Community Comparison
Aviary at Rutland Ranch vs. Creekside at Rutland Ranch
Parrish · Last reviewed August 2026
Same Rutland Ranch address, two different neighborhoods that buyers mix up constantly. They differ on builder, amenity level, CDD, and, importantly, mapped flood zone.
Everything below is drawn from the same fee and community data I keep for every community I track. Fee figures are estimates and vary by lot size and sub-association, so verify the exact numbers for a specific address before you write an offer.
What actually separates them
- On the published estimates, Creekside at Rutland Ranch starts lower on annual carrying cost: roughly $1,120 a year in HOA plus CDD at the low end, against roughly $3,083 for Aviary at Rutland Ranch. Both are estimates and vary by lot and sub-association.
- Creekside at Rutland Ranch carries no CDD assessment, while Aviary at Rutland Ranch does ($1,821 a year). A CDD is infrastructure debt collected on the tax bill, and it eventually retires; an HOA fee does not.
- The mapped flood zones differ: Aviary at Rutland Ranch is AE, Creekside at Rutland Ranch is X. Zone AE generally means lenders require flood insurance; zone X generally does not, though it is still worth carrying. Always verify the zone for the specific address, not the community.
- Amenity level differs: Aviary at Rutland Ranch is rated Medium and Creekside at Rutland Ranch is rated Low. Amenities are the main thing an HOA fee buys, so this and the fee column should be read together.
Side by side
| Aviary at Rutland Ranch | Creekside at Rutland Ranch | |
|---|---|---|
| Price Range | From the mid $300s | From the low $330s |
| Home Types | Single Family | Single Family |
| Builder | Highland Homes · Adams Homes | KB Home |
| Status | Active new construction | Active new construction |
| Amenity Level | Medium | Low |
| Bedrooms | 3 to 6 | 3 to 5 |
| Bathrooms | 2 to 4 | 2 to 2.5 |
| Garage | 2-Car | 2-Car |
| Homes | 784 planned | 95 |
Fees & flood zone
| Aviary at Rutland Ranch | Creekside at Rutland Ranch | |
|---|---|---|
| HOA | $1,262 - $2,528 / year | $1,120 / year |
| CDD (annual) | $1,821 | None |
| Est. HOA + CDD per year | $3,083 to $4,349 | $1,120 |
| FEMA Flood Zone | AE | X |
HOA and CDD figures are annualized estimates compiled from county property records, published district budgets, and active listing data. The combined line adds the two at their low ends and their high ends, so it is a bracket rather than a quote. Flood zone is the mapped zone for the community, always verify the zone for the specific address. Last reviewed August 2026. Why Florida HOA fees run high and what a CDD actually is.
Amenities
Aviary at Rutland Ranch only
- Heated pool with cabana
- Pickleball courts
- Half basketball court
- Playground
- Walking trails
- Lakes & wetland preserves
Creekside at Rutland Ranch only
- Community park
- Community garden
- Lakefront homesites
- Conservation-view lots
About each one
Parrish
Aviary at Rutland Ranch
A growing community off Rutland Road with 784 planned homesites by Highland Homes and Adams Homes. A heated pool with cabana, pickleball courts, and walking trails weave through lakes and wetland preserves.
Aviary at Rutland Ranch detailsParrish
Creekside at Rutland Ranch
KB Home's newest Parrish community with 95 single-family homesites and nine floor plans from 1,286 to 3,016 sq ft. No CDD fees, lakefront homesites, and a planned community park and garden.
Creekside at Rutland Ranch detailsQuick answers
Which has lower fees, Aviary at Rutland Ranch or Creekside at Rutland Ranch?+
Creekside at Rutland Ranch starts lower. Estimated HOA plus CDD runs $3,083 to $4,349 a year in Aviary at Rutland Ranch and $1,120 a year in Creekside at Rutland Ranch. These are estimates and vary by lot size and sub-association, so confirm the figure for a specific address before you rely on it.
Does Aviary at Rutland Ranch or Creekside at Rutland Ranch have a CDD?+
Aviary at Rutland Ranch carries a CDD ($1,821 a year on the published estimate); Creekside at Rutland Ranch does not. A CDD is repayment of the infrastructure bonds that built the community, collected on the annual property tax bill.
What is the price difference between Aviary at Rutland Ranch and Creekside at Rutland Ranch?+
Aviary at Rutland Ranch is listed at From the mid $300s and Creekside at Rutland Ranch at From the low $330s. Those are starting and range estimates that move with the market, homesite, floor plan, and current incentives, so treat them as a bracket rather than a quote.
Are Aviary at Rutland Ranch and Creekside at Rutland Ranch in the same area?+
Yes, both are in Parrish. That means the same general commute, the same county, and the same broad tax base, so the comparison really is community against community.
Still torn between the two?
Fee tables get you most of the way. The rest is which homesites are actually left, what the current incentives are, and how each community has been holding value, and none of that is published anywhere. Tell me your budget and your must-haves and I will send you the honest read on both, including the one I would steer you away from and why.