Bradenton, FL
A bundled-golf community inside the Heritage Harbour master plan east of I-75, platted across 76 phases of coach homes, terraces, villas and single-family houses, with 750 of them on the county roll built between 2009 and 2016. Golf is 27 holes by Arthur Hills, and membership is not optional here, it is built into the dues, which is why the HOA looks high next to its neighbors. What that buys is a 39,000 square foot clubhouse with formal and casual dining and a Tiki Bar, nine Har-Tru tennis courts, eight pickleball courts, a fitness center with an aerobics room, and nine pools across the community including a resort pool, a resistance pool and a heated spa. Forty-four percent of the houses back onto the golf course.
Home Types
Coach homes, villas and single-family
Amenity Level
Resort
HOA (Yearly) Est.
$4,720 - $8,572
CDD (Yearly) Est.
$1,794 - $1,873
Flood Zone
X / AE
Fee estimates may vary by lot size and sub-association. View all community fees →
Community size
750
homes
community record
750
completed homes on the county roll
Manatee County property appraiser roll, read October 2026
826
recorded residential lots
Manatee County property appraiser roll, read October 2026
Michael’s Take
County-assessed CDD $1,794-$1,873 on effectively every home (Heritage Harbour NORTH CDD, whose own website names River Strand Golf and Country Club as the district; this page previously said South, which was wrong, and the South district prices no River Strand product in its budget). Golf membership is bundled into the HOA, so compare its dues against other bundled clubs, never against an optional-membership community like River Club.
From the county records
$333,000
Median of 136 recorded sales since October 2023, the middle eighty percent between $236,000 and $488,000.
37%
Of the 750 matched residential units here claim a homestead exemption, which reads as a mix of homes claimed as a permanent residence and homes that are not.
Newest completion recorded 2018. The roll records no completions here in the last three years. Most of what trades is resale, though an absence of recent completions is not by itself proof a community is closed to new building.
Arm’s-length sales recorded with Manatee County, read October 2026. Quitclaims, foreclosures, family transfers and pre-construction sales are excluded. Homestead requires the property to be a permanent residence, so the share carrying one is reported here as a share of matched residential units rather than as a count of who lives here. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.
At an estimated $8,480 a year in combined HOA and CDD, River Strand sits about 376% above the Bradenton median of $1,783, ranking 22 of the 23 Bradenton communities whose fees this site tracks.
Estimates from the same dataset behind the fee pages and the True Cost Index. Fees vary by lot size and sub-association, and change with each budget.
Golf here is River Strand Golf & Country Club, a private club. Membership structure and any fees are on its page.
River Strand also appears in
Governing Documents
3 documents from the community development or stewardship district that covers River Strand and linked to the page each one lives on. Nothing is copied here, so you read whatever they publish today. No association documents have been located for River Strand yet, which is a gap in what has been found rather than evidence there are none.
A community development or stewardship district is a unit of local government, not an association. Its assessment is billed with your property taxes rather than by the association, and its rules are public records of a different kind. Shown separately for that reason.
Heritage Harbour North Community Development District
Matched to River Strand because: The district’s own official website opens by naming River Strand Golf and Country Club as this district, in those words, and states that it sits in Manatee County and was created by Manatee County Ordinance 06-71. THIS SITE PREVIOUSLY RECORDED RIVER STRAND UNDER HERITAGE HARBOUR SOUTH, which was wrong. The correction rests on three independent things agreeing: the district naming River Strand itself; the Heritage Harbour South adopted budget pricing no River Strand product at all, only Stoneybrook and Lighthouse Cove ones; and the River Strand figure on the certified roll falling inside this district’s assessed range and outside South’s.
Created on 13 November 2006 by Manatee County Ordinance 06-71, amended on 21 October 2010 by Ordinance 10-45 and again on 13 September 2013 by Ordinance 13-34. The district describes itself as the third of FOUR community development districts inside the Heritage Harbour Development of Regional Impact, which is worth knowing because this site had recorded two. The third identified, Heritage Harbour Market Place Community Development District, files its own budget with the county and covers commercial parcels rather than housing. One trap on this district’s assessment table: the per-unit comparison covers the general fund only, at $844.84 for every product type, while two separate bond series are assessed on the same tax roll in funds of their own. The general-fund figure alone understates what a lot pays.
Who to contact
No individual supervisors or managers are listed here. The board is named in the district’s own agendas and minutes, which its website publishes.
