What's in this guide
- Executive Summary
- Quick Facts
- Community Overview & History
- Neighborhoods & Areas
- Real Estate Market
- Who Lives Here
- Schools
- Amenities & Lifestyle
- HOA, CDD & Costs
- Commute Analysis
- Shopping & Dining
- Pros & Cons
- Neighborhood Comparisons
- Hidden Things to Know
- Momentum Expert Insight
- Frequently Asked Questions
Executive Summary
WaterSong at RiverTown is a gated 55+ active-adult neighborhood within the master-planned RiverTown community in St. Johns, built by Mattamy Homes on the banks of the St. Johns River. Around 770 to 800 villas and single-family homes are planned at full build-out, and residents enjoy their own exclusive amenities plus the full RiverTown amenity set.
Homes run from about 1,431 to 2,554 square feet, with lower-maintenance villas and larger single-family options, and have averaged in the mid $400s in recent data. The dual amenity access, a private 55+ clubhouse plus RiverTown's riverfront RiverClub, is the defining feature.
The draw is a gated 55+ lifestyle with two amenity packages and a river setting. The trade-offs are HOA dues plus a likely CDD and a location set back from the highways.
Quick Facts
| Category | Detail |
|---|---|
| Location | Within RiverTown, off Longleaf Pine Pkwy, on the St. Johns River |
| County | St. Johns County |
| ZIP code | 32259 |
| Type | Gated 55+ active-adult, within RiverTown |
| Builder | Mattamy Homes (since 2019) |
| Homes | ~770-800 villas & single-family at build-out |
| Home sizes | ~1,431 to 2,554 sqft, 2-3 BR |
| Amenities | Own 55+ clubhouse + full RiverTown access |
Community Overview & History
A 55+ neighborhood within RiverTown
Mattamy Homes began WaterSong in 2019 as Northeast Florida's active-adult neighborhood on the banks of the St. Johns River, gated and age-restricted within the larger RiverTown master plan. At full build-out the community is planned for around 770 to 800 attached and single-family homes, with customizable Mattamy floor plans and quick-move-in inventory.
The best of both worlds
WaterSong residents enjoy their own exclusive 55+ amenities behind the WaterSong gate and full access to the broader RiverTown amenity set, including the riverfront RiverClub. That dual access is the heart of the community's appeal.
Homes & Floor Plans
WaterSong offers two ways to live, and the floor-plan choice defines the purchase.
Villas
Lower-maintenance attached villas suit lock-and-leave buyers who want to travel.
Single-family homes
Single-family designs offer more space, from about 1,431 to 2,554 square feet, with two to three bedrooms.
Mattamy customization
Mattamy allows some personalization, and quick-move-in inventory homes are available alongside build-to-order.
Real Estate Market
WaterSong sits in the active-adult tier of the St. Johns market, with homes averaging in the mid $400s in recent data. Pricing depends on the villa or single-family choice, the floor plan, and the lot, and the dual amenity access supports demand. As a newer community, it offers both new construction and a growing resale market.
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. In an active-adult community, pricing to the specific home and presenting the amenity value clearly is essential.
Who Lives Here
WaterSong is an age-restricted 55+ community, home to active retirees and empty nesters who want a gated, low-maintenance home with a strong amenity package and a river setting. The villa options draw lock-and-leave snowbirds, while the single-family homes draw full-time residents planning to age in place.
Schools
As a 55+ age-restricted community, WaterSong does not zone children to schools, so school assignment is not a factor for residents. The community sits in the top-rated St. Johns County School District, which supports area home values broadly. See the St. Johns County schools guide for context on how the district shapes the wider market.
Amenities & Lifestyle
WaterSong pairs a private 55+ clubhouse with RiverTown's full amenity set.
WaterSong's own amenities
Exclusive to residents, a clubhouse with a resort-style pool, a lap pool, an outdoor spa, a fitness center, an event lawn, bocce and pickleball courts, a lake pavilion, a biergarten, and a dog park.
RiverTown's RiverClub and RiverHouse
A waterfront cafe, a fitness center, a yoga studio, a game room, multiple pools with a corkscrew slide, and tennis and basketball courts.
The river
A fishing pier, a kayak launch, a boardwalk, an amphitheater, and miles of nature trails along the St. Johns River.
HOA, CDD & Costs
WaterSong sits within RiverTown, a master-planned community, and communities of this type in St. Johns commonly carry a CDD on the annual tax bill in addition to HOA dues, which here fund both the WaterSong amenities and access to RiverTown. Confirm the current HOA dues and any CDD for a specific home in writing and model both into the all-in monthly cost.
