Riverwood
Riverwood in Port Charlotte: a gated golf community of 1,321 homes in 29 neighborhoods on the Myakka River, with recorded sales, the district charge, flood zones and school facts. Call McGreevy and Comisar at (239) 898-6072.
Riverwood in Port Charlotte: a gated golf community of 1,321 homes in 29 neighborhoods on the Myakka River, with recorded sales, the district charge, flood zones and school facts. Call McGreevy and Comisar at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Sellers and buyers in Riverwood ask the same first question: what does the recorded county file say about this gated golf community? McGreevy and Comisar answer it from Charlotte County's own sales files, the district's adopted budgets and the recorded governing documents, not from brochures.
Riverwood is a gated golf community of 1,321 homes in Port Charlotte, Florida, set on the Myakka River in ZIP 33953 and governed by a master association and the Riverwood Community Development District. This page is built from the county record, the recorded documents and the district's own budgets. Sellers come first: the market section shows how the county record reads for a Riverwood home, and the sections after it cover what a buyer will ask about your home before an offer.
If you're searching for the best realtor for Riverwood, whether you're ready to sell your Riverwood home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
The Riverwood market record (the 12 months to September 9, 2026, Charlotte County recorded sales): 113 home sales · median $345,000 · every sale a resale · 74 single-family homes at a $420,000 median · 19 villas at $312,000 · 20 condominium units at $236,000 · highest recorded sale $970,000. Days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-07). (Charlotte County Property Appraiser public roll and sales files, our analysis.)
For luxury Riverwood sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed.
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Selling your Riverwood home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings). Our guide to selling a Riverwood home sets out the listing plan.
Buying a home in Riverwood? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read our guide to buying a home in Riverwood.
Sellers comparing the best real estate agents in Port Charlotte can start with the county record on this page. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the method we use to price a Riverwood home is the method this page shows: the county's recorded sales first, the recorded charges second, and every unknown stated as unknown.
That method matters in a community with three layers of charges. Two Riverwood homes a few streets apart can sit on different plats, answer to different neighborhood associations, carry different upkeep arrangements and read different elevations on the federal flood map. A median for the whole community is a starting point, and the price of a particular home is set neighborhood by neighborhood, street by street and address by address. The sections below keep the county record, the association record and the district record apart so a buyer or a seller can see which is which.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Riverwood buyers and sellers should know eight things: the size of the community, the 12-month sales record, the product mix, the district charge, the unpublished association amounts, the optional golf and Beach Club, the flood readings and the 2026 rise in sales. Each is developed, with its source, in a later section of this page.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026; the district's adopted fiscal 2027 budget; FEMA map effective December 15, 2022).
This Riverwood guide has 33 sections, from the county sales record and the origins of the community to fees, flood readings, schools and the seller module. Sellers can start with the market record; buyers can start with the Fee Stack and the 29 neighborhoods. Use the list below to find the section you need.
Riverwood is a gated, deed-restricted golf community of 1,321 homes in 29 neighborhoods on the Myakka River, with a Port Charlotte mailing address in unincorporated Charlotte County, ZIP 33953. Single-family homes, villas and condominiums share one campus, one golf course and three layers of charges.
Riverwood is a master-planned community built mostly in the 1990s and 2000s on land along the Myakka River. The association describes about 1,300 acres, 29 neighborhoods and 1,322 homes (Riverwood Community Association, Who We Are). The county roll, which this page leads with, counts 1,321 homes. The two numbers differ by one home, and the section on the county roll below shows how we handle the difference.
What sets Riverwood apart from the other Port Charlotte communities on our site is the amount of shared infrastructure. A district-owned Activity Center campus on Riverwood Dr offers a pool, tennis, pickleball, bocce, croquet and a fitness center. An 18-hole golf course is part of the community, and an optional members-only Beach Club sits on Manasota Key. All of it is described, with sources, in the sections that follow.
This page covers Riverwood in Port Charlotte, Florida, ZIP 33953, on the Myakka River in unincorporated Charlotte County. Several places share the name or part of it, so the distinctions are worth stating.
Westport Ridge is a Riverwood neighborhood; West Port is a separate master plan about six miles east along SR 776 in the same ZIP. Tarpon Harbor, a Riverwood condominium neighborhood, is not Tarpon Bay in El Jobean. Stonebridge at Riverwood is not Stonebridge Country Club in Naples. Willow Glen Golf Cottages is not the Willow community in Punta Gorda. Oyster Bay is a villa neighborhood, not a condominium. Riverwood is also not the Naples community of a similar name, not Riverwoods Plantation in Estero and not River Club in the 33980 ZIP of Port Charlotte.
Port Charlotte is a mailing address here, not a city: Port Charlotte has no city government, and Charlotte County is the government for Riverwood.
Riverwood sits on the Myakka River in the Port Charlotte area. The Riverwood CDD's boundary, set by Charlotte County Ordinance 91-58 in 1991, runs along the Myakka River and a wetland preserve on the west, SR 776 on the east, the Myakka River on the south and the Port Charlotte subdivision on the north.
Free-flow drive times from the Activity Center campus put central Port Charlotte (Town Center) about 9 minutes away, North Port City Hall about 18 minutes, downtown Punta Gorda about 23 minutes and Englewood Beach about 23 minutes. West-edge homes, such as those on Rivershore Ln, add up to about 4 minutes to most destinations. The full drive-time table is in the drive-time section later on this page.
Yes. The association states that the main gatehouse is staffed 24 hours and that two more entrances use transponders (Riverwood Community Association, home). Florida's traffic signal inventory lists one signalized intersection at SR 776 and Riverwood Dr, maintained by Charlotte County (FDOT traffic signal locations).
The district's resident disaster plan adds one operating detail: the gatehouse prepares to shut when gusts of 45 mph are forecast. The location of the main gatehouse is not stated in a document we read, so this page does not describe the approach by landmark.
