New construction · Manatee County
Parrish, north of the Manatee River, is where many of Manatee County's newer master-planned communities are going up. Most new homes here are single-family homes, with villas and townhomes in some neighborhoods, from national builders and the local builder Neal Communities. Shopping, schools and roads are still being built around many of these communities.
Where it is
North of the Manatee River in Manatee County, around I-75 (the Moccasin Wallow Road exit), US 301 and Fort Hamer Road. Rye Road connects south toward Lakewood Ranch. Roughly 35 to 45 minutes to downtown Sarasota and about the same to downtown Tampa, depending on traffic (our estimate).
What's being built
Neighborhoods
Creekside at Rutland Ranch is a KB Home community in Parrish with one- and two-story single-family homes. Plans run from about 1,286 to 3,016 square feet with up to five bedrooms, and buyers personalize the home before it is built. KB Home says the community has no CDD fees.
Selling now, as of October 2026 (per KB Home)
North River Ranch is a 2,640-acre master-planned community in Parrish developed by Neal Land and Neighborhoods. Several neighborhoods are selling at once, with single-family homes, villas and townhomes from six builders. A 20-plus mile trail system called the Greenway connects the neighborhoods, amenity centers and on-site schools.
Selling now, as of October 2026 (per northriverranch.com, models open daily)
Oakfield Trails is an Ashton Woods community of single-family homes in Parrish, offered in a Traditional series and a Signature series. Homes range from about 1,709 to 4,365 square feet. It is set among nature trails, with a large amenity package that includes a private social club.
Selling now, as of October 2026 (per Ashton Woods, which lists quick move-in homes)
Builders
Before you buy
North River Ranch has a Stewardship District that funds roads, stormwater, parks and amenities through annual assessments on the property tax bill: a debt service part, usually repaid over about 30 years, and a maintenance part that changes yearly. The developer says it prepays a significant portion of the capital assessment at closing. Ask for the exact figures on your homesite.
Fees differ a lot here. KB Home says Creekside at Rutland Ranch has no CDD fees, while other communities do. Compare the total yearly cost, HOA plus any district assessment, when you compare homes.
Planned shopping, schools, roads and amenities shown on community maps are plans. North River Ranch's own map notes that future development is not guaranteed and may change.
Ask for the flood zone of the exact homesite and get an insurance quote before you sign. Two homes in the same community can land in different zones, and the difference shows up in your monthly cost.
Builders use their own purchase contracts, not the standard Florida form. Read the deposit terms, the completion date language and what happens if the builder's timeline slips. On a large deposit, have a real estate attorney review it.
Questions
North River Ranch has several builders selling now, including Neal Communities, Cardel Homes, David Weekley Homes, Homes by WestBay and Pulte Homes. Ashton Woods is selling at Oakfield Trails, KB Home at Creekside at Rutland Ranch, and Neal Communities at Canoe Creek.
Many do, and the amounts vary. North River Ranch has a Stewardship District with assessments on the tax bill. KB Home says Creekside at Rutland Ranch has no CDD fees. Ask for both the HOA and any district assessment on each home.
In Manatee County, north of the Manatee River, around I-75, US 301 and Fort Hamer Road. It sits between Bradenton and the Tampa Bay area.
No. Its developer describes it as open to buyers of every age, and the EXPLORE by Del Webb neighborhood inside it is described as an all-ages community.
Monthly deals list
Once a month we send a plain list of builder offers across Sarasota and Manatee: rate buydowns, closing cost help, quick move-in homes and price changes. Free, and you can unsubscribe any time.
Prefer to talk? Call Richard at 941-800-8891 or Patrice at 941-993-0823.
We're not affiliated with these builders or developers. Details come from their public websites and other public sources as of October 2026. Builders change floor plans, phases, amenities and terms often, so confirm everything with the builder before you sign. Your monthly deals list has the current offers.
Wagner Realty, Sarasota
Preview: this is a guided menu for now. An AI assistant that answers open questions can be added after Richard's OK.