The full 10-year ownership picture — HOA, CDD, property tax, insurance, and what to verify before you sign anything.
WaterSong at RiverTown has an HOA of approximately $5/month. That number appears in builder materials and listing descriptions and it is accurate. It is also the least useful cost figure in the community, because the actual carrying cost is structured through a Community Development District assessment that does not appear in marketing materials — only on your annual property tax bill. This guide walks through the complete cost picture and the one critical number you must pull from county records before budgeting.
| Cost Item | Annual | Monthly | Source |
|---|---|---|---|
| HOA | ~$60 | ~$5 | Mattamy Homes, listing records |
| CDD assessment | Verify at sjcpa.us | — | St. Johns County tax records by parcel |
| Property tax — $425K home, year 1 | ~$5,051 | ~$421 | St. Johns County 13.47 mills, $50K exemption |
| Property tax — $500K home, year 1 | ~$6,062 | ~$505 | Same calculation, higher price point |
| Homeowners insurance (estimate) | $3,500–$5,500 | $292–$458 | Range for St. Johns County, non-coastal |
| Flood insurance (if flood zone) | $800–$2,400 | $67–$200 | St. Johns River proximity — verify flood zone |
WaterSong sits adjacent to the St. Johns River inside the larger RiverTown community. The river is the amenity that distinguishes WaterSong from every other community in this market. It is also the reason flood zone designation matters more here than at inland communities like Parkland Preserve or Reverie at Silverleaf.
The St. Johns River has historically flooded during major storm events. Flood insurance through FEMA's National Flood Insurance Program runs $800–$2,400/year for most residential properties in moderate flood zones; in high-risk zones it can exceed that significantly. Before making an offer on any WaterSong homesite, look up the specific parcel's flood zone designation at msc.fema.gov and get a flood insurance quote. This cost is completely separate from homeowners insurance and is not included in HOA or CDD fees.
Because the WaterSong CDD is unconfirmed publicly, the projection below shows two scenarios: a low CDD of $1,500/year and a higher CDD of $3,000/year. These are illustrative ranges only — verify your parcel's actual CDD before using any number here for planning. Home price assumed $450,000. Property tax calculated at 13.47 mills with 3% annual SOH cap after year 1. HOA held flat at $60/year.
| Year | Property Tax | HOA | CDD Low ($1,500) | CDD High ($3,000) | Total Low | Total High |
|---|---|---|---|---|---|---|
| 1 | $5,388 | $60 | $1,500 | $3,000 | $6,948 | $8,448 |
| 2 | $5,227 | $60 | $1,500 | $3,000 | $6,787 | $8,287 |
| 3 | $5,070 | $60 | $1,500 | $3,000 | $6,630 | $8,130 |
| 4 | $4,918 | $60 | $1,500 | $3,000 | $6,478 | $7,978 |
| 5 | $4,771 | $60 | $1,500 | $3,000 | $6,331 | $7,831 |
| 6 | $4,628 | $60 | $1,500 | $3,000 | $6,188 | $7,688 |
| 7 | $4,489 | $60 | $1,500 | $3,000 | $6,049 | $7,549 |
| 8 | $4,354 | $60 | $1,500 | $3,000 | $5,914 | $7,414 |
| 9 | $4,224 | $60 | $1,500 | $3,000 | $5,784 | $7,284 |
| 10 | $4,097 | $60 | $1,500 | $3,000 | $5,657 | $7,157 |
| 10-Yr Total | $47,166 | $600 | $15,000 | $30,000 | $62,766 | $77,766 |
The $15,000 gap between the low and high CDD scenarios over 10 years underscores why verifying your parcel's CDD before budgeting is not optional. Add confirmed flood insurance costs and homeowners insurance to either scenario to get the complete non-mortgage annual cost picture.
WaterSong's CDD structure may make it cost-competitive with Silverleaf if the actual CDD is on the lower end — or comparable to Parkland Preserve at the high end. The river access and dual-amenity structure are genuinely unique regardless of where the CDD lands. Full WaterSong vs Parkland Preserve comparison →
Pull the CDD for the specific WaterSong homesite you are considering before touring. An agent can do this in five minutes at sjcpa.us and give you the confirmed annual cost picture.
Connect with a Local Agent →HOA figure from Mattamy Homes and listing records. CDD amount is unconfirmed publicly — verify at sjcpa.us. Property tax uses 2025 St. Johns County millage of 13.47 mills. Insurance ranges are estimates only. CDD scenarios in the 10-year projection are illustrative — do not use for budgeting until the parcel-specific CDD is confirmed. This page is for research purposes only.