Ask someone who put a contract on a home in Two Rivers last year what their monthly community costs look like, and the number they give you is probably incomplete. Not because they're hiding anything. Because the biggest line item on that list hasn't started billing yet.
Two Rivers, the roughly 6,000-acre master plan straddling the Pasco-Hillsborough line near Zephyrhills, has spent the last eighteen months adding two amenities that show up constantly in listing photos and builder brochures: a private social club called The Landing, and a proposed 35-acre wave pool called Peak Surf Park. Both are real. Both are also structured in ways that change what a buyer actually owes each month, and what a county government is quietly requiring the developer to build before it gets to build more housing. The amenities are the story everyone repeats. The financing behind them is the story that actually determines your monthly bill.
Three Fees, Not One
Most buyers comparing new construction communities expect two numbers: an HOA fee and, in Florida, a CDD assessment tied to the tax bill. Two Rivers has a third.
The Landing is not owned or governed by any homeowners association or Community Development District in Two Rivers. It's an independently owned private club, managed under Troon's Icon brand, the same operator that runs private club programming elsewhere in the country. For residents of the villages on what the development calls its "Landing side,” Tamarack, Ryals Field, Fairwood, Hammock, Delyle and Shortgrass, membership in that club is mandatory, not optional, once the fee structure activates.
That fee has been reported at roughly $285 a month by a licensed agent's published market profile of the Tamarack village, with the mandatory charge tied to the club's opening timeline. Stack that on top of a village HOA, which elsewhere in Two Rivers has run somewhere between $70 and $140 a month and typically bundles in Spectrum internet, plus a separate CDD assessment on the property tax bill, and the totals compound fast. Local reporting on the broader Two Rivers Ranch development has put some West-side communities at well over $600 a month in combined fees, and villa owners closer to $800.
| Fee layer | Governed by | What it covers |
|---|---|---|
| Village HOA | Homeowners association | Common areas, some internet, neighborhood-level maintenance |
| CDD assessment | Community Development District, on the tax bill | Roads, utilities, infrastructure debt service |
| Landing club dues | Private ownership group, Troon/Icon management | Pools, tennis, pickleball, dining, fitness, programming |
East-side communities carry a different amenity structure entirely. Their CDD assessment includes access to a separate amenity hub called The Nest rather than The Landing, so the fee stack looks different depending on which side of the development a specific address falls on. At least one village, Holter in Two Rivers West, currently has no listed amenity access of its own. None of this shows up cleanly on a builder's price sheet. It shows up on the closing disclosure, and again a year later when the club fee activates on top of everything already budgeted.
The Surf Park's Real Job
On September 19, 2026, Pasco County commissioners voted 3-0 to approve a comprehensive plan amendment and rezoning that clears the path for Peak Surf Park, a 35-acre wave lagoon planned for the eastern, Zephyrhills-facing edge of Two Rivers near US 301. The project is being pursued by developer Tony Miller, a longtime Tampa-area surfer, and would run on Surf Lakes technology out of Australia: a roughly six-acre circular lagoon with a central wave-generating device pushing swells outward in four directions at once, built to handle up to 200 surfers an hour. Filling the lagoon alone will take about 8 million gallons of water, pumped in over two to three weeks, with the initial fill expected to come from municipal supply before any rainwater or stormwater capture is phased in under separate permits.
The surf park carries a price tag north of $100 million and is targeting a late 2027 opening, according to reporting on the county's approval. That timeline matters for a reason that has nothing to do with surfing.
The same September 19 approval capped a batch of 240 new garden-style apartments elsewhere in the Two Rivers plan, and tied the ability to break ground on those apartments directly to the surf park. Construction on the apartments cannot begin until the surf park receives its certificate of occupancy, or three years pass, whichever comes first. That is not a marketing detail. It is a zoning condition written into the approval itself, meaning the surf park now functions as collateral the county is holding against a separate piece of denser housing the developer wants to build. If the wave pool slips past 2027, the apartment clock keeps running regardless.
For a buyer, the takeaway is not that the surf park won't happen. It's that its completion date is now load-bearing for a second, unrelated project, which is a more precise way of predicting when it will actually open than any brochure rendering.
Who Pays to Fix the Intersection
Anyone who has driven US 301 north of Chancey Road toward Zephyrhills already knows the road narrows to two lanes at exactly the point where Two Rivers traffic wants to turn. County commissioners raised that concern directly during the September approval hearing. The Florida Department of Transportation has funded and designed an interim widening of that stretch to four lanes, but construction isn't scheduled until 2029.
In the meantime, Two Rivers has committed to building an eastbound dual left-turn lane at SR 56 and US 301 ahead of the FDOT project, targeting what commissioners called the area's worst chokepoint. The development is also contributing roughly 60 percent of the cost to add a third and fourth lane along a six-mile stretch of SR 56, funded through development surcharges rather than county tax dollars. Reported through the Tampa Bay Times' coverage of the approval, that funding split means the intersection improvements residents notice first will arrive years before the public fix does, paid for by the same surcharges baked into new home pricing rather than a general infrastructure budget.
Where the Planned Two Rivers School Stands
Two Rivers residents are currently zoned to Chester W. Taylor Jr. Elementary, R.B. Stewart Middle School and Zephyrhills High, with the option to apply to nearby charter schools, Union Park Academy K-8 or Pinecrest Academy K-9. Pasco County Schools has purchased two parcels totaling 35.83 acres near the development's northern edge, adjacent to the Northwater village, for a combined $8.15 million, intended for a future K-8 school built to serve roughly 2,000 students.
As of the most recent public reporting on the purchase, no formal site plan had been filed for that school. The land is bought. The building isn't designed yet. Buyers weighing school assignment as part of a purchase decision should verify current status directly with Pasco County Schools rather than assuming the promised campus arrives on the same timeline as the homes around it.
What This Adds Up To
None of this makes Two Rivers a bad bet. The community was named the Tampa Bay Builders Association's Best Master-Planned Community of the Year for 2025, and it ranked among the nation's top-selling master-planned communities in RCLCO's mid-2026 rankings. The demand is real. So is the growth.
What the fee stack and the zoning conditions show is that the amenities driving that demand aren't simple lifestyle add-ons layered onto a finished neighborhood. They're financing mechanisms with their own governance, their own billing schedules, and in the surf park's case, a legal tether to housing that has nothing to do with waves. The surf park approval also gives anyone comparing villages a useful date to watch, since the county has held the 240 apartments to the park's certificate of occupancy or a three-year limit.
Frequently Asked Questions
Is Landing club membership optional if I buy in one of the Landing-side villages? No. Community materials for villages including Tamarack describe membership as mandatory for Landing-side homes once the fee activates, separate from and in addition to any HOA or CDD assessment.
When will Peak Surf Park actually open? Reporting on the September 2026 county approval lists a target opening around late 2027, though that date is now tied to a separate 240-unit apartment approval that cannot proceed until the surf park receives its certificate of occupancy or three years pass.
Do all Two Rivers villages have the same amenities and fees? No. East-side communities have CDD-included access to a separate amenity center called The Nest, West-side villages carry different HOA and CDD structures, and at least one village currently has no dedicated amenity access of its own. Confirming the exact fee stack for a specific address and builder is a step worth taking before writing an offer.
If you're comparing Two Rivers against other East Pasco communities and want the fee stack, school zoning and timeline questions answered for a specific address before you write an offer, Coldwell Banker AquaTerra Realty can walk through what's actually locked in versus what's still projected. Request your free neighborhood and relocation guide to start with the numbers that matter.