Board members and officers are not listed here. They change often, and their names are on the association’s own records and in the state’s corporate filings, which is where they should be read from rather than from a page that cannot keep up.
Issued by Heritage Harbour North Community Development District
The district as a whole. The performance measures and standards every Florida special district must publish.
Executed and published by the district for 2026.
Issued by Heritage Harbour North Community Development District
Every parcel inside the district boundary. Carries the per-unit assessment comparison by product type and the amortisation schedules for both outstanding bond series.
Filed with Manatee County for the fiscal year beginning 1 October 2026 and published by the county.
PROPOSED, not adopted, and labelled as such. It is recorded because it is the newest figure the district has filed and because it carries the per-unit table; it is not evidence of what was finally adopted.
Issued by Heritage Harbour North Community Development District
Every parcel inside the district boundary, which the district states is River Strand.
Linked from the district’s own home page as its adopted budget, with a first amendment.
Hosted on the district manager’s file server rather than on the district site itself, which is how this district publishes. The district links to it over plain HTTP; the same file is served over HTTPS and that is what is recorded here, because this site does not publish an insecure link.
The governing body is known and nothing it publishes is public. That is a gap in what has been published, not evidence that the community has no restrictions. This list records what has been found in public, not everything that governs the property. Before an offer I pull the full document set for the specific address along with the association’s budget and financials.
The full document directory →I'll send current listings and pricing in River Strand, line up private showings, and give you an honest read on value, HOA/CDD costs, and resale before you commit, no pressure, no obligation.
Prefer to pick a time instead? Schedule a consult
River Strand offers coach homes, villas and single-family. Attached homes carry an association that maintains the building itself, so the fee covers more than it would on a single-family home and the association's reserves matter to you directly. What a specific home includes, and what the association maintains, is set out in that community's documents and is worth reading before an offer rather than after.
Golf at River Strand is bundled, which means the membership runs with the home rather than being optional: you pay for it whether or not you play. The course here is River Strand Golf & Country Club, which is private. Bundled communities usually cost less per round for an active golfer and more for someone who does not play at all, so it is worth being honest about how much golf you actually expect. Confirm the current dues and exactly what the membership includes in writing before an offer, because these change.
River Strand offers 27-hole Arthur Hills championship golf, bundled, 39,000 sq ft clubhouse, Formal and casual dining plus Tiki Bar, Nine pools including resort and resistance pools, Heated spa, among others. Worth separating two things that often get blurred together: amenities the HOA maintains and which every owner pays for, and club or golf facilities that may require a separate membership on top. Which category each amenity falls into determines your actual annual cost, and it is set out in the community documents rather than in any listing.
136 arm's-length sales have been recorded in River Strand since October 2023, at a median of $333,000. The middle eighty percent of those sales fell between $236,000 and $488,000, which is a better guide to the range than the extremes. These are prices recorded with Manatee County, not asking prices, so they describe what buyers and sellers actually agreed. Figures read October 2026; quitclaims, foreclosures and family transfers are excluded.
37% of the 750 matched residential units in River Strand claim a homestead exemption, which Florida grants only on an owner's permanent residence, read from the Manatee County roll in October 2026. That reads as a mix of homes claimed as a permanent residence and homes that are not. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.
The most recent home the county records in River Strand was completed in 2018, across 826 platted parcels of which 750 carry a finished home. The county records no completions in River Strand in the last three years, so what trades is resale. An absence of recent completions is not by itself proof that no further building is permitted. Build year matters more in Florida than buyers expect, because insurers weight roof age heavily and it drives what a property costs to carry rather than just what it costs to buy.
Yes. River Strand carries an estimated CDD assessment of $1,794 - $1,873, on top of an HOA fee estimated at $4,720 - $8,572 yearly. A community development district assessment can have two components, and they behave differently: debt service repays the bonds that funded the roads, drainage and amenities, and ends when those bonds are retired, while an operations and maintenance charge pays to run what the bonds built and does not. Both are billed with your property taxes rather than by the association, and both are separate from the HOA. Assessments are set annually and vary by home and phase, so confirm the current components for the specific address.
The flood zone recorded for River Strand is X / AE. Zones beginning A or V are the higher-risk categories, where a federally backed mortgage generally requires flood insurance, while zone X is lower risk and coverage is usually optional. Flood zone is assigned per property rather than per community though, and elevation can change both the requirement and the premium substantially, so get the zone and the elevation certificate for the exact address rather than relying on a community-level figure.
