Del Webb River Reserve in New Port Richey

Del Webb
River Reserve Homes for Sale in New Port Richey, FL

Gated 55-plus new construction · Pasco County · ZIP 34610

A gated, age-restricted active-adult community by Del Webb and Pulte in Pasco County near New Port Richey, with resort-style amenities and roughly 693 planned single-family homes. The read is the homesite, the floor plan and price, and the full carrying cost including HOA and CDD.

55-plus active-adultDel Webb and Pulte new buildResort-style amenities

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

This is age-restricted new construction, so resale here turns on the homesite, the floor plan and the build, plus the HOA and CDD math; confirm the assessments, the timeline and the age restriction before anchoring on a number.

Free · No obligation

Unlock Off-Market Del Webb River Reserve

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

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Median Price

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Supply

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Avg DOM

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Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"Del Webb River Reserve is a gated, age-restricted (55-plus) active-adult community by Del Webb and Pulte in Pasco County near New Port Richey, along Florida's Nature Coast. PulteGroup announced the project in March 2024 on land totaling roughly 430 acres, with plans for about 693 single-family homes, Del Webb's Gen You floor plans, and a resort-style amenity campus. As age-restricted new construction, value here is driven by the homesite, the floor plan and the build quality, layered over a Del Webb HOA plus a Pasco County Community Development District, established in December 2024, that funds the community infrastructure through a separate assessment. The read is the homesite, the floor plan and price, the HOA and CDD carrying cost, and the build and warranty terms, confirmed in writing before you offer."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Del Webb River Reserve is a gated, age-restricted (55-plus) active-adult new-construction community by Del Webb and Pulte in Pasco County, with a Spring Hill 34610 mailing address in the area near New Port Richey along Florida's Nature Coast. PulteGroup announced the community in March 2024, closing on the first phase of land that will total roughly 430 acres.

Plans call for approximately 693 single-family homes built on Del Webb's Gen You floor plans, with a mixture of homesite widths reported and homes ranging from smaller villas to larger single-family layouts. As new construction, the home, the homesite and the build phase you buy in all shape the experience and the resale story.

The amenity campus is the draw: sources describe The Lodge clubhouse with a bar and grille, resort-style, lap and resistance pools with a poolside fire pit, a fitness center, pickleball and bocce courts, a yoga lawn, a dog park, a community garden, a food truck plaza, and an extensive walking trail and boardwalk. Confirm which amenities are open versus planned for your purchase timeline.

The carrying-cost picture is the part to read carefully. This community has both a Del Webb HOA and a Pasco County Community Development District, established in December 2024, whose assessment repays infrastructure bonds and funds operations. Confirm the current HOA dues, the CDD assessment on the specific homesite, the age restriction terms, and the build and warranty schedule before you offer.

Quick Match

Who Del Webb River Reserve is best for.

Best for

Buyers 55-plus who want a gated, amenity-rich active-adult lifestyle
Buyers who want new construction with a builder warranty
Buyers who value pickleball, resort pools and a social clubhouse
Buyers who will confirm the HOA, CDD and age-restriction terms

Probably not for

Buyers who want an established resale with no build wait
Buyers who want the lowest possible monthly carry
Buyers who do not want an age restriction or a CDD assessment
Buyers who want an existing tree canopy and mature landscaping

Market Pulse

How Del Webb River Reserve is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

57Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+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 24, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Del Webb River Reserve listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare Heritage Springs or New Port Richey. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Del Webb River Reserve buys, holds, and resells. See the five factors.

Interactive Map

Del Webb River Reserve 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

Amenities are phased; confirm which are open with the listing
HOA scope and dues vary by home series; confirm in writing
The floor plan, homesite and phase drive resale here
Confirm the CDD assessment per homesite
No golf course; the club, pools and courts are the draw

Del Webb River Reserve is a gated, age-restricted (55-plus) active-adult new-construction community by Del Webb and Pulte in Pasco County (ZIP 34610), near New Port Richey along Florida's Nature Coast. PulteGroup announced it in March 2024 on land totaling roughly 430 acres, with plans for about 693 single-family homes on Del Webb's Gen You floor plans and a resort-style amenity campus that sources describe as including The Lodge clubhouse, resort and lap pools, a fitness center, pickleball and bocce courts, a dog park, a community garden and a walking trail and boardwalk. The community carries a Del Webb HOA plus a Pasco County Community Development District established in December 2024. Confirm the current HOA dues, the CDD assessment per homesite, the age restriction terms, which amenities are open, and the build and warranty schedule, since details change.