The Charlotte County Property Appraiser's roll of October 4, 2026 shows 1,352 parcels across 18 plat and condominium designators in ZIP 33953, and 1,321 homes on them: 869 single-family homes, 186 villas (the county codes them as single-family cluster) and 266 condominium units. Two more parcels are vacant home sites, one in Riverside and one in Stonebridge. The association says 1,322 homes, and the district's fiscal 2027 assessment table bills 1,323 residential units, so the three counts differ by a home or two.
Of 1,326 parcels that carry a year built, the roll shows homes built from 1992 to 2021, with a median year of 2003. By decade, 345 date to the 1990s, 766 to the 2000s, 214 to the 2010s and 1 to the 2020s. Heated area on the county roll runs from 1,252 to 6,027 square feet for single-family homes, 1,512 to 1,904 for villas and 1,327 to 2,041 for condominium units. (Charlotte County Property Appraiser public roll and sales files, our analysis.)
Single-family homes are 869 of the 1,321 homes, or about 66 percent (our arithmetic). Villas are 186, about 14 percent, and condominium units are 266, about 20 percent. In the 12 months to September 9, 2026 the mix of sales looked similar: 74 of 113 sales were single-family homes (65.5 percent), 19 were villas (16.8 percent) and 20 were condominium units (17.7 percent).
The four condominiums are Grand Vista (90 units), Willow Glen Golf Cottages (84), Tarpon Harbor I (36) and Tarpon Harbor II (56), and each is governed by its own association under Chapter 718. The villa neighborhoods, such as Oyster Bay, Pompano Cove and Stillwater Trace, have their own associations too but are not condominiums. The neighborhood section of this page covers each one.
No active builder appears in the county record. Builder-direct sales, which are a builder's first sale of a new home, are zero in every window from 12 months to 60 months and in every calendar year since 2019, so every Riverwood sale in the record is a resale. The roll shows a single parcel with a year built in the 2020s and two vacant home sites.
Riverwood's 1990 approval allowed 3,300 dwelling units. The 1,321 homes on the roll are about 40 percent of that figure (our arithmetic), and the master-plan section of this page explains where that leaves the approval today. For new construction in the same ZIP, buyers look at West Port, which the benchmark section compares.
The Activity Center campus on Riverwood Dr is owned by the Riverwood CDD and run with a full-time Activities Director. The association's amenities page lists a saltwater beach-entry pool with lap lanes and a separate heated spa, six Har-Tru tennis courts (two open for night play), six lighted pickleball courts, three bocce courts, a regulation croquet lawn rebuilt with a grand opening on January 5, 2026, a 24-hour fitness center with three class rooms, an arts and crafts studio, a library, a tiki bar, three activity buildings and separate big-dog and small-dog parks (Riverwood Community Association, amenities).
Campus rules are published. Pets are not allowed on campus grounds except service animals and events, and an owner who leases a home loses campus use for the length of the lease. A later section covers each amenity in detail.
No age restriction appears in the recorded Amended and Restated Declaration (all 109 pages read), the By-Laws or the Rules we read. The governing documents control, and they are listed in the Downloadable Documents section so a buyer can read the recorded text directly (Riverwood Community Association, recorded Declaration). Some third-party pages describe Riverwood by age; this page prints only what the recorded documents state.
Riverwood Golf Club is an 18-hole, par 72 course that the club describes as running through natural pine on the front nine and salt marsh on the back. It is privately owned by CH3-Riverwood Golf Club, LLC and open to the public, and no golf, social or Beach Club membership is required of a homeowner. The recorded Declaration says in Section 16.2 that lot ownership or association membership gives no right to use the golf club. Every lot also carries an easement for errant golf balls and an assumption of golf-related risks (Declaration Sections 16.6 and 16.7).
The Riverwood Beach Club is a separate, district-owned facility at 2610 N Beach Rd on Manasota Key, about 14.2 road miles and 24 minutes free-flow from the Activity Center. It is gated and members only, capped at 415 household memberships, with a wait list of 180 as of the September 15, 2026 district package (Riverwood Beach Club). Annual dues are $475 plus tax.
All 18 points we sampled across Riverwood read FEMA Zone AE on the map effective December 15, 2022, with a base flood elevation of 8 or 9 feet NAVD88, and the county's storm-surge layer shows evacuation zone A at all 18 (FEMA National Flood Hazard Layer; Charlotte County Know Your Zone). A map zone is not a determination for a house; the elevation certificate and the lender's determination decide.
The Charlotte County Public Schools Boundary Locator assigned all 17 Riverwood addresses we checked to Liberty Elementary, Murdock Middle and Port Charlotte High (Boundary Locator). Liberty Elementary is an A school for 2025-26. The nearest emergency room, Sarasota Memorial North Port, is about 13 minutes from the campus, and AdventHealth Port Charlotte is about 16 minutes. Walmart Supercenter on Murdock Cir is about 10 minutes away and Charlotte Sports Park, the Tampa Bay Rays' spring training home, is about 6 minutes.
Riverwood's rules sit in the recorded Declaration and the association's Rules and Policies. Household pets are allowed and must be leashed outside the lot. There is no overnight street parking, commercial vehicles belong in a closed garage, and the fine is $100 a day. Golf carts are allowed on Riverwood roads with an association decal, a licensed driver and lights from sunset to sunrise, under a policy approved May 27, 2026. Architectural changes need Modification Committee approval, and fines run up to $100 a day and $1,000 per violation.
Leasing is set neighborhood by neighborhood. Minimum terms in the recorded documents run from one month to three months, and several neighborhoods also cap leases at three a year. The association charges a $25 lease processing fee. The governance section lists every neighborhood's rule.
