The 412 single-family lots in Phase 1B of Terra Lago, the Garcia Companies community in the Village of Indiantown, had a district assessment of $48.96 per lot in fiscal 2026. In the Terra Lago Community Development District's adopted fiscal 2027 budget, the same lots carry $2,268.64 to $2,868.42 a year, depending on lot width. The fiscal year runs from October 1, 2026, through September 30, 2027. The district's board adopted the budget and assessment resolution on August 10, 2026.
That jump explains much of how Terra Lago is priced. Its homes cost far less than the Martin County median partly because the roads, water and sewer lines, and stormwater systems under them were partly paid for with district bonds. Owners repay those bonds every year on the county tax bill. The gap in sticker price is real, and part of it comes back later as an annual payment.
What the sticker price leaves out
As of November 9, 2026, Ryan Homes' Terra Lago single-family plans started at $299,990 for the Alder and went up to $394,990 for the Willow. Meritage Homes listed its Terra Lago Premier Series from $393,862. Across Martin County, the median single-family sale price in September 2026 was $600,000, according to the MIAMI REALTORS® + RWorld September market detail released October 16, 2026.
A builder's starting price and a countywide median measure different things, so the gap of nearly half overstates any like-for-like discount. It still shows why Terra Lago appears on so many Martin County search lists.
Here is where some of the money went. The district's January 2025 engineer's report describes the 2025 Project as public roadways, wastewater, water, reclaimed water, stormwater management, earthwork, habitat mitigation and off-site roads. It put the estimated project total at $19,100,900. In an older suburb, a buyer would pay for that kind of work through the price of the lot. At Terra Lago, part of it was financed through tax-exempt district bonds. The Terra Lago CDD says owners repay them through a non-ad valorem assessment on the annual county tax bill, alongside an operations and maintenance charge.
The Village of Indiantown established the district on October 13, 2022. It covers about 766.48 acres.
Two assessment areas, two different first years
The district divides its built lots into two assessment areas, and each has its own bond series. Assessment Area One is Phase 1A plus the townhome portion of Phase 1B, 398 platted lots in all. Assessment Area Two is the 412 single-family lots in Phase 1B.
| Lot type | Area | FY2026 per lot | FY2027 O&M | FY2027 debt service | FY2027 total |
|---|---|---|---|---|---|
| Townhome, 24 ft | One | $1,787.18 | $1,069.08 | $699.77 | $1,768.85 |
| Single-family, 40 ft | One | $2,287.02 | $1,069.08 | $1,199.61 | $2,268.69 |
| Single-family, 50 ft | One | $2,586.92 | $1,069.08 | $1,499.51 | $2,568.59 |
| Single-family, 40 ft | Two | $48.96 | $1,069.08 | $1,199.56 | $2,268.64 |
| Single-family, 50 ft | Two | $48.96 | $1,069.08 | $1,499.45 | $2,568.53 |
| Single-family, 60 ft | Two | $48.96 | $1,069.08 | $1,799.34 | $2,868.42 |
Assessment Area One also has six 60-foot lots at $2,868.49 for fiscal 2027. Area One's totals edged down slightly from fiscal 2026 because its debt was already on the roll. In Area Two, the debt arrived all at once.
The district's fiscal 2027 budget shows no on-roll levy for the Series 2025 AA2 bonds in fiscal 2026. In fiscal 2027 that levy becomes a gross $540,402. The Series 2025 bonds for Area One were already on the roll in fiscal 2026, at $412,857. Someone who bought a Phase 1B single-family home in the past year and judged ongoing costs by the fiscal 2026 district line saw a figure of under $50. That figure no longer applies.
Spread over 12 months, the fiscal 2027 totals come to roughly $147 a month for a 24-foot townhome lot, $189 for a 40-foot lot and $239 for a 60-foot lot. Lenders and buyers comparing monthly payments across Martin County will see that amount next to principal, interest, insurance and property tax. On a home listed at $299,990, it can make up a noticeable share of the gap with a resale home elsewhere in the county.
Why the debt line has a long life
District bonds are long-term debt, and the debt-service part of the assessment follows their schedule. The Series 2025 bonds for Area One were issued for $5,775,000, and their final term bond matures May 1, 2055, according to the limited offering memorandum on EMMA. The Series 2025 AA2 bonds for Phase 1B were issued for $7,315,000 and mature May 1, 2056, according to their own offering memorandum. As of the November 1, 2026 payment date, the district's schedules showed $5.695 million in principal left on Series 2025 and $7.315 million on Series 2025 AA2.