Nearby & Commute

How far is everything?

The takeaway

The Suncoast Parkway location is the point: it puts the U.S. 41 corridor, New Port Richey and Tampa within a reasonable drive.

Drive times from the community area; the Suncoast Parkway access puts New Port Richey, shopping and Tampa within reach.

Suncoast Parkway (SR-589)~5 to 12 min · ~3 to 7 miles

U.S. 41 corridor~8 to 15 min · ~4 to 8 miles

Downtown New Port Richey~20 to 30 min · ~12 to 18 miles

Crews Lake Wilderness Park~8 to 15 min · ~4 to 8 miles

Shopping and dining on SR-52~10 to 18 min · ~5 to 10 miles

Tampa via the Suncoast Parkway~35 to 50 min · ~28 to 38 miles

Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Del WebbRiver Reserve with Momentum Realty’s local guides.

LHLeisure Hills,Spring HillSpring Hill, FL · 0.3 mi HFHighland Forest,Shady HillsShady Hills, FL · 0.6 mi DEDeerfieldLakesSpring Hill, FL · 0.7 mi SHSuncoast HighlandsShady Hills, FL · 0.8 mi PLPasco Lake EstatesSpring Hill, FL · 0.9 mi LSLone StarRanchSpring Hill, FL · 0.9 mi WFWoodhaven FarmsShady Hills, FL · 0.9 mi WFWoodhaven Farms,Shady HillsShady Hills, FL · 1.0 mi KEKentSpring Hill, FL · 2.8 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

Del Webb River Reserve (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

Pasco 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

Del Webb River Reserve is served by Pasco 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

Pasco 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 Del Webb River Reserve address.

The takeaway

What is actually shaping value in this Pasco County active-adult community, sourced and dated. We do not publish rumor.

Recent Developments in Del Webb River Reserve

Development Intelligence

Our read on what is being built around Del Webb River Reserve, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is a new Del Webb active-adult community building out across multiple phases, where the floor plan, the homesite, the amenity timeline and the HOA-plus-CDD carry drive outcomes. Watch the pace of build-out and amenity completion against durable demand for gated 55-plus living on the Nature Coast, and confirm the assessments and the phase per home.

PulteGroup launches Del Webb River Reserve

2024

BullishMajor impact

SignificanceRadius: Community

Pulte's second Tampa-area Del Webb signals durable builder commitment, with roughly 693 planned homes and a resort amenity campus; confirm the floor plan, phase and incentives per home.

Pasco County establishes the CDD

2024

NeutralNotable impact

SignificanceRadius: Community

The Community Development District funds infrastructure through a separate assessment that varies by homesite; a real carrying-cost layer to confirm before you offer.

Phased build-out and amenity timeline

Ongoing

NeutralNotable impact

SignificanceRadius: Community

Early phases can mean construction nearby and amenities still being built; confirm which amenities are open for your purchase timeline.

Active-adult demand on the Nature Coast

Ongoing

BullishNotable impact

SignificanceRadius: Area

Gated 55-plus living near New Port Richey draws steady relocation demand, supporting resale; confirm the homesite and full carry per home.

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 Del Webb River Reserve, 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 ↓

December 2024
Infrastructure
Pasco County establishes the Del Webb River Reserve CDD
The Del Webb River Reserve Community Development District's official site reports the district was established on December 13, 2024 by the Pasco County Board of County Commissioners under Ordinance No. 24-51, as a special-purpose government to plan, acquire, operate and maintain community infrastructure within the development. Why it matters: A CDD funds infrastructure through a non-ad valorem assessment that varies by homesite and is a real carrying-cost layer. Confirm the exact assessment on the specific home and how long the debt-service portion runs before you offer. Source
March 2024
Development
PulteGroup announces its second Tampa-area Del Webb
SRQ Daily reported on March 25, 2024 that PulteGroup closed on the first phase of land totaling roughly 430 acres in Pasco County to develop Del Webb River Reserve, a 55-plus active-adult community planned for about 696 homesites with an expansive amenity campus, with model homes slated to begin by the end of 2024. Why it matters: A major builder committing to a new active-adult community signals durable demand, but build-out runs in phases. Confirm your floor plan, homesite, phase and the amenity completion timeline before you offer. Source

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 Del Webb River Reserve buying strategy.

If we were buying in Del Webb River Reserve, this is the order of operations we would run, and the one we run for our clients.