Optional memberships are the golf club, the Beach Club and the RV and boat park. None is required to own a home.
A Riverwood buyer meets three layers of charges, and we start there. The association's quarterly assessment is not published, so the first document is the estoppel certificate, which shows the current amounts at a sale. The second is the district charge of $1,620.15 per home on the November tax bill, which is public. The third is the neighborhood or condominium association, if the home sits in one of the ten incorporated neighborhoods.
After the charges, we read the flood reading for the address and the elevation certificate with the buyer. Then comes the roof, because the association's Rules list tile, stone-coated steel or stamped metal and do not list asphalt shingle. For a condominium unit we ask for the association's budget, reserve study and milestone inspection status. Last comes the neighborhood's recorded supplemental declaration, which holds its lease rule and its upkeep arrangement. Each step is developed, with sources, later on this page.
The county recorded 113 Riverwood home sales in the 12 months to September 9, 2026, and every one was a resale. A buyer in that market is choosing among existing homes in 29 neighborhoods, each with its own association rules, so the work is in matching the right neighborhood and the right documents to the buyer's plans. Call Marc at (239) 287-5873 for a personalized Riverwood buyer consultation, start with how we help you buy in Riverwood, or read how we represent buyers across Southwest Florida.
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Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026; county roll of October 4, 2026; association and district pages read October 10, 2026).
Riverwood recorded 113 home sales in the 12 months to September 9, 2026, at a $345,000 median, and every one was a resale. Single-family homes sold at a $420,000 median, villas at $312,000 and condominium units at $236,000, so the community median describes none of the three products alone.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Riverwood recorded sales, the 12 months to September 9, 2026:
Measure | Sales | Median | Range | Median per sq ft of county heated area |
|---|---|---|---|---|
All homes | 113 | $345,000 | $175,900 to $970,000 | $192.16 (113 sales) |
Single-family | 74 | $420,000 | $265,000 to $970,000 | $216.22 (74 sales) |
Villas | 19 | $312,000 | $230,000 to $355,000 | $180.06 (19 sales) |
Condominium units | 20 | $236,000 | $175,900 to $344,000 | $149.24 (20 sales) |
Builder-direct | 0 | not applicable | not applicable | not applicable |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Qualified, improved sales above $1,000. Heated area is the county's, not the multiple listing service's living area.
Longer windows give the same shape:
Window | Sales | Median |
|---|---|---|
24 months | 164 | $362,500 |
36 months | 216 | $389,250 |
60 months | 356 | $425,000 |
The highest sale in the 60-month window was $1,600,000, recorded in 2025.
The three products sit in three different price ranges, and a seller should read only the row that matches the home. Single-family homes sold between $265,000 and $970,000 at a $420,000 median. Villas sold between $230,000 and $355,000 at a $312,000 median, a much narrower band. Condominium units sold between $175,900 and $344,000 at a $236,000 median.
Per square foot of county heated area, the medians are $216.22 for single-family homes, $180.06 for villas and $149.24 for condominium units. These are county heated-area figures and are never compared with an MLS living-area figure.
The county recorded no builder-direct sale in Riverwood in any window from 12 months to 60 months. Every one of the 113 sales was an owner selling to a buyer, so there is no builder inventory in the record competing with a Riverwood resale.
For new construction in the same ZIP, West Port recorded 180 sales in the same 12 months, 142 of them a builder's first sale.
Price bands for the 113 sales in the 12 months to September 9, 2026:
Band | Sales |
|---|---|
Under $200,000 | 4 |
$200,000 to $300,000 | 28 |
$300,000 to $400,000 | 37 |
$400,000 to $500,000 | 22 |
$500,000 to $750,000 | 17 |
$750,000 to $1,000,000 | 5 |
$1,000,000 and up | 0 |
The $300,000 to $400,000 band is the largest, with 37 sales, and 69 of the 113 sales (61 percent, our arithmetic) were under $400,000. Five sales were above $750,000, and none reached $1,000,000 in the window; the highest, $970,000, recorded on Rivershore Ln on April 20, 2026.
Sales and median price by calendar year (2026 runs to September 9):
Year | All sales | Single-family | Villas | Condominium units |
|---|---|---|---|---|
2019 | 101, $288,500 | 61, $342,000 | 22, $265,750 | 18, $198,750 |
2020 | 119, $300,000 | 71, $388,000 | 12, $278,250 | 36, $215,000 |
2021 | 150, $360,500 | 89, $401,900 | 25, $325,000 | 36, $239,500 |
2022 | 72, $497,500 | 44, $641,000 | 15, $400,000 | 13, $375,000 |
2023 | 48, $544,750 | 30, $649,950 | 8, $386,000 | 10, $331,500 |
2024 | 51, $460,000 | 28, $539,500 | 6, $399,250 | 17, $325,000 |
2025 | 61, $415,000 | 39, $463,500 | 10, $325,000 | 12, $249,500 |
2026 to September 9 | 92, $337,500 | 60, $405,000 | 16, $310,000 | 16, $236,000 |
Builder-direct sales were zero in every year. Read the medians as the record of what sold, not a like-for-like price index.
The county record shows 92 qualified Riverwood sales from January 1 to September 9, 2026, against 61 in all of 2025, 51 in 2024 and 48 in 2023. Fifty-four of the 92 recorded in March (18), April (21) and May (15) 2026. Countywide qualified sales show no such jump: 8,674 in 2025 and 6,209 in 2026 to September 9.
The public record does not show why. No public document we read, from the district's minutes to the association's postings to county boards, states a cause, and this page does not guess at one. What the record does show is that more Riverwood homes changed hands in 2026 to date than in any of the three prior full years.
The all-homes median was $544,750 in 2023 and $337,500 in 2026 to September 9. Each product's own median is lower too: single-family from $649,950 in 2023 to $405,000, villas from $400,000 in 2022 to $310,000, and condominium units from $375,000 in 2022 to $236,000. The table above gives every year.