The operations and maintenance charge, $1,069.08 per lot in fiscal 2027, works differently. It comes from a budget the board adopts every year, so it can change from year to year. Most of the community is still on the district's off-roll schedule. Those 1,378 undeveloped single-family lots pay $55.43 apiece for operations and maintenance, with no debt service listed. As future phases come online, the district's documents show how the earlier phases were financed, but they do not set terms for later phases.
This is general information and not legal, tax or financial advice. Confirm how any assessment applies to a specific parcel with the district, the tax collector, or your own attorney, accountant or lender.
The water and sewer bill comes from the Village too
District assessments are not the only cost set close to home. The Village of Indiantown runs its own water and wastewater utility. Its FY 2026–27 rate schedule took effect October 1, 2026. For a standard 5/8-by-3/4-inch residential meter, it sets a water base charge of $20.87 a month plus $3.39 per 1,000 gallons up to 8,000 gallons, with higher tiers above that. Wastewater adds a $29.55 base charge and $5.52 per 1,000 gallons, up to 10,000 gallons. That puts the two base charges at $50.42 a month before any water is used.
The system is growing alongside the subdivision. At a March 26, 2026 Village Council meeting, staff gave a utility update. They said a new wastewater plant designed for 1.2 million gallons per day was under construction, two new Floridan aquifer wells had been drilled, and a third was nearly complete. The Village had already announced $17.2 million in state funding. That total is $9.3 million for a reverse-osmosis water treatment plant and $7.9 million to replace 13,000 linear feet of its main water transmission line. In January 2026, WQCS reported that the reverse-osmosis facility was still in design and about two years from construction, and that the main itself was more than 100 years old.
A Terra Lago buyer is buying into a utility that the Village's own council prices and expands. The capacity that serves new phases is being built now.
How fast the rest of the plan fills in
At the Village Council's May 14, 2026 meeting, the council approved a sixth amendment to the Terra Lago PUD. It reorganized the phases, kept the 2,500-unit cap and added 28 multifamily units to Phase 6. The phasing schedule now totals 2,488 units. At the meeting, the developer's representative said Phase 1A was almost completely built and Phase 1B had just opened more than 400 single-family lots. He described the current pace as "somewhere around 25 to 30 new residences purchasing a month" and said that pace "will dictate the timeline of the continued phases."
He also said Terra Lago has no rental homes today, and that the 300 apartments already approved under the PUD would all be rentals. A council member raised what the area still lacks. "There's no retail space. There's no place to have breakfast," the council member said. "You got to drive to Stuart."
The roads are moving on a public timeline. The PUD ties widening State Road 710, also called Warfield Boulevard, to four divided lanes between CR 609 and SW Van Buren Avenue. Some off-site transportation obligations are triggered by unit counts. At the same May meeting, the mayor said the SR 710 project was first on the MPO list, fully funded and in right-of-way acquisition. He also said a signal at CR 609 and SR 710 was funded.
At 25 to 30 sales a month, the 2,488-unit schedule takes years to fill. A buyer today gets a lower entry price in exchange for owning early in that plan. That means a district debt line that runs into the 2050s, a utility still being expanded, retail that has not been built, and a highway widening still at the right-of-way stage.
What to pull before comparing Terra Lago with a resale home
- The parcel's assessment area. Search the address or subdivision on the Martin County Property Appraiser's real property search and confirm whether the lot is in Area One or Area Two. The fiscal 2026 numbers differ sharply between the two.
- The current tax account. The Martin County Tax Collector's lookup shows the non-ad valorem lines billed to a specific account.
- The district's adopted budget. The FY2027 Terra Lago CDD budget lists per-lot totals by lot width, and those widths do not always match a builder's plan names.
- The HOA fee, in writing. The builders' public pages describe the HOA as low but do not give a dollar figure, so ask for the current amount before you compare monthly costs.
- A resale comparison on monthly cost. Add the district assessment and the Village utility base charges to the payment for any Terra Lago home before setting it against a resale listing near the county's September 2026 median.
We help buyers turn a new-build price into the full yearly cost of owning the home, district line included, before they write an offer. If you are weighing a Terra Lago home against a resale elsewhere in Martin County, THE CUOMO TEAM can pull the parcel's assessment area and put the two side by side on a monthly basis. Request your free market analysis.
