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Aviary at Rutland Ranch in Parrish

Aviary at
Rutland Ranch

New-build single-family · Parrish, Manatee County · ZIP 34219

A new-construction single-residential community in Parrish, off Rutland Road in fast-growing north Manatee County.

New constructionResort-style amenitiesParrish growth corridor
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Aviary at Rutland Ranch is sold by phases and by more than one builder, so the honest read is by builder, floor plan, and the specific homesite, not by one community average.
Free · No obligation
Unlock Off-Market Aviary at Rutland Ranch

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseStellar MLS
n/a
Median Price
0mo
Supply
n/a
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Aviary at Rutland Ranch is a phased new-construction community off Rutland Road in Parrish, built by Highland Homes of Florida and Adams Homes, so the read is a new-build read, not a resale read. The leverage here is matching the builder, the floor plan, and the homesite to honest comps, and reading the carrying cost. Listings describe an HOA and a Community Development District (CDD) bond, which can add a line to the tax bill, so both have to be verified for the exact parcel. The community markets resort-style amenities including a heated pool and cabana, pickleball, a half basketball court, a playground, and walking trails (Highland Homes and Adams Homes, 2026). Parrish is one of the fastest growing parts of Manatee County, which supports demand but also means new supply nearby, so the watch item is how quickly the corridor builds out around you."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Aviary at Rutland Ranch is a new-construction single-residential community in Parrish, in Manatee County, located off Rutland Road (CR 675) east of US 301 and west of Rye Road (Highland Homes and Adams Homes, 2026). The neighborhood is built by Highland Homes of Florida and Adams Homes, and this page covers the Phase IIA and IIB sections as platted.

Home plans here are single-family, marketed in a range of sizes with open-concept layouts, flexible bonus rooms, and outdoor living such as covered lanais or front porches, on homesites that vary by phase and builder (builder sites, 2026). Because more than one builder and more than one phase are involved, the floor plan, the lot width, and the builder set the value far more than the community name.

Amenities are resort-style for the community size: a heated swimming pool with a cabana, pickleball courts, a half basketball court, a playground, and walking trails lined with native landscaping (Highland Homes and Adams Homes, 2026). Listings reference an HOA and a Community Development District (CDD), so the carrying cost has to be read per parcel.

The pitch is a newer home with a builder warranty in one of the fastest growing parts of Manatee County, with US 301 and the Fort Hamer corridor connecting Parrish to Bradenton, Lakewood Ranch, and I-75. The work is matching the builder and plan to real comps and verifying the HOA, the CDD bond, and the homesite before you fall for a model.

Quick Match

Who Aviary at Rutland Ranch is best for.

Best for

  • Buyers who want a newer home with a builder warranty in north Manatee
  • Buyers who value resort-style amenities like a pool, pickleball, and trails
  • Commuters using US 301 and the Fort Hamer corridor toward Bradenton and I-75
  • Buyers willing to compare builders and floor plans against honest comps

Probably not for

  • Buyers who want an established, mature-tree resale neighborhood
  • Anyone unwilling to verify the HOA and CDD bond on the exact parcel
  • Buyers who need a short, traffic-free commute into downtown Tampa
  • Buyers who want a large-acreage or no-amenity rural lot
Market Pulse

How Aviary at Rutland Ranch is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
24Median days on marketdays
0 : 0Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Aviary at Rutland Ranch listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Aviary at Rutland Ranch buys, holds, and resells. See the five factors.

Interactive Map

Aviary at Rutland Ranch on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The Club & Membership

15-Second Take
  • Heated swimming pool with a cabana
  • Pickleball courts for residents
  • A half basketball court
  • A playground for the community
  • Walking trails lined with native landscaping

Aviary at Rutland Ranch is a phased new-construction single-residential community off Rutland Road in Parrish, built by Highland Homes of Florida and Adams Homes. The amenity base is resort-style for the community size, with a heated pool and cabana, pickleball courts, a half basketball court, a playground, and walking trails. The lifestyle is newer-home suburban living in a fast-growing part of Manatee County, with US 301 and the Fort Hamer corridor connecting to Bradenton, Lakewood Ranch, and I-75. Confirm the specific phase, builder, amenities, and fees before you buy.