The record does not say why, and a lower median is not the same as a price drop on a given home. Each product's own median also fell from 2025 to 2026: single-family homes from $463,500 to $405,000, villas from $325,000 to $310,000 and condominium units from $249,500 to $236,000. A shift toward condominiums and villas therefore does not explain the lower all-homes median, and no public document we read states a cause, so this page publishes no percentage change in value. Pricing a particular home depends on recorded sales on its own street, covered next.
Neighborhood medians vary much more than the community median does. In the 12 months to September 9, 2026, Redfin Shores recorded 10 sales at a $438,000 median, the most of any neighborhood, and the Sawgrass Pointe plat (ten neighborhoods) recorded 35 sales at $355,000. Grand Vista recorded 9 sales at $240,000, Stillwater Trace 9 at $312,000, Willow Glen Golf Cottages 7 at $199,000 and Stonebridge 7 at $340,000.
At the upper end, River Run recorded 4 sales at a $662,500 median, Fairway Lakes 6 at $502,250 and Eagle Trace 5 at $500,000. Westport Ridge recorded 3 sales at $715,000, and Riverside recorded two, at $825,000 and $970,000. Where a neighborhood has fewer than 10 sales we say so, because a median of three or four sales is a description, not a measure. The neighborhood section of this page gives all 29.
Streets with four or more recorded sales in the 12 months to September 9, 2026:
Street | Sales | Median |
|---|---|---|
North Marsh Dr | 12 | $438,000 |
Creekside Ln | 12 | $315,000 |
Pennyroyal Rd | 11 | $385,000 |
Grand Vista Ct | 9 | $240,000 |
Club Dr | 7 | $269,000 |
Osprey Ln | 5 | $330,000 |
Bridgeview Ln | 5 | $350,000 |
Long Lake Ln | 4 | $529,750 |
Mill Creek Rd | 4 | $662,500 |
Village Ln | 4 | $322,950 |
Bay Ridge Way | 4 | $317,000 |
Wax Myrtle Ct | 4 | $332,500 |
Willow Glen Ct | 4 | $215,500 |
A buyer's comparison narrows to the same street first, so the street is where we start pricing a Riverwood home. Other streets recorded one to three sales each in the window, and we use them in a valuation without publishing a median for a handful of sales.
The community median is $192.16 per square foot of county heated area across 113 sales. By product it is $216.22 for single-family homes, $180.06 for villas and $149.24 for condominium units. By neighborhood, the Sawgrass Pointe plat is $201.18 over 35 sales and Redfin Shores is $231.41 over 10 sales.
Longer-window neighborhood figures include River Run at $307.43 over 10 sales in 36 months and Grand Vista at $145.42 over 14 sales in 24 months. These are county heated-area figures and are not comparable with a listing's living area. Compare homes of similar size and product only.
Information not available at time of publishing (checked 2026-10-07).
Days on market, sale-to-list ratio and months of supply come from the multiple listing service, which we could not query when this page was built. We do not estimate them. A seller who wants to know how long a Riverwood home takes to sell in a given price band and neighborhood should ask us for the multiple listing service pull for that segment, which we run for each valuation.
Information not available at time of publishing (checked 2026-10-07).
Riverwood homes sit on the golf course, on lakes, on preserves and along the Myakka River, and the price effect of each setting is a real question for a seller. The split was not measured for this page, because the county roll does not give a reliable frontage flag for the community's platted tracts and condominium buildings. We describe lot settings in words, neighborhood by neighborhood, and we price a particular home with recorded sales on the same street. Every lot carries the golf easement, so even homes off the course share that recorded risk language.
Read the product first, the street second and the window third. A single-family home is being compared with a $420,000 median across 74 sales, a villa with $312,000 across 19 and a condominium unit with $236,000 across 20. The community median of $345,000 describes none of them. Then narrow to the street: North Marsh Dr at $438,000 over 12 sales is a different record from Grand Vista Ct at $240,000 over 9.
Because every Riverwood sale in the record is a resale, your home competes with other owners' homes rather than with a builder's inventory, and a buyer will check the charges, the flood reading and the neighborhood's recorded documents against the price before an offer. A home priced with those answers in hand sells on a firmer footing.
We build that comparison for every Riverwood seller from the county's recorded sales on your street and in your neighborhood. To see what your home is worth on the recorded record, request a free home valuation or call Jesse direct at (239) 898-6072.
Riverwood began as a Development of Regional Impact that Charlotte County approved on November 13, 1990, on land that included part of the old El Jobean plat. Plats were recorded from 1992 to 2012, a chain of developer entities ran from Riverwood Development, Inc. to Centex Homes, and the county roll now counts 1,321 homes against 3,300 approved units.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
The history of Riverwood is a paper trail more than a story: a county development order, a string of recorded plats, a chain of developer entities and a community development district. This section keeps those apart. The dates come from the county's own orders and plat layer, the builders come from recorded instruments, and the home counts come from the county roll. Where a record is silent, the page says so.
Charlotte County approved Riverwood on November 13, 1990. Resolution 90-285 is the master development order, Resolution 90-286 approved the first increment the same day, and Resolution 90-287 set the planned-development zoning (Charlotte County, Resolution 90-285; Resolution 90-286; Resolution 90-287). The master order describes the site as including a large part of the 1920s El Jobean plat, land it says had been substantially modified by earlier activity. A second increment followed on January 9, 1997 under Resolution 97-0030AO (Charlotte County, Resolution 97-0030AO).