Confirm the HOA dues and the CDD assessment first. This community has both a Del Webb HOA and a Pasco County CDD established in December 2024; together they shape the real monthly carry.

Confirm the age restriction terms. This is an age-restricted (55-plus) community under federal housing-for-older-persons rules; verify the occupancy requirements for your situation.

Confirm which amenities are open versus planned for your purchase timeline, since this is a phased new-construction community.

Comp by floor plan, homesite and phase, and read the build and warranty schedule on the specific home.

Weigh the established alternative, Heritage Springs, a Del Webb-built 55-plus community in Trinity, on amenities, carry and move-in timing.

The Quick Decision

Best Buy

A floor plan and homesite that fit how you live, in a phase with amenities open or near complete, with the HOA, CDD and age restriction confirmed.

Biggest Risk

Anchoring on a builder incentive without confirming the full HOA-plus-CDD carry, the amenity completion timeline, or the age-restriction terms.

Best Lot

Homesite width, position and any preserve or water view drive resale here; confirm the exact homesite and any premium before you commit.

Smart Timing

Early phases can mean construction around you and amenities still being built; later phases trade that for higher established pricing. Confirm the phase you are buying into.

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

Del Webb River Reserve Homes For Sale

What your money buys in Del Webb River Reserve.

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 Del Webb River Reserve today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: smaller villa and cottage plans

The smaller villa and cottage floor plans on standard homesites, the entry door into the community. Confirm current pricing and incentives on the live listings below.

Lowest entry

Core: mid-size single-family plans

The mid-size single-family Gen You plans on standard or upgraded homesites, the core of the community. Confirm current pricing and incentives on the live listings below.

Most inventory

High: larger plans and premium homesites

The larger floor plans on premium or preserve-view homesites with upgraded finishes. The homesite and upgrades separate these most. Confirm current pricing on the live listings below.

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.

Entry: smaller villa and cottage plans

The smaller villa and cottage floor plans on standard homesites, the entry door into the community. Confirm current pricing and incentives on the live listings below.

Core: mid-size single-family plans

The mid-size single-family Gen You plans on standard or upgraded homesites, the core of the community. Confirm current pricing and incentives on the live listings below.

High: larger plans and premium homesites

The larger floor plans on premium or preserve-view homesites with upgraded finishes. The homesite and upgrades separate these most. Confirm current pricing on the live listings below.

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 Del Webb River Reserve, 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 Del Webb River Reserve 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.

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 Del Webb River Reserve holds value.

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

New-construction housing stock and warrantyStrong

Suncoast Parkway and U.S. 41 accessSolid

Confirm HOA scope and dues by seriesManage it

Confirm the CDD assessment per homesiteWatch it

Confirm the amenity completion timelineManage it

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.

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 Del Webb River Reserve

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.

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.

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.

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.

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.

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.

“

Del Webb River Reserve is about the lifestyle and the build, not a quick flip. The deal is won or lost on the floor plan and homesite, the HOA-plus-CDD carry, and the amenity timeline, confirmed before you offer.

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.

7.5B+ · Buy Score

Resale Strength7.4/10

Renovation Risk8.2/10

Location Efficiency7.2/10

Long-Term Defensibility7.8/10

Carrying Cost Advantage5.8/10

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 Del Webb River Reserve 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

The homesite and floor plan drive resale more than finishes
Confirm the homesite width, position and any premium
Confirm any preserve, water or open-space exposure
Confirm the build phase and amenity timeline
Comp the specific floor plan, not the area average

In a community like this, the floor plan and the homesite set the floor on resale while finishes can be upgraded. Read the homesite width, position and any preserve or open-space exposure first, confirm the build phase and the amenity completion timeline, then price the specific plan and any premium against the closest comparable sale rather than an area average.

The 15-Second Verdict

Del Webb River Reserve in 15 seconds.

Best forBuyers 55-plus who want a gated, amenity-rich active-adult lifestyle in new construction.

Strong onResort pools, pickleball and bocce, a social clubhouse, a builder warranty, and a planned walking trail and boardwalk.

WatchThe HOA-plus-CDD carry, the amenity timeline, and the age restriction. Confirm every assessment and the build schedule.

Sweet spotA floor plan and homesite that fit you in a phase with amenities open, with the full carry confirmed.

Not forBuyers who want an established resale, mature landscaping, no age restriction, or the lowest monthly carry.