Nearby & Commute

How far is everything?

The takeaway

Aviary at Rutland Ranch trades a longer Tampa commute for a newer home with amenities in north Manatee, with US 301 and the Fort Hamer corridor carrying you to Bradenton, Lakewood Ranch, and I-75.

Drive times from Aviary at Rutland Ranch. They are approximate and vary with traffic and your exact start point inside the community.

US 301 corridor~10 min · main access route
Fort Hamer Bridge corridor~10 to 15 min · to Lakewood Ranch
I-75 (Moccasin Wallow Rd)~15 to 20 min · regional access
Downtown Bradenton~25 to 35 min · via US 301
Lakewood Ranch~25 to 35 min · via Fort Hamer
Gulf beaches and Anna Maria Island~45 to 60 min · west to the coast
Sarasota and SRQ airport~40 to 55 min · via I-75

Distances and drive times are approximate and vary with traffic and your exact homesite. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Aviary atRutland Ranch with Momentum Realty’s local guides.

RWRiver WoodsParrish, FL · 1.5 miBRBroadleafParrish, FL · 2.2 miWIWindwaterParrishParrish, FL · 2.4 miRCRye CrossingParrish, FL · 3.5 miDWDel Webb BayViewParrish, FL · 4.2 miDWDel Webb SunchaseParrish, FL · 4.3 miSESeaireParrish, FL · 4.4 miRIRiversongParrish, FL · 4.9 miNRNorth River RanchParrish, FL · 5.0 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Aviary at Rutland Ranch (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Manatee County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Aviary at Rutland Ranch is served by Manatee County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Manatee County Public Schools (verify by address)

Verifyrating
By address

Confirm zoned elementary, middle, and high

Verifyrating
Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Aviary at Rutland Ranch address.

The takeaway

What is actually shaping value around Aviary at Rutland Ranch: the Parrish growth wave in north Manatee County, the Fort Hamer Bridge and road widening that improves access, and the wave of new communities and infrastructure coming to the area. Each item is sourced and linked.

Recent Developments in Aviary at Rutland Ranch

Development Intelligence

Our read on what is being built around Aviary at Rutland Ranch, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishParrish's rapid growth and improving infrastructure point to steady demand, with the watch item being how quickly new construction nearby adds supply against early resale.

Parrish growth wave in north Manatee County

2025
BullishMajor impact
SignificanceRadius: Area

Sustained population and housing growth in Parrish supports demand, new schools, and retail, while also adding new supply nearby.

Fort Hamer Road and bridge widening

2024
BullishNotable impact
SignificanceRadius: Area

Widening Fort Hamer Road and the bridge improves east-west access between Parrish and Lakewood Ranch, supporting the commute case.

New communities expanding nearby supply

2026
NeutralNotable impact
SignificanceRadius: Area

Large new communities such as a planned Del Webb add buyer choice and modern inventory, which can pressure early resale pricing.

CDD bond and HOA carrying cost

Ongoing
NeutralNotable impact
SignificanceRadius: Community

A CDD bond and HOA dues add to the carrying cost, so the tax bill and dues have to be verified per parcel.

US 301 and I-75 access toward Bradenton

Ongoing
BullishNotable impact
SignificanceRadius: Area

US 301 and the Fort Hamer corridor connect Parrish to Bradenton, Lakewood Ranch, and I-75, underpinning the commute case.

Planned hospital and services for the area

2027
BullishMinor impact
SignificanceRadius: Area

A planned BayCare hospital in the area would add the first hospital north of the Manatee River, improving local services.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Aviary at Rutland Ranch, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. December 2024
    Infrastructure

    Fort Hamer road and bridge widening priced at a confirmed amount million

    Manatee County moved forward on widening Fort Hamer Road and the bridge, a project reported at a confirmed amount million to improve east-west connectivity between Parrish and Lakewood Ranch. Why it matters: Better Fort Hamer access strengthens the commute case for Parrish communities like Aviary at Rutland Ranch. Source