Riverwood sits on the Myakka River in unincorporated Charlotte County. Port Charlotte is the mailing address, ZIP 33953, and Port Charlotte has no city government of its own: the county is the government, with no city levy and no city permit office. The community's district boundary runs along the Myakka River and a wetland preserve on the west, SR 776 on the east, the Myakka River on the south and the Port Charlotte subdivision on the north (Charlotte County Ordinance 91-58).
The recorded paper names the developer entities in this order. A trustee of the MRP Land Trust was the 1990 applicant. Riverwood Development, Inc. made the original Declaration of Covenants and petitioned for the community development district. Riverwood Land Development Company Limited Partnership filed the 1997 increment and planned-development amendments. Declarant rights were assigned to Centex Homes on December 1, 1998, and Centex Homes is named as the applicant on the December 15, 2004 amendments to both increments (Resolutions 2004-255 and 2004-256) (Charlotte County, Resolution 2004-255; Resolution 2004-256).
Two things follow from that record. First, no builder is active today: the county shows zero builder-direct sales in every window from 12 months to 60 months, so every recorded sale in Riverwood is a resale. Second, the phase-by-phase builder names sit in recorded deeds from the declarant to builders, which this page did not rely on, so it names no builder for any individual neighborhood. The Declaration now in force was made by the Riverwood Community Association itself after a member vote and recorded on April 2, 2024.
The county plat layer dates the recorded plats from 1992 to 2012. The Riverwood Community Association was incorporated in Florida on July 13, 1992 (Florida Division of Corporations). The table shows what the county layer records, year by year.
Year | Recorded plat or condominium record |
|---|---|
1992 | Riverwood Units 1 to 3, Stonebridge, Fairway Lakes |
1993 | Lakeshore Village |
1994 | Riverside, Eagle Trace |
1996 | Bay Ridge, Osprey Landing |
1998 | Bay Ridge Addition |
1999 | The Reserve |
2000 | Grand Vista (condominium) |
2001 | Silver Lakes |
2002 | Myakka Pointe |
2004 | Tarpon Harbor (condominium) |
2005 | Sawgrass Pointe Units 1 to 5 |
2006 | Tarpon Harbor II |
2010 | The North Marsh Dr plat, recorded as Redfin Shores at Riverwood |
2012 | Myakka Pointe Unit Two-A |
Source: Charlotte County plat layer, read October 7, 2026. The Clerk of Court's plat sheets hold the per-plat recording days, which this page does not print.
The pattern is a community that filled in waves: the plats of 1992 to 1999 are the original golf-course neighborhoods, the 2000s add Myakka Pointe, the Tarpon Harbor condominiums and the large Sawgrass Pointe plat, and the 2010 and 2012 plats are the last original-phase additions.
The county roll shows 1,326 parcels with a year built, ranging from 1992 to 2021 with a median of 2003. The count is of parcels, not homes, because the 1990s row includes the 1992 clubhouse and the 1994 campus building.
Decade | Parcels with a year built |
|---|---|
1990s | 345 |
2000s | 766 |
2010s | 214 |
2020s | 1 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis (roll of October 4, 2026).
The 2000s decade holds 766 of the 1,326 parcels, or 57.8 percent (our arithmetic: 766 / 1,326). Only one parcel carries a year built from the 2020s, which fits the sales record: Riverwood has had no builder-direct sale in any window, and the last original-phase plat is from 2012.
The 1990 development order approved up to 3,300 dwelling units. The county roll counts 1,321 homes, which is about 40 percent of the approved total (our arithmetic: 1,321 / 3,300 = 40.0 percent). The built mix also differs from the planned mix.
Product | Approved in 1990 | On the county roll, October 2026 |
|---|---|---|
Single-family | 600 | 869 |
Cluster homes (villas) | 1,400 | 186 |
Multifamily (condominium units) | 1,300 | 266 |
Sources: Charlotte County Resolution 90-285 (master development order); Charlotte County Property Appraiser public roll, our analysis. The roll's use codes do not map one to one onto the 1990 planning categories.
Three counts of Riverwood homes are on the public record, and they measure slightly different things. The county roll counts 1,321 homes plus two vacant home sites (one each in Riverside and Stonebridge). The association says 1,322 homes in 29 neighborhoods. The district's fiscal 2027 assessment table bills 1,323 residential units. Why the approved total was never reached is not stated in any development order, resolution or district document we read, so this page does not guess.
The district, not the original developer, carries the DRI paperwork today. The 2018 resolutions name the Riverwood Community Development District as applicant and state the reason for the build-out extension: to allow the Activity Center to be expanded (Charlotte County, Resolution 2018-041). The campus is district-owned and sits on Riverwood Dr. It now includes a saltwater beach-entry pool with lap lanes and a separate heated spa, a 24-hour fitness center, tennis, pickleball, bocce and a croquet lawn that was rebuilt and held its grand opening on January 5, 2026 (Riverwood Community Association, amenities; croquet club). The campus has its own section further down this page.
Riverwood was planned in 1990 as a mixed-use community of up to 3,300 dwelling units with one 18-hole golf course, 334,000 square feet of commercial space and a marina basin approved only in concept. The last county order posted set build-out at November 11, 2025, and as of October 10, 2026 the county has posted no later resolution.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
A Development of Regional Impact is a county-level entitlement: it fixes how many homes, how much commercial space and what recreation a project may build, and the order carries conditions for roads, wetlands and wildlife. For a buyer the useful questions are what was promised, what was built and what the paper says about the end date. This section answers each from the orders themselves.
The master development order (Resolution 90-285, November 13, 1990) covers about 1,265 acres and 3,300 dwelling units: 600 single-family, 1,400 cluster and 1,300 multifamily. It also approves 334,000 square feet of commercial space and one 18-hole golf course (Charlotte County, Resolution 90-285). Increment I (Resolution 90-286) was approved the same day, and Increment II (Resolution 97-0030AO) followed on January 9, 1997.
