| Factor | Heritage Landing | Riverwood |
|---|---|---|
| Community size | ~1,920 homes at buildout | ~1,323 homes — established |
| CDD | Tern Bay CDD — ~$2,000–$3,000/yr | CDD present — ~$1,500–$2,500/yr (verify) |
| Golf access structure | Golf-deeded (~50% of homes); others pay-as-play | Optional — no bundling, pay for what you use |
| Guard gate | Gated access | 24-hour staffed guard gate |
| Construction status | Active construction — full buildout ongoing | Established — social community fully formed |
| HOA range (single-family) | ~$250–$600/mo depending on golf deeding | ~$200–$400/mo single-family sections |
| Product type range | SF and attached villas — new construction | SF, villas, condos — multiple tiers |
| Nature / setting | Burnt Store Road corridor | Myakka River western boundary, kayak access |
| Clubhouse restaurant / bar | Full-service on-site restaurant | Clubhouse dining — more limited |
| Price range (2025) | ~$350K–$700K+ new construction | ~$170K–$550K resale |
The CDD Comparison
Both communities carry CDDs. This is a critical point that gets lost in the Heritage Landing vs Riverwood conversation — buyers who think Riverwood is the "no CDD" option are mistaken. The difference is in the amount and the disclosure patterns: Heritage Landing's Tern Bay CDD is more heavily discussed and runs $2,000–$3,000/year. Riverwood's CDD is less uniformly disclosed in listings and estimated at $1,500–$2,500/year. Neither community is exempt from CDD carrying costs.
Buyers who want no CDD at all should look at Kings Gate or Rotonda West — those are the no-CDD options in this market.
The Deciding Differences
Verdict: Different Communities for Different Priorities
Heritage Landing and Riverwood are closer in total carrying cost than most buyers expect — both carry CDDs, both have full amenity packages, both are gated. The meaningful differences are character, construction vintage, golf structure, and the specific amenities each does better. Riverwood wins on guard gate and social maturity; Heritage Landing wins on amenity scale and new construction quality. Neither has a commanding financial advantage over the other.
The buyer choosing between these two communities is really choosing between an established, mature neighborhood feel (Riverwood) and a newer, larger, still-building resort community (Heritage Landing). That is a lifestyle preference, not a financial optimization.