Lake Mattie Preserve Townhomes is the townhome neighborhood within Lake Mattie Preserve, a Ryan Homes master plan in Auburndale, in Polk County's Lakes District off Lake Mattie Road and State Road 559 (Ryan Homes community listings, 2026; GrowthSpotter, 2024). The master plan was assembled when Winter Haven based Mattie Capital Partners acquired roughly 229 acres in late 2023 with preliminary plans for about 824 homes, including roughly 90 townhome units alongside single-family homes and estates (GrowthSpotter, 2024).
The townhomes are marketed as low-maintenance, generally two story attached homes with two car garages and front porches, with the HOA covering exterior maintenance on the townhome product (Ryan Homes and Homes.com listings, 2026). Confirm the exact floor plan, square footage, bedroom count, and garage configuration for any specific home, since plans and inventory change.
Because this is one neighborhood inside a larger plan, the money is made or lost on the townhome HOA and the home, not on the address alone. The drivers are the monthly dues and what exterior maintenance and the master amenities cover, any Community Development District assessment on the parcel, the builder warranty, and the specific floor plan and interior versus end lot, all of which have to be read from the current community documents and the purchase agreement.
The pitch is a Lakes District lifestyle: residents are marketed direct access to the TECO Trail, lake views and park space along Lake Mattie, and a short trip to Gapway Commons for shopping and dining, with downtown Auburndale, Lakeland, and the wider Orlando corridor within driving range (Ryan Homes listings, 2026). The work is the diligence: read the HOA budget and inclusions, confirm any CDD, review the warranty, and pick the plan and lot before you buy the staging.
