North River Ranch New Construction Homes — Parrish, FL | Prices, Builders & Neighborhoods

North River Ranch is the largest master-planned community in Manatee County, spanning more than 2,600 acres in the heart of Parrish, Florida. With over 5,000 homes planned at buildout, six distinct neighborhoods, a dozen national and regional builders, and resort-caliber amenities, this community has set a new benchmark for what master-planned living looks like on Florida’s Gulf Coast.

Whether you’re a first-time buyer looking for a well-priced single-family home, a growing family that needs space and top-rated schools, or a buyer searching for low-maintenance townhomes and villas, North River Ranch has a neighborhood built for your stage of life. Here’s everything you need to know.

Community Overview — The Vision Behind North River Ranch

Developed by Neal Land & Neighborhoods, North River Ranch sits at the intersection of Fort Hamer Road and Moccasin Wallow Road in Parrish, FL 34219. The master plan was designed from the ground up around connectivity and livability — more than 20 miles of trails link every neighborhood to amenity centers, schools, parks, and the upcoming Market Walk town center anchored by a Publix grocery store.

What sets this community apart from other Parrish developments is its scale and self-sufficiency. North River Ranch isn’t just a subdivision with a pool — it’s a small town with its own K–8 school, multiple recreation campuses, retail and dining, and gigabit fiber internet (SuperStream) included with every home. If you’re exploring new construction in Parrish, this community deserves a serious look.

Neighborhoods and Builders at North River Ranch

North River Ranch features six active neighborhoods, each with its own character, price point, and selection of builders. Here’s a breakdown of what’s currently available.

Brightwood

Brightwood is one of the signature single-family neighborhoods at North River Ranch, featuring tree-canopied streets and generous lot sizes. Builders here include Park Square Homes (from the $400s, 1,850–2,750 sq ft), Homes by WestBay (from the $500s, 2,535–3,547 sq ft), KB Home ($409K–$532K), and Pulte Homes. Homes range from three to six bedrooms with two-car garages, making Brightwood a strong choice for families who want space and upgraded finishes.

Riverfield

Riverfield is the walkable, connected heart of North River Ranch — located closest to the future Market Walk shopping center and the State College of Florida campus. David Weekley Homes and Cardel Homes are the primary builders, with Lennar also offering homes in this area. Prices range from the low $300s for townhomes to the mid $500s for larger single-family floor plans. Lennar’s Everything’s Included program bundles quartz countertops, LVP flooring, stainless appliances, and smart home technology into the base price.

Longmeadow

Longmeadow is Pulte Homes’ exclusive enclave within North River Ranch, offering a more secluded setting with its own clubhouse, pool, and trail access. Homes range from $407K to $528K, spanning 1,707 to 2,946 square feet with two to five bedrooms. Floor plans include the popular Coral, Williston, Mystique, Garnet, and Imperial designs. Longmeadow is ideal for buyers who want Pulte’s reputation for quality construction in a quieter, more intimate setting.

Crescent Creek

Crescent Creek is the newest phase of North River Ranch, offering lower-maintenance living options. David Weekley Homes builds townhomes (from the $300s, 1,885–2,145 sq ft) and single-family homes (mid $400s and up, up to 2,733 sq ft). Cardel Homes contributes paired villas starting in the $400s (1,920–2,302 sq ft) with two-car garages and maintenance-assisted exteriors. This neighborhood is a great fit for buyers who want North River Ranch amenities without the responsibility of full yard maintenance.

Wildleaf

Wildleaf is Neal Communities’ own neighborhood within the master plan, featuring single-family homes from $432K to $555K and paired villas starting around 1,433 square feet. With 13 single-family floor plans available, Wildleaf offers one of the widest selections in the community. Residents here enjoy their own clubhouse, pool with waterslide, fitness spaces, playground, and dog park.

Bella Lago

Bella Lago by D.R. Horton is the most affordable entry point into the North River Ranch area, with homes starting from $311K. Floor plans range from 1,504 to 3,313 square feet across D.R. Horton’s Express and Tradition series, offering both one-story and two-story options. Every home features all-concrete-block construction for superior storm protection, energy efficiency, and sound insulation. For first-time buyers or anyone looking for value without sacrificing location, Bella Lago is worth a close look.

Amenities and Recreation

This is where North River Ranch separates itself from every other new construction community in Manatee County. The amenity program here rivals some of the best resort communities in Florida.

The Greenway is the community’s main paved trail system, connecting every neighborhood to parks, amenity centers, and schools. At buildout, the trail network will span more than 20 miles with both hard and soft surface options for walking, running, and cycling.

Camp Creek is the flagship 12-acre amenity campus, featuring a clubhouse, café, resort-style swim center with plunge pool and water slides, game room, pickleball courts, a bike pump park, and a challenge course. The Headwaters Swim Center adds a separate pool experience with a double-loop slide.