  2. February 2025
    Development

    Big projects to keep an eye on in Parrish

    Local reporting outlined the major projects reshaping Parrish, including new housing, a State College of Florida campus, school additions, and a planned hospital in fast-growing north Manatee County. Why it matters: The breadth of new infrastructure supports demand but also signals significant new supply nearby. Source

  3. February 2026
    Development

    Manatee officials weigh large Parrish development proposals

    Manatee County rejected a roughly 2,000-home development proposal in the booming Parrish area, reflecting the scale of growth pressure and the county's review of new housing. Why it matters: How the county manages the pace of new supply will shape early resale dynamics for Parrish new builds. Source

Development alerts for Aviary at Rutland RanchGet a short monthly email when something new is approved, funded, or opens near Aviary at Rutland Ranch.

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Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Aviary at Rutland Ranch buying strategy.

If we were buying in Aviary at Rutland Ranch, this is the order of operations we would run, and the one we run for our clients.

1

Compare the builders first. Highland Homes and Adams Homes both build here, so the plan, the included features, and the warranty differ by builder.

2

Match the floor plan to comps. Sizes and lot widths vary by phase, so price the specific plan and homesite, not a community average.

3

Verify the HOA dues and the CDD bond. Listings reference both, and a CDD adds a line to the tax bill, so confirm the exact figures for the parcel.

4

Read the homesite. Pond, preserve, and interior lots price differently, so weigh the premium against resale before you choose.

5

Use the growth context, and cross-shop the nearby North River Ranch master plan if you want a larger amenity base.

The Quick Decision
Best Buy
A well-located floor plan from the right builder, matched to real comps
Biggest Risk
Overpaying for a model upgrade that does not hold value at resale
Best Lot
A premium pond or preserve homesite if the premium is reasonable
Smart Timing
Confirm the HOA dues and the CDD bond before you sign
Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Aviary at Rutland Ranch is a phased new-construction single-residential community off Rutland Road in Parrish, built by Highland Homes of Florida and Adams Homes. The amenity base is resort-style for the community size, with a heated pool and cabana, pickleball courts, a half basketball court, a playground, and walking trails. The lifestyle is newer-home suburban living in a fast-growing part of Manatee County, with US 301 and the Fort Hamer corridor connecting to Bradenton, Lakewood Ranch, and I-75. Confirm the specific phase, builder, amenities, and fees before you buy.

Aviary at Rutland Ranch Homes For Sale

What your money buys in Aviary at Rutland Ranch.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Aviary at Rutland Ranch today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry Plan

A smaller single-family floor plan on a standard homesite, the affordable way into a newer home with the community amenities.

Lowest entry
The Core Plan

A mid-size open-concept plan with a flexible bonus room and a covered lanai, the heart of the new-build market here.

Most inventory
The Top

A larger plan with upgraded finishes on a premium pond or preserve homesite, the homes that tend to hold value best.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings
What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Entry Plan
A smaller single-family floor plan on a standard homesite, the affordable way into a newer home with the community amenities.
The Core Plan
A mid-size open-concept plan with a flexible bonus room and a covered lanai, the heart of the new-build market here.
The Top
A larger plan with upgraded finishes on a premium pond or preserve homesite, the homes that tend to hold value best.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Aviary at Rutland Ranch, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take
  • Renovation math decides the deal
  • Golf and lake lots resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Proprietary Data

The renovation premium.

Renovated-listing inventory in Aviary at Rutland Ranch is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Aviary at Rutland Ranch holds value.

Our read on the factors that protect resale here, and the one to manage.

New construction qualityBuilder warranty
Location within ParrishStrong
Amenity baseResort-style
HOA and CDD postureConfirm per parcel
Early resale vs new supplyWatch the corridor

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in Aviary at Rutland Ranch

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Ignoring the optional club cost
  • Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Aviary at Rutland Ranch1

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Aviary at Rutland Ranch2

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Aviary at Rutland Ranch3

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Aviary at Rutland Ranch4

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Aviary at Rutland Ranch5

Skipping the systems check

A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Aviary at Rutland Ranch is a new build, sold by phases and by more than one builder. The deal is won or lost on the builder, the floor plan, the homesite, and the carrying cost.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.4B · Buy Score
Resale Strength7.0/10
Renovation Risk2.8/10
Location Efficiency7.4/10
Long-Term Defensibility7.0/10
Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Aviary at Rutland Ranch is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take
  • Pond and preserve homesites price above interior lots
  • Lot widths vary by phase and builder, confirm the plat
  • Weigh any homesite premium against resale
  • Verify the CDD bond and HOA dues for the parcel
  • Read the homesite before the model upgrades