Against that plan, the roll shows 1,321 homes. The golf course was built, the community is gated and deed-restricted, and the marina and most of the commercial entitlement were not built.
The 1997 planned-development amendment (Resolution 97-0880AO, July 29, 1997) set the planned-development boundary at 1,287.6 acres. Its land-use table gives the golf course 123 acres, lakes 140 acres, wetland reserves about 251 acres and open space 102 acres (Charlotte County, Resolution 97-0880AO).
Riverwood's acreage appears in several forms, and each is labelled here. The association describes about 1,300 acres. The planned-development boundary is 1,287.6 acres. The community development district covers about 986 acres of that, which is 963.47 acres at its creation plus 22.65 acres added in 2000 (our arithmetic) (Ordinance 91-58; Ordinance 2000-025).
The 1990 master plan conceptually approved a marina basin. No marina was built. The order approved the basin only in concept and did not approve marina siting, so any marina would have needed further approvals that the record does not show were ever sought (Charlotte County, Resolution 90-285).
The practical result for a buyer is that Riverwood is a river-edge community without a marina. The river-access section later on this page covers what the association does list on the Myakka, and what it does not.
Riverwood was planned around wetland reserves and wildlife habitat. The planned-development resolution set three bald eagle management zones: Primary, Flyway and Secondary (Charlotte County, Resolution 90-287). The 1997 amendment removed the eagle zone from part of the land it rezoned, and the land-use table keeps about 251 acres of wetland reserves and 102 acres of open space (Resolution 97-0880AO).
The county's wetland management plan for the Riverwood DRI (posted as its easement management plan) describes preserve areas as wetlands and their upland buffers, requires inspection by an environmental consultant no less than twice a year, bars dumping and storage in the preserves, and allows passive recreation (Charlotte County, wetland management plan). A habitat management plan for the eagle preserves is also on the county's Riverwood pages (Charlotte County, Habitat Management Plan). The recorded conservation easement itself was not read.
The last order posted by the county set build-out at November 11, 2025. Resolutions 2018-038, 2018-039 and 2018-041 (March 27, 2018) extended the master order and both increments to that date, at the district's request (Resolution 2018-038; Resolution 2018-041).
That date has passed. The district's board authorized counsel on August 19, 2025 to request an extension, and its minutes of September 16 and October 21, 2025 record no county response (district minutes, August 19, 2025; September 16, 2025; October 21, 2025). The county's Riverwood DRI pages, read October 10, 2026, list no later resolution (master order page; Increment I page; Increment II page).
So the public record supports one sentence and no more: the last posted order set build-out at November 11, 2025; the district asked for an extension in August 2025; as of October 10, 2026 no county resolution granting one is posted. This page does not say the DRI expired or that it was extended, because neither is proven. A buyer's title and survey work does not depend on the answer, since the plats and the Declaration are recorded and in force.
The 1990 order approved 334,000 square feet of commercial space. The county roll shows vacant commercial parcels held by the district, by the golf course owner and by the association, and the Declaration reserves a membership class for owners of commercial property. How much of the entitlement remains is not stated in a document we read.
The district bought two parcels on SR 776 in 2015, for $550,000 and $675,000 ($1,225,000 together), to limit commercial development and add buffer. A January 2026 presentation to the board studied a restaurant ground lease on part of Parcel A. Nothing is approved (district agenda, May 19, 2026; January 20, 2026).
Riverwood is governed in three layers: the Riverwood Community Association under a Declaration recorded April 2, 2024, the Riverwood Community Development District that bills a charge on the tax bill, and, for ten neighborhoods, an association of their own. Each layer has its own board, rules and charges, and a home belongs to all of them.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Governance matters in Riverwood more than in most Charlotte County neighborhoods because so much of daily life is owned by something other than the county: the gate, the roads, the lakes, the water and sewer system and the campus belong to the district or the association. The subsections below take each layer in turn, then the rules that touch leasing, pets, vehicles, carts, roofs and golf.
Layer | Who it is | What it does | How it bills |
|---|---|---|---|
Riverwood Community Association | A Florida not-for-profit corporation under Chapter 720 | Enforces the Declaration, maintains common areas it owns, runs architectural review | Quarterly assessment; $750 contribution at each sale |
Riverwood Community Development District | A Chapter 190 special district created by Charlotte County | Owns and runs the gatehouse, lakes and drains, campus, water and sewer | Non-ad valorem charge on the November tax bill; monthly utility bills |
Neighborhood or condominium association | Ten incorporated associations, four of them condominiums | Exterior upkeep, reserves and its own rules | Set by each association; amounts not published |
Sources: Riverwood Community Association, who we are; neighborhoods; Riverwood CDD, FY2027 adopted budget.
The county roll counts 1,321 homes; the association says 1,322 and the district bills 1,323 residential units. Every Riverwood home pays the first two layers. Only homes in the ten incorporated neighborhoods pay the third.
Riverwood Community Association, Inc. is active on the state's corporation record, was filed on July 13, 1992 and operates under Chapter 720 (Florida Division of Corporations). It collects a quarterly assessment due January 1, April 1, July 1 and October 1. The board adopts the budget by November 30, and a late payment carries a $25 fee and 18 percent interest. The dollar amount of the assessment is not published: the budget sits behind the resident login (Declaration; Rules and Policies).
Every purchaser pays a $750 working-capital contribution at each transfer of title under Section 12.12 of the Declaration, and the board may raise it. The association processes a lease for $25, which covers the tenant's vehicle gate pass, and an owner must file a Lease Notification Form before the tenant moves in. An owner whose home is leased loses campus use during the lease (Riverwood Community Association, buying in Riverwood).
The Declaration in force is the Amended and Restated Declaration of Covenants, Conditions and Restrictions, recorded April 2, 2024 as Instrument 3388274 (109 pages, including the Bylaws and Articles). The Amended By-Laws were recorded April 17, 2025 as Instrument 3517065 (Declaration; By-Laws).
