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Valencia Cay at Riverland
What It Actually Costs to Live Here

Phase 1 of GL Homes' Riverland master plan. Construction complete, resale market active. 1,071 single-family homes, no CDD, and access to the largest shared amenity campus in Port St. Lucie — but St. Lucie County's property tax rate will surprise you.

1,071Total Homes
$400K–$900KPrice Range
~$394–$425/moHOA Fee
No CDDNo Bond Assessment
55+Age-Restricted
Port St. Lucie, FLSt. Lucie County
True Cost Analysis

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Monthly Budget Breakdown — $550,000 Home Example

HOA Fee (Valencia Cay)
Lawn care, gated security, clubhouse access, pool, fitness
$394–$425
Property Tax (monthly)
St. Lucie Co. ~1.31% effective rate · $550K assessed · no homestead yr 1
~$599
Property Tax (year 2+ w/ Homestead)
$50K exemption applied, SOH 3% cap kicks in
~$543
Homeowner's Insurance (FL estimate)
Wind/flood exposure; rates vary significantly by carrier
~$250–$400
CDD Assessment
Riverland is HOA-only — no CDD bond on your tax bill
$0
Total Monthly Carrying Cost (excl. mortgage)~$1,243–$1,424
*First-year taxes based on purchase price reset — assessed value reflects full market value at sale. Homestead exemption requires filing by March 1 after purchase. Insurance estimates are illustrative; FL wind exposure rates vary by structure, coverage, and carrier. Verify all figures with the county property appraiser and HOA documents before closing.
What the HOA Fee Actually Covers

At ~$394–$425/month, Valencia Cay's HOA is mid-range for Riverland. Here's what's bundled in — and what isn't.

Lawn Care & Irrigation
Included — front and back
Gated Security
24/7 manned entry
Clubhouse Access
34,000 sq ft facility
Resort Pool & Spa
Outdoor lap pool + leisure pool
Fitness Center
Full equipment, classes
Property Manager
On-site management
Common Area Maintenance
Landscaping, lighting
Security Alarm
System monitoring included
Not included above — but also yours as a Cay resident: Full access to Riverland's shared campus — the 14-acre Sports & Racquet Club (37 pickleball, 8 tennis, 4 bocce courts), the 51,000 sq ft Wellness & Fitness Center with indoor pool, the Arts & Culture Center with studios and teaching kitchen, and the future Paseo Park town center. This shared campus is why Riverland commands a premium over standalone 55+ communities in Port St. Lucie.
Home Sizes & Floor Plan Range

Valencia Cay offers the largest floor plan range in Riverland — from 1,355 sq ft to 4,198 sq ft. Five collections with two to four bedrooms. All feature first-floor primary suites.

Smallest Available
From 1,355 sq ft2 bed / 2 bath2-car garageAttached villa style
Mid-Range
1,800–2,400 sq ft2–3 bed + den2–3 bathMost popular range
Large Single-Family
2,500–3,200 sq ft3–4 bed / 3 bath2–3 car garageLake lot options
Largest Available
Up to 4,198 sq ft4 bed / 3+ bath3-car garagePremium lots
Honest Assessment

What works for most buyers and what to pressure-test before you sign.

Genuine Advantages

  • No CDD — saves $1,500–$2,500/year vs most new construction in Tradition
  • Construction complete — no noise, dust, or buildout uncertainty
  • Access to Riverland's full shared amenity campus from day one
  • Largest floor plan range in Riverland — more options for larger households
  • Established social calendar — clubs and activities are mature, not just forming
  • Resale market allows negotiation latitude unavailable with builders

Things to Verify Before Buying

  • St. Lucie County's ~22-mill rate is highest in Florida — run the tax math for your specific purchase price
  • Insurance rates in PSL have climbed significantly; get quotes before committing
  • HOA fee range ($394–$425) varies by section — confirm your specific lot's assessment
  • Resale means no builder warranty — budget for inspection and potential deferred maintenance
  • HOA reserve fund health: request the most recent reserve study before closing
  • Valencia Grove sold out — Cay resale supply moves; check current inventory with a local agent
What's Nearby

Daily needs, medical, and Atlantic Coast access from Riverland's location in southwest Port St. Lucie.

Cleveland Clinic Hospital
~5 min
On-site in Tradition
Publix (Tradition)
~3 min
Golf cart accessible
Tradition Square
~5 min
Restaurants, entertainment
I-95 Access
~1 mi
Easy northbound to PBI airport
Hutchinson Island Beach
~25 min
Atlantic barrier island
PBI Airport
~45 min
Palm Beach International
Keiser University
~5 min
On-site in Tradition
Downtown Stuart
~30 min
Martin County waterfront
Vero Beach
~40 min
Indian River County
Compare Valencia Cay With
Riverland Master Plan GuideValencia Walk (Active New Construction)Valencia Grove (Sold Out — Resale)Valencia Vista (60+ · Phase 4)Del Webb TraditionValencia Series Full ComparisonSt. Lucie County Tax Guide
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