let its buyers trade in their current home directly through the builder, skipping the traditional listing process entirely. It's a convenience built for people buying a new Lennar home who don't want to carry two mortgages during a transition, but it also means some homes that might otherwise have hit the open market as resale listings never do. They move through a private channel instead.
That's not a red flag. It's just one more reason the "how many homes are actually for sale right now" number in Bellamy Crossing is smaller than it might look from the outside, and one more reason a seller weighing whether to list traditionally should understand every path their potential buyer pool might be taking.
What This Means If You're Comparing Bellamy Crossing to Somewhere Else
If you're weighing Bellamy Crossing against another Pasco County community still years into its build-out, the calculus is genuinely different depending on where that other community sits in its own sellout timeline. A masterplan with hundreds of lots left will behave like the old conventional wisdom predicts. A masterplan down to its last fifteen or twenty homes, like Bellamy Crossing is right now, behaves more like an established neighborhood where resale sets the tone.
A few things worth checking before you act on either side of that comparison:
- Ask how many homes the builder has left to close, not just how many are advertised as available today. That number moves fast in a near-sellout phase.
- Pull the actual special assessment schedule for the specific address, not just the collection average, since amounts can vary by section and phase.
- Compare closed sales, not asking prices, when you're sizing up what a resale home in Bellamy Crossing is really worth right now.
- If you're selling, understand that your real competition isn't necessarily the builder's incentive stack anymore. It may be the handful of other resale sellers, or the lack of them, in your own market segment.
None of this is a signal to rush. It's a signal to ask sharper questions than the ones the old advice trained you to ask.
A Few Direct Answers
Is new construction still cheaper than resale in Bellamy Crossing? It depends on the plan and lot. Entry-level Manors pricing starts below the resale median, while larger Estates floor plans run well above it. Compare specific square footage and finish levels rather than treating either side as automatically cheaper.
Does the special assessment ever go away? Assessment schedules vary by district and are set for a defined term. Confirm the payoff date and remaining balance for the specific address with the title company before closing.
Why is builder inventory so limited right now? Bellamy Crossing was planned for 338 total homes, and Lennar has sold through nearly all of them across both collections, leaving only a small number of move-in ready homes as of August 2026.
Whether you're comparing a Lennar quick move-in against a resale listing, or trying to figure out what your own Bellamy Crossing home is actually worth in a market this thin, the numbers change fast enough that a fresh, address-specific read matters more than a general rule of thumb. Pamela Link has spent two decades tracking exactly this kind of shift across Tampa Bay's master-planned communities, and can walk you through what the current data means for your specific address. Reach out for your free home valuation before you price anything off last year's assumptions.