The Declaration works through neighborhood supplements. Each neighborhood has its own recorded Supplemental Declaration, and where a supplement is more specific on a point such as leasing, the supplement controls for that neighborhood. The Declaration also gives the golf course owner a review right over construction next to the course, requires Modification Committee approval for exterior changes, and states that lot ownership gives no right to use the golf club. Votes belong to lots, with separate classes for the golf club owner and for commercial property.
The association sorts its 29 neighborhoods into three groups by how exterior upkeep is handled (Riverwood Community Association, landscaping).
The classes do not change which rules apply. They change who is billed for upkeep and who a buyer asks for the neighborhood's own documents.
All ten incorporated associations are active on the state's corporation record, read October 10, 2026. Four are Chapter 718 condominium associations: Grand Vista (90 units), Willow Glen Golf Cottages (84), Tarpon Harbor I (36) and Tarpon Harbor II (56), 266 condominium units in all. The other six are Chapter 720 neighborhood associations or corporations of fee simple lots: Marlin Cove, Oyster Bay, Pompano Cove, Stillwater Trace, The Reserve and Myakka Pointe Villas.
Oyster Bay is not a condominium. The association's website files its declaration under a condominium file name, but the recorded instrument is titled a Neighborhood Declaration of Protective Covenants, Restrictions and Easements, and its 28 attached villas are fee simple lots (the instrument's title controls). Oyster Bay, Pompano Cove and Stillwater Trace maintain the landscaping, exterior painting and roofs of their villas under their declarations, and the district maintains the drainage system in Stillwater Trace and Oyster Bay.
The amounts these ten associations charge are not published. A buyer sees them on the estoppel certificate and in the association's resale documents at a sale.
Charlotte County created the Riverwood CDD under Chapter 190, Florida Statutes, by Ordinance 91-58, adopted October 29, 1991, covering about 963.47 acres. Ordinance 2000-025 (August 2000) added about 22.65 acres, for about 986 acres together (our arithmetic) (Ordinance 91-58; Ordinance 2000-025).
The district owns and runs the community's shared infrastructure: the gatehouse and access control, the lakes and drains, the roads, the water and sewer system, the Activity Center campus and the Beach Club. Its adopted fiscal 2027 General Fund is $1,539,737.87, including $337,000 for access control and the gatehouse, $275,000 for environmental work, $190,000 for landscape, $268,000 for the Activity Center campus and $250,000 in transfers to reserves (FY2027 adopted budget).
The roads reserve holds about $1,000,000 against $3,200,000 needed within 5 to 7 years, and funding is to rise from $200,000 to $300,000 a year starting with the 2028 budget. Stonebridge, Reserve and Willow Glen roads have recently been repaved (district roads reserve overview). The fiscal 2025 audit carries an unmodified opinion (report dated March 26, 2026) and shows capital assets of $15.64 million (Auditor General, Riverwood CDD annual financial report). The district bills 1,323 residential units and 121 commercial units (the golf club 119, the maintenance building 2).
The board has five supervisors. Seats 2 and 5 are on the November 3, 2026 general election ballot, and candidates must be qualified electors of the district (district contacts; May 19, 2026 agenda package). Older audit boilerplate describes landholder voting by acre; the district's 2026 resolution and contacts page describe general elections by qualified electors, and this page follows the 2026 resolution. This page names no supervisor.
Board meetings, agendas, minutes and budgets are posted on the district's own site, which is where a buyer reads what the board is deciding before closing (Riverwood CDD, documents).
Leasing in Riverwood is set neighborhood by neighborhood, in each Supplemental Declaration and its recorded amendments. The Declaration allows leases of a whole home only and sends the details to the neighborhood's own text. The table lists the 20 neighborhoods whose recorded documents we read with a stated rule.
Neighborhood | Minimum term | Leases a year | Recorded instrument and date |
|---|---|---|---|
Bailey's Pond | 30 consecutive days | 3 | Amendment, 2024 |
Bay Ridge | 1 month | None stated | Supplemental, 1996 |
Channel Ridge | 90 days | 3 | Supplemental, 2011 |
Clipper Cove | 90 days | 3 | Amendment, 2025 |
Driftwood Pointe | 1 month | 3 | Amendment, 2025 |
Eagle Trace | 3 months | None stated | Supplemental, 1994 |
Fairway Lakes | 3 months | None stated | Supplemental, 1993 |
Fishers Landing | 30 days | 3 | Supplemental, 2010 |
Lakeshore Village | 1 month | None stated | Supplemental, 1994 |
Osprey Landing | 1 month | None stated | Supplemental, 1997 |
Oyster Bay | 30 days | 3 | Neighborhood Declaration, section 8.1.6 (2007) |
Pompano Cove | 30 days | 3 | Neighborhood Declaration, section 8.1.6 (2007) |
Redfin Shores | 30 days | 3 | Supplemental, 2011 |
River Run | 30 days | 3 | Amendment, 2025 |
Riverside | 3 months | None stated | Supplemental, 1994 |
Royal Oaks | 1 month | None stated | Supplemental, 1994 |
Silver Lakes | 30 days | 3 | Amendment, 2024 |
Stillwater Trace | 30 days | 3 | Neighborhood Declaration, section 8.1.6 (2009) |
Stonebridge | 3 months | None stated | Supplemental, 1992 |
Westport Ridge | 30 days | 3 | Amendment, 2024 |
Sources: the Supplemental Declarations and amendments posted by the Riverwood Community Association and the recorded Declaration.