In a new community like Aviary at Rutland Ranch, the homesite is the part of your money the market protects most. Pond and preserve lots, and the better-located interior lots, hold value better than a tight or less-desirable parcel, and the floor plan can be optioned but the homesite cannot. Read the plat, weigh any lot premium against resale, and verify the CDD bond and HOA dues before you commit to the model upgrades.

The 15-Second Verdict

Aviary at Rutland Ranch in 15 seconds.

Best forBuyers who want a newer home with a builder warranty and resort-style amenities in north Manatee.
Biggest advantageNew construction plus amenities in fast-growing Parrish, with US 301 and Fort Hamer access.
Biggest riskThe CDD bond and HOA dues, plus new supply nearby that can pressure early resale.
Sweet spotA well-located plan from the right builder, matched honestly to comps.
Avoid ifYou want an established resale neighborhood or a short central-Tampa commute.

HOA, CDD & Fees

15-Second Take
  • HOA dues and a CDD bond, verify both per parcel
  • CDD is a separate line on the tax bill where it applies
  • HOA covers the pool, pickleball, and trails
  • Builder included features differ by builder, confirm the list
  • Read the homesite premium against resale before you choose

Listings for Aviary at Rutland Ranch reference an HOA and a Community Development District (CDD). The HOA covers community upkeep and the amenities, while a CDD bond, where it applies, is a separate assessment on the tax bill that helps fund infrastructure. Confirm the exact dues and any CDD line for the specific parcel.

The HOA typically covers the amenity center and common areas, including the heated pool and cabana, pickleball courts, the half basketball court, the playground, and the walking trails. Confirm what is included and the current dues for the exact home.

Run Your Numbers

Tools for a Aviary at Rutland Ranch buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxManatee County millage and the homestead picture.Rent vs buyThe breakeven on owning in Aviary at Rutland Ranch.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Aviary at Rutland Ranch

Price it to the builder, the floor plan, and the homesite, not a community average.

Selling a new-construction home in Aviary at Rutland Ranch means pricing to your specific builder, floor plan, and homesite, not to a community average that mixes plans and lot premiums. When the builder is still selling nearby, your comp set has to be read carefully.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Aviary at Rutland Ranch, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping North River Ranch, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Aviary at Rutland Ranch home worth?

Get a no-obligation home value based on real comparable sales in Aviary at Rutland Ranch matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Aviary at Rutland Ranch on the map →
Or get your Aviary at Rutland Ranch home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Aviary at Rutland Ranch year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Manatee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo
Manatee County typical true cost to own
$110/mo
Manatee County typical home insurance
No CDD
No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Manatee County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

Aviary at Rutland Ranch Market Scorecard

Strong seller's market

Aviary at Rutland Ranch is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.

