Mattamy Homes in Jacksonville. The 2026 Guide

Mattamy Homes in Northeast Florida

Mattamy Homes is North America’s largest privately owned homebuilder, and in Northeast Florida it plays a role most builders do not: it is the master-developer of RiverTown, the roughly 5,000-acre riverfront town along the St. Johns River in St. Johns County. Founded in Canada in 1978 by Peter Gilgan (the name combines his children, Matt and Amy), Mattamy builds across Canada and the United States, and here its story is almost entirely RiverTown.

That distinction matters. Mattamy did not just build homes in someone else’s subdivision; it planned and built the whole community, the streets, the amenities, the schools-adjacent siting, and most of the neighborhoods inside it. RiverTown spans everything from townhomes and family single-family homes to the luxury Estates on 70- and 80-foot homesites, riverfront custom estates with private docks in RiverSide, and the 55+ active-adult WaterSong. Toll Brothers builds the separate gated Shores enclave within the same master plan.

This guide covers Mattamy and RiverTown: the neighborhoods, the pricing, the fees, the amenities, the schools, and the honest trade-offs of buying a Mattamy home, including why you bring your own agent before you ever visit a sales center.

Quick Facts

About Mattamy Homes

Peter Gilgan founded Mattamy in Canada in 1978, naming it for his two children, Matt and Amy, and built it into North America’s largest privately owned homebuilder, operating across Canada and a number of U.S. markets. Like David Weekley, Mattamy is privately held rather than publicly traded, which shapes how it operates, with a long-term, develop-the-whole-community approach rather than a quarterly-volume one.

In Northeast Florida that approach is on full display at RiverTown. Mattamy acts as the land developer and the primary homebuilder, designing the master plan, building the RiverClub and RiverHouse amenity centers, and delivering most of the neighborhoods itself. The homes carry Coastal, Craftsman, Farmhouse, and Low Country exteriors across a wide range of sizes and price points. Because Mattamy controls the whole community, the experience is cohesive, but it also means that in this market, choosing Mattamy effectively means choosing RiverTown.

Mattamy Communities in Northeast Florida

Mattamy’s presence in the metro centers on RiverTown and its distinct neighborhoods. Here is how the community breaks down, with our full guides linked.

RiverTown (the master plan)

RiverTown is a roughly 5,000-acre master-planned town along the St. Johns River, about 30 miles south of downtown Jacksonville and convenient to St. Augustine, in the top-rated St. Johns County School District. Mattamy developed it and builds most of its neighborhoods, anchored by the RiverClub (an infinity-edge riverfront pool, café, amphitheater, and boardwalk with a kayak launch) and the RiverHouse (fitness, pools, and waterslides). See our full RiverTown guide.

The Estates

RiverTown’s upper tier, the Estates offers one- and two-story single-family homes on 70- and 80-foot homesites, roughly 2,730 to 3,760 square feet with four to six bedrooms, in Coastal, Craftsman, Farmhouse, and Low Country styles, with its own clubhouse and resort-style amenities.

RiverSide (riverfront custom)

RiverSide is RiverTown’s riverfront neighborhood, with custom estate homes that can include picturesque St. Johns River views and private docks, the most exclusive address inside the community.

WaterSong (55+ active adult)

WaterSong at RiverTown is Mattamy’s 55+ active-adult neighborhood, with one-story single-family homes and villas plus townhomes (which have started around $415,000), designed for low-maintenance living. WaterSong residents get their own amenities plus access to the RiverClub and RiverHouse, and homes include golf-cart-friendly garages for getting around the community.

The Toll Brothers Shores enclave

Within Mattamy’s RiverTown, Toll Brothers builds the separate gated Shores at RiverTown, a luxury riverfront enclave with boat slips on select homesites. It is the one part of RiverTown built by another builder. See our Shores at RiverTown guide and our Toll Brothers builder guide.

Mattamy Pricing & Value in Northeast Florida

Because Mattamy is essentially RiverTown here, its pricing spans RiverTown’s full range, from accessible townhomes to luxury riverfront estates, all inside one master plan.

The fee to budget is the CDD. RiverTown is a Community Development District, so a CDD assessment applies on the tax bill in addition to HOA dues, which is normal for a master plan of this scale and amenity level but should be built into your monthly. Mattamy runs incentives on quick move-in homes, often the strongest lever on the payment, and the WaterSong and Estates neighborhoods carry their own amenity access on top of RiverTown’s.

For context, Momentum tracks the wider Jacksonville metro at a 97.98 percent sold-to-list ratio and 64 days on market for our agents, against a RealMLS market average closer to 96.73 percent and 72 days, year to date. On a Mattamy purchase the neighborhood within RiverTown, the homesite, the CDD and HOA, and the incentive drive your real cost, which is where an agent who knows RiverTown pays off.

Who Buys a Mattamy Home

Because Mattamy is RiverTown, its buyers are RiverTown buyers, and RiverTown draws a wide range: first-time and family buyers for the townhomes and standard single-family homes, move-up buyers for the Estates, luxury and waterfront buyers for RiverSide’s river homes with docks, and active adults for WaterSong. The common thread is a buyer drawn to a resort-style, riverfront, amenity-rich master plan in the top St. Johns schools.

Many are relocating families targeting St. Johns County, buyers who want river access and a strong amenity package, and active adults choosing WaterSong’s low-maintenance lifestyle. The buyer who wants a cohesive, master-planned riverfront community, rather than a standalone subdivision, is squarely Mattamy’s buyer here.

Schools Near Mattamy Communities

RiverTown sits in the top-rated St. Johns County School District, the number one district in Florida, which is a major draw for the family buyers.

