WaterSong at RiverTown

Independent Assessment

WaterSong's builder (Mattamy Homes), 2019 construction start, and location within the larger RiverTown master plan were independently confirmed through Mattamy's own site and multiple independent secondary sources, which consistently describe it as a gated, age-restricted 55+ neighborhood. Reported HOA figures differ meaningfully by home type (roughly $211/month for single-family homes without lawn care included, versus roughly $487/month for villas that include roof replacement, exterior painting, and full lawn care) — both are presented rather than a single blended figure, since they reflect genuinely different service levels rather than a factual disagreement. A CDD assessment applies here, reported in the range of roughly $2,500-$3,800/year, plus a one-time capital contribution of about $1,000 due at closing; these figures were not independently verified against a specific parcel's tax bill.

Who May Find This Community Appealing

Buyers who want an age-restricted enclave but also want access to a much larger, amenity-rich master-planned community (RiverTown) with its own trails, RiverClub, and riverfront access are a strong fit for WaterSong. It particularly suits buyers who want new-construction flexibility from a national builder (Mattamy Homes) in a St. Johns River-adjacent, semi-rural setting rather than a denser coastal or golf-course community.

Homes, Builders & Development History

WaterSong at RiverTown has been built by Mattamy Homes since 2019, as the designated 55+ village within RiverTown, a roughly 4,170-acre master-planned community along the St. Johns River. The community is planned for over 800 attached and single-family homes. Homes across RiverTown's several neighborhoods, including WaterSong, range from roughly 1,360 to 3,800 square feet, with new construction reported from the mid-$300,000s.

Current Pricing & Market Positioning

New construction pricing is reported starting from the mid-$300,000s, with final pricing depending on floor plan, lot, and home type (single-family versus villa). Buyers should confirm current builder base pricing and available inventory directly with Mattamy Homes, since RiverTown continues active development across its several neighborhoods.

New Construction vs. Resale Considerations

As of the most recent review, Mattamy Homes continues to build new construction at WaterSong and across RiverTown more broadly, giving buyers the option to select current floor plans and lots directly from the builder. As the community matures, buyers should watch for a growing resale market and compare it against current builder pricing for a comparable home and home type.

Taxes, Insurance & Special Assessments

Homes here are subject to St. Johns County property tax plus a CDD non-ad valorem assessment reported at roughly $2,500-$3,800/year, appearing as a separate line item on the county tax bill, along with a one-time capital contribution of approximately $1,000 typically due at closing. Because most homes here were built from 2019 onward, they generally meet current Florida building-code standards; buyers should still obtain a property-specific insurance quote for this inland St. Johns County, river-adjacent location.

Community Layout & Lifestyle

WaterSong's own clubhouse gives residents an age-restricted social base, while full access to RiverTown's larger RiverClub Clubhouse and its lake pavilion, sport courts, and trail network extends the lifestyle well beyond what a stand-alone 55+ neighborhood of comparable size would typically offer. Its setting along the St. Johns River corridor gives it a natural, riverfront-oriented character.

Shopping, Healthcare & Airport Access

WaterSong at RiverTown sits within the RiverTown master-planned community in the northwest part of St. Johns County, near the St. Johns River, with a reported address of 92 Pelton Pl., St. Johns, FL 32259. The area provides reasonable access to both Jacksonville to the north and St. Augustine to the south via US-1 and I-95, and is roughly 15-20 minutes from other CR-210-corridor communities including Stillwater.

Age Qualification & Material Ownership Restrictions

WaterSong at RiverTown is consistently described across independent sources as a gated, age-restricted 55-and-older neighborhood. The recorded HOPA deed-restriction language and current 80/20 occupancy-compliance procedures were not independently confirmed; buyers should confirm both directly with the HOA before purchasing.

Tradeoffs & Limitations

The villa HOA fee (~$487/month) is markedly higher than the single-family HOA fee (~$211/month) because it bundles roof, exterior painting, and full lawn maintenance — buyers should confirm which product type they're evaluating before comparing fees to other communities. A CDD assessment applies on top of the HOA fee, reported at roughly $2,500-$3,800/year, plus a one-time capital contribution due at closing, adding real, non-optional cost. As an actively building community as of the last update, resale sellers compete with new-construction inventory from the builder.

Comparison With Nearby Communities

WaterSong's clearest differentiator is its riverfront-oriented RiverTown master plan and its Mattamy Homes construction, distinct from the Del Webb/PulteGroup product at Del Webb Ponte Vedra and Del Webb Nocatee to the east, and from the golf-anchored Stillwater a short drive north. Buyers who want golf included in their fees should compare Stillwater instead; buyers who want to avoid a CDD assessment entirely should compare Reverie at Silverleaf or Cascades at World Golf Village, neither of which carries one.

Current Listings

Contact Mattamy Homes directly for current new-construction pricing and availability, or a connected local St. Johns County agent for current resale comparables and the CDD assessment amount for a specific parcel.

Is WaterSong at RiverTown age-restricted?

Yes — it is consistently described across independent sources as a gated, 55-and-older neighborhood within the larger RiverTown master plan. Confirm current occupancy-verification procedures directly with the HOA.

Does WaterSong have a CDD fee?

Yes — a CDD assessment applies, reported at roughly $2,500-$3,800/year, plus a one-time capital contribution of about $1,000 typically due at closing. Confirm the current figure for the specific parcel.

What is the HOA fee at WaterSong?

It depends on home type: roughly $211/month for single-family homes (lawn care not included) versus roughly $487/month for villas (which includes roof, exterior painting, and full lawn care).

Can WaterSong residents use RiverTown's other amenities?

Yes — in addition to their own exclusive clubhouse, WaterSong residents have access to RiverTown's larger RiverClub Clubhouse and its broader trail and recreation system.