HOA, CDD & Fees

15-Second Take

Confirm the current HOA dues by home series
Confirm the CDD assessment on the specific homesite
Confirm which amenities are open versus planned
Confirm the age restriction (55-plus) occupancy terms
Read the build and warranty schedule before you offer

Del Webb River Reserve carries a Del Webb HOA plus a Pasco County Community Development District assessment established in December 2024. Reported HOA dues vary by home series and the CDD assessment varies by homesite, and figures change; confirm the exact current HOA dues and the CDD assessment on the specific home before you offer. We pull the documents for any home you consider.

The HOA typically funds the gated entry, the amenity campus operations and common-area upkeep; the CDD assessment funds and repays community infrastructure. Confirm exactly what each covers, which amenities are open, and any food, beverage or club charges that are billed separately.

Run Your Numbers

Tools for a Del Webb River Reserve buy.

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

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxPasco County millage and the homestead picture.Rent vs buyThe breakeven on owning in Del Webb River Reserve.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 Del Webb River Reserve

Price it to your floor plan, homesite and the carry, with the assessments shown.

If you are selling in Del Webb River Reserve, the right list price comes from recent sales matched to your floor plan, homesite and condition, in an active-adult community where amenities and the carrying cost drive the decision. Clear HOA and CDD information is a real asset.

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 Del Webb River Reserve, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Heritage Springs, 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 Del Webb River Reserve home worth?

Get a no-obligation home value based on real comparable sales in Del Webb River Reserve 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 Del Webb River Reserve on the map →
Or get your Del Webb River Reserve home value & selling guide →

Real comps, not a Zestimate.

The real cost & risk here

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

$1,816/mo

Pasco County typical true cost to own

$138/mo

Pasco County typical home insurance

Has a CDD

Bond assessment on top of taxes

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

Del Webb River Reserve Market Scorecard

Thin data

Del Webb River Reserve is currently a thin data. Limited supply, a median asking price of n/a.

n/a

Months supply

n/a

Median list

n/a

Median sold

n/a

Per sqft

n/a

Days on mkt

0/0/0

Active/Pend/Sold

Go deeper: true cost calculator · affordability calculator.

Live data: Stellar MLS, distributed by MLS GRID, 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 Del Webb River Reserve located?

Del Webb River Reserve is in Pasco County, Florida, with a Spring Hill 34610 mailing address in the area near New Port Richey, along Florida's Nature Coast. The site sits south of Crews Lake Drive, north of State Road 52, east of the Suncoast Parkway and west of U.S. 41.

Who is building Del Webb River Reserve?

It is a Del Webb community by PulteGroup, announced in March 2024. Del Webb is Pulte's age-restricted active-adult brand, and this is one of its newer Tampa Bay communities.

Is Del Webb River Reserve a 55-plus community?

Yes. It is a gated, age-restricted active-adult community under federal housing-for-older-persons rules, generally meaning at least one resident must be 55 or older. Confirm the exact occupancy terms for your situation before you offer.

How many homes will Del Webb River Reserve have?

Plans call for roughly 693 single-family homes on land totaling about 430 acres, built across multiple phases on Del Webb's Gen You floor plans. Confirm the current plan count and your phase with the builder.

What amenities does Del Webb River Reserve have?

Sources describe The Lodge clubhouse with a bar and grille, resort-style, lap and resistance pools, a fitness center, pickleball and bocce courts, a yoga lawn, a dog park, a community garden, a food truck plaza, and a walking trail and boardwalk. Confirm which amenities are open versus planned for your timeline.

Does Del Webb River Reserve have an HOA?

Yes. It carries a Del Webb HOA whose dues are reported to vary by home series. Confirm the exact current HOA dues for the specific home before you offer.

Does Del Webb River Reserve have a CDD?

Yes. The Del Webb River Reserve Community Development District was established by Pasco County on December 13, 2024, by Ordinance 24-51. The CDD assessment funds and repays community infrastructure and varies by homesite. Confirm the assessment on the specific home.

Does Del Webb River Reserve have river or water access?

The community markets a Nature Coast setting with a walking trail and boardwalk, but the named rivers, the Pithlachascotee and the Anclote, are some miles away rather than at the doorstep. Confirm any on-site water feature, preserve view or boardwalk access for the specific homesite.

What does a home in Del Webb River Reserve cost?

We do not publish a price figure here. Pricing tracks the floor plan, homesite, phase and current builder incentives. Confirm current pricing on the live listings on this page; we pull exact comps and incentives before you offer.