1.8
Months supply
$1,019,500
Median list
$847,500
Median sold
$313
Per sqft
58
Days on mkt
6/8/41
Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Aviary at Rutland Ranch?
It is a new-construction single-residential community in Parrish, in Manatee County, off Rutland Road (CR 675) east of US 301 and west of Rye Road, in ZIP 34219 (Highland Homes and Adams Homes, 2026).
Who builds in Aviary at Rutland Ranch?
The community is built by Highland Homes of Florida and Adams Homes. The plan, the included features, and the warranty differ by builder, so compare them directly (builder sites, 2026).
Is Aviary at Rutland Ranch new construction?
Yes. It is an actively building single-residential community sold by phases, including the Phase IIA and IIB sections, with newer phases marketed as they open (Highland Homes, 2026).
What amenities does Aviary at Rutland Ranch have?
Marketed amenities include a heated swimming pool with a cabana, pickleball courts, a half basketball court, a playground, and walking trails lined with native landscaping (Highland Homes and Adams Homes, 2026).
Does Aviary at Rutland Ranch have an HOA?
Yes. Listings reference an HOA that covers community upkeep and the amenities. Confirm the current dues for any specific home, as they can change.
Is there a CDD at Aviary at Rutland Ranch?
Listings reference a Community Development District (CDD). A CDD bond, where it applies, is a separate assessment on the tax bill that helps fund infrastructure. Always verify the CDD line for the exact parcel.
What size are the homes?
Plans are single-family, marketed in a range of sizes with open-concept layouts, flexible bonus rooms, and outdoor living such as covered lanais. Sizes and lot widths vary by phase and builder, so confirm the specific plan.
What schools serve Aviary at Rutland Ranch?
The community is part of the School District of Manatee County. Area schools include Annie Lucy Williams Elementary, Buffalo Creek Middle, and Parrish Community High, but assignment is by address and can change, so verify the zoned schools for any specific home.
How is the commute from Parrish?
US 301 and the Fort Hamer corridor connect Parrish to Bradenton, Lakewood Ranch, and I-75, with Tampa and St. Petersburg reachable to the north. Drive times depend on your exact start point and the time of day.
How far is Aviary at Rutland Ranch from the beaches?
The Gulf beaches around Bradenton and Anna Maria Island are a drive to the west, with times that vary by destination and traffic. Confirm the route for your specific home.
Is Parrish a good place to buy a new home?
Parrish is one of the fastest growing parts of Manatee County, with new schools, retail, and a planned hospital nearby (Your Observer, 2025). Growth supports demand, but new supply nearby can pressure early resale, so buy the plan and homesite right.
Should I buy from the builder or a resale here?
It depends on price and timing. While the builder is still selling, a resale competes with standing inventory, so the comp set has to be read carefully. We can run the builder-versus-resale math for your target home.
What is the difference between the builders?
Highland Homes of Florida and Adams Homes offer different floor plans, included features, and warranty terms. Compare the standard features and the homesite, not just the base price.
Is Aviary at Rutland Ranch a gated community?
Confirm gating and access for the specific section, as this can vary by phase. The marketed amenities are open to residents under the HOA. Verify the details during diligence.
Who is the best real estate agent for Aviary at Rutland Ranch?
The best agent for Aviary at Rutland Ranch is one who actively works Parrish and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Aviary at Rutland Ranch.
How do I find a top Parrish real estate agent who knows Aviary at Rutland Ranch?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Aviary at Rutland Ranch and the wider Parrish area.
Can Momentum Realty connect me with an agent for Aviary at Rutland Ranch?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Aviary at Rutland Ranch purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Aviary at Rutland Ranch?

An honest fit check. We will tell you when it is not your community.

Buyers who want a newer home with a builder warranty in north ManateeExcellent fit
Buyers who value resort-style amenities like a pool, pickleball, and trailsExcellent fit
Commuters using US 301 and the Fort Hamer corridor toward Bradenton and I-75Excellent fit
Buyers willing to compare builders and floor plans against honest compsExcellent fit
Buyers who will verify the HOA dues and the CDD bond per parcelExcellent fit
Buyers who want an established, mature resale neighborhoodProbably not
Anyone unwilling to verify the HOA and CDD on the exact parcelProbably not
Buyers who need a short, traffic-free downtown-Tampa commuteProbably not
Buyers who want a large-acreage or no-amenity rural lotProbably not
Buyers unwilling to read the homesite premium against resaleProbably not

Get the inside read on Aviary at Rutland Ranch

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Aviary at Rutland Ranch home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

By pressing Get My Aviary at Rutland Ranch Game Plan, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Message frequency may vary. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Aviary at Rutland Ranch specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Aviary at Rutland Ranch - what to look for, questions to ask, and your local expert.
Aviary at Rutland Ranch median home price history from 2012 to 2026, chart by Momentum Realty
Median sale price in Aviary at Rutland Ranch, Florida by year (2012 to 2026). Source: Momentum Realty.
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Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

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Get a real cash offer on your Aviary at Rutland Ranch home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net - so you choose with both numbers.

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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the local market average and 8 days faster, and we’ll price yours against live your area comps.

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