Both gated 55+ communities in the Apollo Beach corridor — but Regency is brand new Toll Brothers construction with a CDD, and Southshore Falls is an established Del Webb community without one. The cost difference over 10 years is significant.
Have questions about what you're reading? A specialist can walk you through real costs, honest comparisons, and what's actually available right now — free, no obligation.
Talk to a Specialist →Both communities are gated 55+ communities in the Apollo Beach / South Hillsborough area along I-75. Buyers considering the area naturally compare the new Regency at Waterset to the established Southshore Falls. They're roughly 5 miles apart, serve the same general market, and offer gated active adult living in a similar geography. But their cost structures, home types, and community character are quite different.
| Factor | Regency at Waterset | Southshore Falls |
|---|---|---|
| Builder | Toll Brothers (luxury brand) | Del Webb / Pulte (Centex) |
| Construction status | New — broke ground 2024 | Established — 2004–2023 |
| Total homes | ~500 planned | 866 (complete) |
| Home type | Attached (Teal) + SF (Vine, Wren) | SF, duplexes, villas |
| Starting price | Upper $300s | ~$249K |
| HOA/mo | $35–$441 (by collection) | ~$320 |
| CDD | Yes (~$77–$118/mo) | None |
| True all-in/mo | ~$878–$1,041 (est.) | ~$883 (est.) |
| Master plan amenities | Yes — full Waterset master plan | No — standalone community |
| Trail system | 12+ miles (Waterset) | Internal walking paths |
| Community culture | Building (Phase 1 only in 2024) | 20 years established |
All-in estimates use median price for each community, standard homestead exemption, 17.9 mills Hillsborough unincorporated rate. Regency Vine/Wren HOA does not include lawn care — add ~$100–$150/mo for lawn service on those collections.
Southshore Falls has no CDD. Regency at Waterset does. At Regency's fee levels ($77–$118/month by collection), the 10-year CDD cost ranges from approximately $9,240 (Teal) to $14,160 (Wren). This is the most direct financial advantage Southshore Falls holds over Regency at comparable price points.
Regency's CDD was just issued in 2024 — buyers are at the beginning of a 20–30 year repayment cycle. Southshore Falls buyers pay no CDD today and never will on their existing home. This is a long-term cost difference, not a one-year difference.
We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
Regency at Waterset offers 2024 construction standards, modern floor plans, Toll Brothers luxury finishes, and the ability to customize during the build process. The homes are built to current Florida building codes, which means better hurricane resistance and lower initial insurance costs than older properties. The Waterset master plan's trail system and broader amenities add genuine value beyond what a standalone community offers.
Southshore Falls has 20 years of community life. The clubs are running. The residents know each other. The HOA board has navigated real issues and has governance experience. There's no construction noise or incomplete amenity phase. The price points are lower, and the no-CDD cost structure is permanently locked in.
Buying in Phase 1 of a new community means living through 3–4 more construction phases. At Regency, that's potentially 4–6 more years of construction traffic, noise, and incomplete amenities while 350+ additional homes are built around you. Southshore Falls buyers move in to a finished community.
Being within the Waterset master plan gives Regency residents access to infrastructure and amenities that would be expensive to replicate in a standalone community — the 12+ mile trail system, the Landing commercial area, multiple parks, and the broader community's walking and biking infrastructure. For active buyers who value outdoor recreation and walkable community design, this is a genuine differentiator.
Southshore Falls' internal path system is pleasant but doesn't approach Waterset's scale. If walking and biking trail access is a priority, Regency has a meaningful advantage on that specific dimension.
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
Connect with a Specialist →