Toll Brothers' luxury 55+ community within the Waterset master plan in Apollo Beach — gated, new construction, ~500 homes planned across three collections. HOA fee varies significantly by collection ($35–$441/mo). CDD applies. Here's what buyers need to know before the sales center quote.
Regency at Waterset is the only 55+ active adult community within the Waterset master-planned community in Apollo Beach. Toll Brothers broke ground in May 2024, making this the newest 55+ option in South Hillsborough at the time of this writing. Phase 1 targets approximately 150 homes; the full buildout across 3–4 phases is expected to reach around 500 homes.
Being within the Waterset master plan means Regency residents get two amenity layers: access to their own private 55+ "Cove" clubhouse, plus access to Waterset's broader amenities including a 12+ mile trail system, the Landing Club, parks, and a neighborhood commercial area.
New construction buyer note: Regency is actively building. The amenities shown in marketing may not yet be complete depending on which phase you buy in. Ask specifically about the timeline for The Cove clubhouse and which amenities are operational at the time of your closing. Get completion dates in writing.
Regency at Waterset has three home collections, each with its own HOA fee. This is the single most important number to understand before visiting the sales center:
| Collection | Home Type | Size Range | HOA/mo | CDD/mo (est.) | Starting Price |
|---|---|---|---|---|---|
| Teal | Attached villas | ~1,661–1,979 sq ft | $441 | ~$77 | Upper $300s |
| Vine | Single-family | ~1,661–1,979 sq ft | $35 | ~$100 | $400s |
| Wren | Single-family (larger) | ~2,261–2,596 sq ft | $35 | ~$118 | $500s+ |
The HOA gap explained: The Teal collection's $441/mo fee covers lawn care, irrigation, exterior maintenance for the attached villas — similar to a condo-style HOA. The Vine and Wren collections at $35/mo cover only community common areas; homeowners in those collections handle their own lawn and exterior maintenance (or pay separately). Always compare what's included, not just the fee amount.
| Collection | HOA/mo | CDD/mo | Tax/mo* | Insurance/mo* | Est. All-In/mo |
|---|---|---|---|---|---|
| Teal (villa, ~$400K) | $441 | ~$77 | ~$323 | ~$200 | ~$1,041 |
| Vine (SF, ~$450K) | $35 | ~$100 | ~$363 | ~$380 | ~$878 |
| Wren (SF, ~$560K) | $35 | ~$118 | ~$455 | ~$430 | ~$1,038 |
*Tax uses standard homestead exemption on estimated base price at ~17.9 mills unincorporated Hillsborough. Insurance estimated — Toll Brothers new construction carries lower initial insurance than pre-2001 homes. CDD amounts from published fee schedules; verify with Toll Brothers sales team and Hillsborough County records. Vine/Wren lawn care not included in HOA — budget additional $100–$150/mo for lawn service.
Beyond the private Regency amenities, Waterset residents access a broader master-planned community that was designed for multi-generational living. This means Regency residents can walk or bike the 12+ mile trail system, visit Waterset's commercial Landing area, and benefit from an established, maintained master plan without paying for those amenities through a higher HOA.
The practical implication: Regency's $35/mo Vine and Wren HOA fees are possible in part because Waterset's master association handles common area maintenance across the broader development. This is a meaningfully different cost structure than a standalone 55+ community where all infrastructure is covered by one association.
Buyers who want genuinely new construction with premium finishes and a Toll Brothers brand guarantee, who are comfortable with a CDD fee and willing to pay $400,000+ for the newest product in the South Hillsborough market. It's not for buyers prioritizing maximum value per dollar — a resale home in SCC or Kings Point delivers more square footage for significantly less money. But for buyers who have been searching for luxury new construction in a 55+ setting south of Tampa, options in this market have been limited. Regency fills that gap.
A buyer's agent costs you nothing in a new construction purchase — the builder pays the commission. An experienced local agent can negotiate options packages, review the purchase agreement, and compare Regency's all-in costs to resale alternatives before you sign anything.
Connect with a Regency Specialist