The Outpost Activity Center offers a 1,634-square-foot game room and screened-in porch with foosball, card games, and ping-pong. Additional amenities throughout the community include multiple fitness centers, outdoor Avid Fitness Stations along the trails, dog parks, bike-sharing stations, and a packed community events calendar that runs year-round.

Schools Serving North River Ranch

Education was a priority in the North River Ranch master plan, and it shows. Barbara A. Harvey K–8 is located directly on-site with two campuses serving elementary and middle school students. The K–8 expansion opened for the 2025–2026 school year, adding grades 4–6 to the on-site campus.

For high school, students are zoned for Parrish Community High School, located at 11601 Erie Road in Parrish — one of the newer high schools in Manatee County, developed in 2019. Buffalo Creek Middle School also serves the area for families in certain zones.

Beyond K–12, the State College of Florida has opened a campus adjacent to the Riverfield neighborhood, providing convenient access to higher education and workforce training right outside the community.

HOA and CDD Fees

One of the most common questions buyers ask about North River Ranch is about fees. The HOA fee is minimal — approximately $85 to $111 per year. The HOA’s role is limited, which keeps annual costs low.

The CDD (Community Development District) fee is the more significant cost, ranging from approximately $1,700 to $3,000 per year depending on your lot, phase, and home type. The CDD covers infrastructure including roads, utilities, drainage, conservation areas, and the construction and maintenance of all the resort-style amenities. The CDD amount appears as a separate line item on your annual property tax bill.

Specific fee amounts vary by neighborhood and lot — I can pull the exact CDD assessment for any home you’re considering. Just reach out and I’ll get you the numbers.

Location — What’s Near North River Ranch

North River Ranch is positioned in one of the fastest-growing corridors in Manatee County, with excellent access to major highways and Gulf Coast destinations. I-75 is approximately 10 to 15 minutes west via Moccasin Wallow Road or Fort Hamer Road. US-301 runs north-south through the Parrish corridor with everyday shopping, dining, and services.

Key distances from North River Ranch:

• Downtown Bradenton: approximately 20 minutes

• Downtown Sarasota: approximately 30 minutes

• Downtown Tampa: approximately 40 minutes

• St. Petersburg: approximately 30 minutes

• Anna Maria Island and Bradenton Beach: approximately 35 minutes

• Siesta Key: approximately 45 minutes

• Ellenton Premium Outlets: approximately 15 minutes

• University Town Center (UTC Mall): approximately 25 minutes

Nearby shopping includes Costco, Target, and the full retail corridor along US-301. The Market Walk town center with Publix is being built on-site within North River Ranch. Medical care is readily available at Manatee Memorial Hospital and the growing number of healthcare facilities along the I-75 corridor.

Who Is North River Ranch For?

The beauty of North River Ranch is that it genuinely works for a wide range of buyers:

First-time buyers can find well-priced options starting in the low $300s at Bella Lago and Crescent Creek’s townhome section.

Growing families benefit from on-site schools, kid-friendly amenities, and spacious four- to six-bedroom floor plans in neighborhoods like Brightwood and Riverfield.

Downsizers and low-maintenance buyers have excellent options in Crescent Creek’s paired villas and Wildleaf’s villa section, where exterior maintenance is handled for you.

Active adults looking for a vibrant, amenity-rich lifestyle without age restrictions will find plenty to love in any of these neighborhoods. If you’re specifically looking for a dedicated 55+ community, Encore at Rye Ranch is nearby but separate from North River Ranch.

Remote workers and commuters alike appreciate the gigabit SuperStream internet included with every home and the easy I-75 access for getting into Tampa, Sarasota, or St. Pete when needed.

Frequently Asked Questions About North River Ranch

How many homes will North River Ranch have at buildout?

The master plan calls for more than 5,000 homes across six-plus neighborhoods, making it the largest master-planned community in Manatee County.

What builders are in North River Ranch?

Current builders include Pulte Homes, David Weekley Homes, Cardel Homes, KB Home, Park Square Homes, Homes by WestBay, D.R. Horton, Neal Communities, and Lennar. Builder availability changes as phases sell out and new ones open.

What are the HOA and CDD fees?

HOA fees are approximately $85 to $111 per year. CDD fees range from about $1,700 to $3,000 per year depending on lot and phase, and appear on your property tax bill.

Are there schools inside North River Ranch?

Yes. Barbara A. Harvey K–8 is located on-site with two campuses. Parrish Community High School serves high school students and is located nearby. State College of Florida also has a campus adjacent to the community.

How far is North River Ranch from the beach?

The closest beaches — Bradenton Beach and Anna Maria Island — are approximately 35 minutes away. Siesta Key is about 45 minutes.