RiverTown has generally been served by St. Johns County schools including the K-8 Freedom Crossing Academy and Bartram Trail High School, with the community’s own siting designed around school access. Because St. Johns is growing quickly and boundaries shift as new schools open, confirm the exact current zoned schools for any specific RiverTown address with the St. Johns County School District before relying on any assignment. For WaterSong’s 55+ buyers, schools are generally not a factor.

What Makes a Mattamy Community

Mattamy’s differentiator in this market is that it builds the whole community, not just the houses. At RiverTown that means a cohesive, master-planned town with amenities Mattamy developed and operates: the RiverClub, with an infinity-edge pool overlooking the St. Johns River, a poolside café, an amphitheater, fire-pit gathering areas, and a waterfront boardwalk with a kayak launch; and the RiverHouse, with a fitness center, pools, and waterslides. The community runs programming and even a River Days experience for prospective buyers.

The homes themselves come in Coastal, Craftsman, Farmhouse, and Low Country styles across a wide size range, from townhomes to the 2,730-to-3,760-square-foot Estates to custom riverfront homes in RiverSide. Because one developer controls the streetscape, the amenities, and most of the homes, RiverTown feels more unified than a master plan split among many builders, which is part of what buyers are paying for.

CDD & HOA at RiverTown

RiverTown is a Community Development District, so this is straightforward but important to budget.

CDD applies: a CDD assessment is on the annual tax bill for RiverTown homes, funding the infrastructure and amenities of the master plan. This is standard for a community of RiverTown’s scale and amenity level.

HOA dues: RiverTown homes also carry HOA dues for common areas and amenity upkeep, and specific neighborhoods (the Estates, WaterSong, and the Toll-built Shores enclave) can carry their own additional dues for their private amenities.

Model the all-in monthly: between mortgage, the CDD, HOA and any neighborhood dues, and the post-first-year property-tax reset on a new build, the all-in monthly runs above the base sticker. For an amenity-rich community like RiverTown that is expected, but you want the real number before you commit, and a good agent will build it with you.

Where Mattamy Builds in Northeast Florida

Mattamy’s footprint here is RiverTown, which sits along the St. Johns River in northern St. Johns County, about 30 miles south of downtown Jacksonville and roughly midway between Jacksonville and St. Augustine. The location trades a longer commute to the urban core for riverfront living, resort amenities, and the top St. Johns schools.

Access runs via St. Johns Parkway and SR-13 to I-95 and the Southside job centers, with St. Augustine to the south. For buyers who work on the Southside or in St. Augustine, the commute is reasonable; for those tied to downtown Jacksonville or the beaches, it is farther out, which is part of the trade-off for what RiverTown offers. Mattamy’s build-out of RiverTown continues across its neighborhoods, so availability spans price points within the one community.

RiverTown: A Master-Planned Riverfront Town

Understanding Mattamy in this market means understanding RiverTown, because the two are effectively the same thing. RiverTown is not a builder’s section inside someone else’s development; it is a roughly 5,000-acre town that Mattamy planned and built along the St. Johns River.

The amenities

The RiverClub anchors the community with an infinity-edge pool over the river, a poolside café, an amphitheater, fire pits, and a boardwalk with a kayak launch, while the RiverHouse adds a fitness center, more pools, and waterslides. The river itself, with its boardwalk and kayak access, is the centerpiece.

The neighborhoods

RiverTown is organized into distinct neighborhoods at different price points and lifestyles, from townhomes and family single-family homes to the luxury Estates, the riverfront RiverSide, the 55+ WaterSong, and the Toll-built gated Shores. That range inside one community lets buyers move up or downsize without leaving.

River Days

RiverTown runs a River Days program that lets prospective buyers spend a full day experiencing the community before deciding. It is a smart sales tool, and a useful one, but remember that the people running it work for the developer, not for you, so pair it with your own representation.

Pros & Cons of Buying a Mattamy Home

Mattamy vs Other Northeast Florida Builders

Mattamy is unusual here because it is a community developer, not just a homebuilder. Here is the honest shorthand against the other major builders.

Hidden Things Mattamy Buyers Should Know

A few things that consistently come up once buyers get serious about a Mattamy home in Northeast Florida.

Mattamy here really means RiverTown

Unlike the volume builders, Mattamy’s metro presence is concentrated in RiverTown. That is a strength (a cohesive, master-planned riverfront town) but it also means your choice is really which neighborhood and price tier within RiverTown, not Mattamy versus a dozen Mattamy communities across town.

Budget the CDD and neighborhood dues

RiverTown carries a CDD, and specific neighborhoods (Estates, WaterSong, the Toll Shores enclave) can add their own dues. The amenities are worth it for many buyers, but the all-in monthly runs above the base price, so get the real number for the specific neighborhood.

The river homesites are the premium, and limited

RiverSide’s riverfront homes with dock potential are the most exclusive and the most limited. If river access is the goal, move early and build your search around the homesite, because those lots do not last.

River Days is a sales tool, a good one

The River Days experience is genuinely useful for getting a feel for the community, but the people hosting it work for the developer. Enjoy it, then bring your own agent to handle the actual purchase, price, incentives, homesite, and contract.

Register with your agent before you visit

The Mattamy sales agent works for Mattamy. Like most builders, they will generally not let you add buyer representation if you register on your own first. Bring your agent in before your first sales-center visit so you are represented on price, incentives, homesite, and contract terms at no cost to you in most cases.

Momentum Expert Insight

Frequently Asked Questions

Related Reading

Explore RiverTown and the communities within it, plus our other builder guides.