Can I use a home in Del Webb River Reserve as a vacation rental?

Active-adult communities like this generally restrict short-term and vacation rentals through the HOA and the age restriction, so it is typically not a short-term rental play. Confirm the exact leasing and rental rules in the HOA documents before you offer.

Is Del Webb River Reserve gated?

Yes, sources describe it as a gated community with a controlled entry. Confirm the current access and any guest or visitor procedures with the listing.

What schools serve Del Webb River Reserve?

As an age-restricted community it is oriented to adult buyers, but it sits in the Pasco County school district with assignment by address. Zoning can change, so confirm current campuses by address with the district if that matters to you.

Is now a good time to buy in Del Webb River Reserve?

It depends on the floor plan, the homesite, the phase and the current builder incentives. We pull live inventory, resale comps and incentive details so you can judge value and the full HOA-plus-CDD carry.

Is Del Webb River Reserve a good place to buy?

It can be, for a buyer 55-plus who wants a gated, amenity-rich active-adult lifestyle in new construction and who confirms the HOA, CDD and age-restriction terms. We pull live inventory and comps so you can judge value on the actual home.

Do I need my own agent to buy in Del Webb River Reserve?

Yes. The builder's sales representative works for the builder, not for you. Your own agent confirms the floor plan and homesite, the HOA and CDD assessments, the incentives, the build and warranty terms, pulls true comps, and negotiates for you. Momentum Realty represents you, not the builder.

Who is the best real estate agent for Del Webb River Reserve?

The best agent for Del Webb River Reserve is one who actively works New Port Richey 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 Del Webb River Reserve.

How do I find a top New Port Richey real estate agent who knows Del Webb River Reserve?

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 Del Webb River Reserve and the wider New Port Richey area.

Can Momentum Realty connect me with an agent for Del Webb River Reserve?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Del Webb River Reserve purchase or sale — no call center and no pressure.

The Verdict

Should you buy in Del Webb River Reserve?

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

You are 55-plus and want a gated, amenity-rich active-adult lifestyleExcellent fit

You want new construction with a builder warrantyExcellent fit

You value pickleball, resort pools and a social clubhouseExcellent fit

You will confirm the HOA, CDD and age-restriction termsExcellent fit

You want a quiet, master-planned setting on the Nature CoastExcellent fit

You want an established resale with no build waitProbably not

You want the lowest possible monthly carryProbably not

You do not want an age restriction or a CDD assessmentProbably not

You want a mature tree canopy and established landscapingProbably not

You want to run the home as a short-term vacation rentalProbably not

Get the inside read on Del Webb River Reserve

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Del Webb River Reserve 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.

You are all set.

A Momentum Realty Del Webb River Reserve specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Del Webb River Reserve — what to look for, questions to ask, and your local expert.

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.

Del WebbRiver Reserve Homes for Sale in New Port Richey, FL

The 60-Second Overview

Who Del Webb River Reserve is best for.

Best for

Probably not for

How Del Webb River Reserve is performing right now

Del Webb River Reserve on the map.

The Club & Membership

How far is everything?

Nearby Communities

Schools

Pasco County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in Del Webb River Reserve

PulteGroup launches Del Webb River Reserve

Pasco County establishes the CDD

Phased build-out and amenity timeline

Active-adult demand on the Nature Coast

Pasco County establishes the Del Webb River Reserve CDD

PulteGroup announces its second Tampa-area Del Webb

The Del Webb River Reserve buying strategy.

The full read, only if you want it.

What your money buys in Del Webb River Reserve.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Del Webb River Reserve holds value.

5 Mistakes Buyers Make in Del Webb River Reserve

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Ignoring the club decision

Skipping the systems check

Momentum Buy Score.

Why our read on Del Webb River Reserve is different.

Which Lots & Views Hold Value Best

Del Webb River Reserve in 15 seconds.

HOA, CDD & Fees

Tools for a Del Webb River Reserve buy.

Price it to your floor plan, homesite and the carry, with the assessments shown.

In Del Webb River Reserve, condition and view decide your number

What is your Del Webb River Reserve home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Del Webb River Reserve Market Scorecard

Frequently Asked Questions

Should you buy in Del Webb River Reserve?

Get the inside read on Del Webb River Reserve

You are all set.

Need to sell fast in Pasco County?

You just read the data. Now see what your home is worth.

Del Webb
River Reserve Homes for Sale in New Port Richey, FL