Insurance is the other cost to confirm. The homes are newer, built since 2019, so roof age is not a factor, but the community sits along the St. Johns River, so confirm the flood zone for a specific home and get quotes early, since riverfront and low-lying lots can affect premiums.
Commute Analysis
WaterSong sits within RiverTown off Longleaf Pine Parkway in northwest St. Johns County.
| Destination | Typical drive |
|---|---|
| St. Johns Town Center | About 25-30 minutes |
| Downtown Jacksonville | About 35 minutes |
| Historic St. Augustine | About 35 minutes |
| Jacksonville Beaches | About 35-40 minutes |
The community sits a bit further from the highways, a trade for the river setting. As an active-adult community, daily commuting matters less, but test your specific drive.
Shopping & Dining
Everyday conveniences sit nearby, including Publix, Winn-Dixie, Walmart, CVS, and Walgreens, with riverside restaurants like Woodpeckers Backyard BBQ and Corky Bell's a short drive. More shopping runs along the CR-210 and SR-13 corridors toward the St. Johns Town Center.
Pros and Cons
Pros
- Gated 55+ with its own exclusive amenities
- Full access to RiverTown's riverfront amenities
- Villa and single-family options
- St. Johns River setting and trails
- Newer Mattamy construction since 2019
- Top-rated St. Johns County area
Cons
- HOA dues plus a likely CDD
- Set back from the highways
- Riverfront lots may affect flood insurance
- Age-restricted, 55+ only
- Still building out toward ~770-800 homes
WaterSong vs. Comparable Communities
| Community | How it compares to WaterSong |
|---|---|
| Stillwater | A gated 55+ community with bundled golf, a different amenity model. |
| Reverie at SilverLeaf | A gated 55+ neighborhood within SilverLeaf, similar dual-community structure. |
| RiverTown | The all-ages master-planned community WaterSong sits within. |
Hidden Things Buyers Should Know
The dual amenities are the value
You pay for a private 55+ clubhouse plus the full RiverTown set. Tour both before you decide, since the combination is the point.
Villa or single-family
The villa is lock-and-leave, the single-family is more space. Match the choice to how you plan to live and travel.
Confirm the CDD and flood zone
RiverTown likely carries a CDD, and the river setting means flood zones matter. Confirm both for a specific home before you commit.
Momentum Expert Insight
WaterSong is one of the few 55+ communities where you get your own gated clubhouse and the full run of a major master-planned community like RiverTown, river, lazy river, trails, and all. For an active retiree, that range of amenities is hard to beat.
Decide between a villa and a single-family home based on how much you travel, tour both amenity sets, and confirm the CDD and the flood zone for any specific home. An active-adult specialist will compare it against Stillwater and the Reverie communities for you.
Selling a Home in WaterSong at RiverTown
If you are thinking about selling in WaterSong at RiverTown, the right list price comes from the recent comparable sales in this specific community, not an automated estimate. Pricing to the homesite and the current WaterSong at RiverTown inventory is what earns the strongest offer in the fewest days on market.
Across the wider Jacksonville metro, Momentum's listings have run a 97.98 percent sold-to-list ratio and 64 days on market for our agents, against a market average closer to 96.73 percent and 72 days, year to date. A WaterSong at RiverTown listing specialist will give you a true home value from real comparable sales and a pricing strategy built for the current market. Start with a no-obligation home value request below.
Get a no-obligation home value for your WaterSong at RiverTown home, based on real comparable sales in the community rather than an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Whether you are buying, selling, or just gathering information about WaterSong at RiverTown, drop your details below. Every inquiry comes straight to us, and we will personally help you and connect you with the right agent. No obligation, no spam.
Frequently Asked Questions
Who is the best real estate agent in WaterSong at RiverTown?
Where is WaterSong at RiverTown located?
Is WaterSong a 55+ community?
Who builds WaterSong at RiverTown?
What is the price range in WaterSong?
What kind of homes are in WaterSong?
What amenities does WaterSong have?
What RiverTown amenities can WaterSong residents use?
Does WaterSong have a CDD?
Why do buyers choose WaterSong?
Why is the dual amenity access important in WaterSong?
Why is the floor plan choice important when buying in WaterSong?
Why is insurance important when buying in WaterSong?
What is the commute like from WaterSong?
How does WaterSong compare to other St. Johns 55+ communities?
How do I buy or sell a home in WaterSong?
Related Reading
If you are researching WaterSong, you are likely also weighing these other St. Johns active-adult communities and resources.