You're one step away from getting a free marketing plan that shows h ow we'll sell your home for the most amount of money in the least amount of time - hassle free.
North River Ranch is a master-planned community off Fort Hamer Road in Parrish, developed by Neal Land & Neighborhoods, with several builders, three amenity campuses and a trail system planned to reach about 20 miles. We're Eric and Traci Bolen of Sand + Sea Homes with eXp Realty, a husband-and-wife team, and we'd love to help you buy or sell here.
Developer. Neal Land & Neighborhoods, working with a group of home builders.
Homes. Single-family homes, villas and townhomes across several neighborhoods, from a range of builders.
Age. Open to all ages. EXPLORE by Del Webb inside North River Ranch is also all-ages, not a 55+ community.
Assessments. Homes pay HOA dues plus North River Ranch Improvement Stewardship District assessments, which vary by neighborhood and lot width.
Getting around. The Fort Hamer Road extension, opened in March 2023, runs 3.65 miles through the community between U.S. 301 and Moccasin Wallow Road, with bike lanes and sidewalks.
Neighborhoods
Neighborhoods Inside North River Ranch
North River Ranch is one community with several named neighborhoods. We cover them all on this page rather than on separate pages. Builders below are the ones listed for each neighborhood on the stewardship district's 2026 assessment schedule.
Brightwood
The first neighborhood at North River Ranch, now sold out. Builders listed for its phases include Centex, KB Home, Park Square, Pulte and Homes by WestBay. Home to the Brightwood Pavilion.
Riverfield (Morgan's Glen)
Recorded in county and MLS records under the Morgan's Glen name. Builders listed include David Weekley and Cardel for single-family homes and Neal Communities for townhomes. Near the Riverfield Verandah amenity.
Wildleaf
Single-family homes and villas by Neal Communities, with Pulte also building single-family homes. Homes are served by natural gas, and the neighborhood connects to The Greenway trail.
Longmeadow
Single-family homes on 40-, 50- and 60-foot lots, with Pulte, Cardel and Homes by WestBay listed as builders.
Crescent Creek
A mix of paired villas by Cardel and townhomes and single-family homes by David Weekley.
North River Ranch also includes EXPLORE by Del Webb, a gated, all-ages Del Webb neighborhood of single-family and villa homes with its own clubhouse, fitness center, pool with lap lanes and a lazy river, pickleball, golf simulator and putting green.
Amenities
Amenities and Trails
Camp Hidden Creek. A 12-plus-acre amenity campus with a clubhouse with a café, workspaces and a makerspace, an activity center with a game room, the Headwaters Swim Center with a plunge pool and double loop slide, pickleball courts and a bike pump park.
Brightwood Pavilion. A resort-style pool and fitness center, screened game room, fire pits, playground and an event lawn.
Riverfield Verandah. A third amenity campus serving the Riverfield side of the community.
Trails and bikes. The Greenway links the neighborhoods, with a trail system planned at about 20 miles, a community bike-share program and a bark park.
Amenity details come from the North River Ranch community website and can change as the community builds out.
Costs
HOA and Stewardship District
North River Ranch homes are in the North River Ranch Improvement Stewardship District. Its adopted fiscal 2026 schedule lists total annual assessments of roughly $1,350 to $4,100 depending on neighborhood, home type and lot width, and that is in addition to HOA dues. Ask us to pull the exact figure for any home you're considering, and check the tax bill for that address.
Market
Price Range
Source: Stellar MLS, 12 months ending Oct 2026. Graphic by Sand + Sea Homes.
Stellar MLS shows 127 closed sales in North River Ranch in the 12 months ending October 2026, with a median sale price of $483,090, a median of $216 per square foot and a median of 53 days on market. There were 54 active listings as of Oct. 21, 2026. Ask us for recent sales of homes with a similar plan, size and location.
Many Parrish neighborhoods have both HOA dues and CDD assessments, so we check these details with you line by line:
Tax bill and assessments. Ask for the latest property tax bill and check for CDD, stewardship district or other special assessments. Florida taxes also reset after a sale.
Association documents. Review the HOA budget, reserves, what the dues cover, and the leasing, pet and architectural rules before your inspection period ends. Condos and some neighborhoods have an extra association.
Insurance and flood zone. Get insurance quotes, and flood quotes where needed, before you're under contract. Flood zones are assigned home by home. Our post on whether Florida home insurance rates are coming down explains the current picture.
Zoned public schools for North River Ranch, from the School District of Manatee County's 2026-27 attendance-zone locator (checked Oct 20, 2026 using addresses inside the neighborhood):
Elementary: Harvey K-8 at Copperstone (grades PK-3)
Middle: Harvey K-8 at North River Ranch (grades 4-8)
High: Parrish Community High School
Manatee County's new elementary and middle school zones took effect in 2026-27; new high school zones take effect in 2027-28, so the high school shown here may change. Manatee County families can also apply through the district's Controlled Open Enrollment (School Choice) window for programs such as IB at Johnson K-8 and Southeast High and AICE at Palmetto High. Manatee School for the Arts in Palmetto is a public charter school for grades 6-12 with its own application. School boundaries change, so always confirm the assigned schools for a specific address with the School District of Manatee County before you buy.
Explore
Nearby
The Fort Hamer Road extension gives North River Ranch a route to U.S. 301 and Moccasin Wallow Road, and the developer has described a hospital, a shopping village and schools within the community. Back to our Parrish homes and living guide.
No. North River Ranch is open to all ages, and EXPLORE by Del Webb inside it is also all-ages.
Which neighborhoods are part of North River Ranch?
Brightwood, Riverfield (recorded as Morgan's Glen), Wildleaf, Longmeadow and Crescent Creek, plus EXPLORE by Del Webb. They share the master community and are covered on this page.
Does North River Ranch have a CDD?
Yes. Homes are in the North River Ranch Improvement Stewardship District, and assessments vary by neighborhood and lot width. HOA dues are separate.
What amenities does North River Ranch have?
Three amenity campuses, including Camp Hidden Creek and the Brightwood Pavilion, plus pools, fitness centers, pickleball, a bike-share program, a bark park and a growing trail system.
Which schools are zoned for North River Ranch?
Based on the School District of Manatee County's 2026-27 attendance-zone locator (checked Oct 20, 2026), North River Ranch is zoned for Harvey K-8 at Copperstone (grades PK-3), Harvey K-8 at North River Ranch (grades 4-8) and Parrish Community High School. Confirm the schools for a specific address with the district.
How can I see homes for sale in North River Ranch?
Use the search button on this page, or call or text Eric and Traci at (941) 352-2121.