Is North River Ranch a 55+ community?

No. North River Ranch is an all-ages community open to everyone. If you’re looking for a dedicated 55+ community nearby, Encore at Rye Ranch is a separate development in the area.

Tour North River Ranch with a Local Expert

If you’re considering new construction in Parrish and want a community with this level of amenities, builder variety, and long-term growth potential, North River Ranch should be at the top of your list. As a local Realtor who works with buyers in these communities regularly, I can help you navigate builder incentives, compare floor plans across neighborhoods, and find the best value for your budget.

Cardel Homes

Cardel Homes is known for delivering a high-quality build at a competitive price point. Their floor plans in North River Ranch tend to emphasize open-concept living with flexible spaces that can function as home offices, bonus rooms, or additional bedrooms. Cardel has built a strong reputation in the Tampa Bay and Southwest Florida markets for including features as standard that other builders charge as upgrades — things like quartz countertops, upgraded cabinetry, and enhanced insulation packages.

Expect a range of single-family plans with both single-story and two-story options, designed to appeal to families, move-up buyers, and empty nesters alike.

Homes by WestBay

Homes by WestBay brings an upscale product to North River Ranch. Their designs lean toward larger floor plans with premium finishes and architectural detail. WestBay homes typically feature higher ceilings, more elaborate trim work, and design-forward kitchens and primary suites.

If you're shopping in the mid-to-upper price range and want a home that feels distinctly custom without the custom-build timeline, WestBay is worth a close look. Their model homes in the community showcase what's possible when a builder invests in interior design at the model level.

David Weekley Homes

David Weekley is one of the most respected names in American homebuilding, and their presence in North River Ranch includes the popular Garden Series, which starts from $439,990. The Garden Series is designed for buyers who want a quality build on a manageable footprint — think efficient floor plans with smart storage, covered outdoor living spaces, and the kind of finish quality that David Weekley has built its national reputation on.

Beyond the Garden Series, David Weekley offers larger plans with additional customization options through their design center. They're a strong choice for buyers who value build quality and are willing to invest in a home that's designed to hold its value.

Pulte Homes

Pulte brings national scale and buying power to North River Ranch. Their floor plans are designed around what they call "Life Tested" principles — meaning the layouts are informed by consumer research about how families actually use their homes. Expect smart storage solutions, flexible living spaces, and open kitchens that connect to great rooms.

Pulte's pricing in the community tends to sit in the mid-range, making them an attractive option for families and first-time buyers who want a known builder with a solid warranty program and a selection of move-in-ready inventory homes alongside build-to-order options.

Neal Communities

Neal Communities is the local builder in the lineup — founded right here in Southwest Florida with decades of experience building in Manatee and Sarasota Counties. That local expertise shows up in the details: floor plans designed for Florida's climate, outdoor living spaces that work year-round, and a deep understanding of what buyers in this market actually want.

Neal's product in North River Ranch ranges from well-appointed single-family homes to more premium builds. As the master developer's own building arm, Neal Communities has a particularly close relationship with the community's overall vision.

Lennar

Lennar is active in the Riverfield neighborhood, offering homes priced from approximately $329K to $520K. Lennar's signature "Everything's Included" model means buyers get a package of upgrades — appliances, flooring, smart home technology — bundled into the base price rather than priced as add-ons at a design center.

That approach makes Lennar an excellent choice for buyers who want predictability in their budget. You know what you're getting upfront, and the included features tend to represent genuine value compared to what you'd pay to add them with other builders.

The Riverfield location also puts Lennar homeowners close to the Riverfield Verandah amenity center and the community's trail network.

D.R. Horton

D.R. Horton, America's largest homebuilder by volume, operates in the Bella Lago neighborhood within North River Ranch. D.R. Horton typically represents one of the most accessible price points in any community they build in, and Bella Lago is no exception.

Their floor plans focus on delivering square footage and livability at a competitive price. For buyers entering the market or looking for maximum value, D.R. Horton's Bella Lago homes are worth evaluating — particularly for the combination of new construction quality, community amenities access, and a Parrish address.

Coming Soon: Del Webb Explore NRR

Del Webb Explore NRR is anticipated to open in 2026, introducing an active 55+ concept to the community. Del Webb is the gold standard in active adult communities nationwide, and their "Explore" brand represents a newer, more flexible take on 55+ living — less golf-centric, more activity-oriented.

For buyers aged 55 and over who want access to North River Ranch's resort-level amenities alongside age-targeted programming and floor plans, this is a development worth watching closely.

Ready to see North River Ranch in person? Contact me today for a personalized tour and up-to-date pricing on every neighborhood.

If you own a home in North River Ranch, get your free home valuation to find out its current market value.