Estuary and Logan's Pointe state no leasing clause in the supplements we read. For Grand Vista, Marlin Cove, Myakka Pointe Villas, Tarpon Harbor I, Tarpon Harbor II, The Reserve and Willow Glen, the lease rule sits in the neighborhood's or condominium's own declaration, bylaws and rules, which this page did not read. A 2024 or 2025 amendment changed several neighborhoods; read the current recorded text before signing a lease.
Exterior changes need Modification Committee approval, and the golf course owner may object to construction next to the course. Fines run up to $100 a day and $1,000 per violation (Declaration; Rules and Policies).
The Rules permit tile (cement, clay or slate), stone-coated steel or stamped metal roofs unless a neighborhood supplement says otherwise, and asphalt shingle is not on the permitted list. Shutters need Modification Committee approval before first installation, a licensed contractor with a county permit, and may stay up no more than six months a year.
No age restriction appears in the recorded Amended and Restated Declaration (all 109 pages read), the By-Laws or the Rules (Declaration; By-Laws; Rules and Policies). This page does not describe Riverwood as age-restricted, because the recorded documents do not say so, and the governing documents of a specific neighborhood or condominium control for that home. No golf, social or Beach Club membership is required either.
Every Riverwood lot carries an easement for errant golf balls and an assumption of golf-related risks (Declaration Sections 16.6 and 16.7). The Declaration also states in Section 16.2 that lot ownership or association membership gives no right to use the golf club (Declaration).
A buyer of a home beside the course accepts the easement as part of the recorded title. A recorded golf-use covenant on the course land itself did not appear in the documents we read.
Owning a home in Riverwood means the Riverwood CDD charge of $1,620.15 per home on the fiscal 2027 tax bill, county property tax at 15.3705 mills, district water and sewer bills, a quarterly Riverwood Community Association assessment whose amount is not published, and a $750 contribution paid at each sale.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026). District rates and budgets read October 10 and 11, 2026.
Riverwood has no single monthly fee. A buyer meets several separate charges that arrive on different bills: one on the November tax bill, one monthly from the district for water and sewer, one quarterly from the association, and a few that happen once at closing. The table lists every layer we could find, with the amount where a public document gives one and a plain statement where it does not.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Riverwood Community Association common assessment | Not published (adopted each November; resident portal) | Quarterly: January 1, April 1, July 1, October 1 | Common-area landscaping, private streets and buildings the association owns, insurance, administration, covenant enforcement | |
Neighborhood portion, 14 RCA-maintained neighborhoods | Not published (inside the quarterly bill) | Quarterly | That neighborhood's landscaping | |
Neighborhood or condominium association, 10 incorporated neighborhoods | Not published | Set by each association | Exterior upkeep, roofs where the declaration says so, reserves; for the four condominiums, Chapter 718 common expenses | |
Riverwood CDD, operations and maintenance | $1,104.17 per home | Yearly, November tax bill | Gatehouse and access control, lakes, preserves and storm drains, district landscaping, the Activity Center campus, road and campus reserves | |
Riverwood CDD, debt service | $515.98 per home | Yearly, November tax bill, while the 2018 note is outstanding (matures May 1, 2033) | Repays the Series 2018 refunding note | |
Riverwood CDD total | $1,620.15 per home (fiscal 2027; the same for single-family, villa and condominium) | Yearly | The two rows above | |
County property tax, district 109 | 15.3705 mills (2026 final) on taxable value | Yearly, November bill | County, public safety, lighting, schools, water management | |
Charlotte County fire rescue assessment | Amount not published in a document we could read | Yearly, on the tax bill | Fire rescue | County parcel records |
District water | $33.00 base a month plus $5.78, $6.40 or $7.46 per 1,000 gallons by tier | Monthly, district bill | Drinking water bought from Charlotte County Utilities | |
District sewer | $46.30 base a month | Monthly | District treatment plant | |
Reclaimed irrigation water | $18.00 base a month | Monthly | Irrigation | |
Riverwood Community Association working-capital contribution | $750 | Once, paid by the buyer at each sale | Association working capital | |
Water and sewer new account | $300 deposit plus $150 activation | Once | New service | |
Estoppel certificate | Current state caps $299, plus $179 if delinquent, plus $119 for three-day delivery (statute base $250, $150 and $100, indexed for inflation) | At sale | Assessment status letter | |
Golf Club (optional) | Signature: $15,000 joining fee plus $9,500 family or $8,000 individual a year; Invitational $13,250 or $11,750; Social $500 plus $2,200 | Yearly | Golf and dining privileges (club schedule seen October 10, 2026) | |
Beach Club (optional, wait list) | $475 a year plus tax; $100 processing | Yearly | Members-only Gulf beach facility on Manasota Key | |
RV and boat park (optional) | $300, $500 or $700 a year by length; $100 kayak rack; plus tax | Yearly | Storage inside the community | |
Age, golf or social membership requirement | None found in the recorded documents |
Only the district charge, the county millage and the district utility rates are published in dollars. The association, neighborhood and condominium budgets are not public; the estoppel certificate shows the current amounts at a sale.
Three channels carry these charges. The tax bill carries the district charge, the county millage and the fire rescue assessment. The district's monthly bill carries water, sewer and reclaimed irrigation water. The association, and the neighborhood or condominium association where one exists, bill separately. The district charge is the same $1,620.15 whether a home is a single-family house, a villa or a condominium unit, because the district assesses by unit and not by value.
Two limits apply to the table. The association's quarterly amount is set each November and is not in any public document, and this page does not quote a third-party range for it. The same is true of the ten incorporated associations. Both are shown to a buyer on the estoppel certificate, so the table says "not published" rather than estimate.
The district charge is a non-ad valorem assessment that appears on the November tax bill next to the county's property tax. For fiscal 2027 it is $1,104.17 for operations and maintenance plus $515.98 for debt service, a total of $1,620.15 per residential unit (Riverwood CDD, FY2027 adopted budget).
Our arithmetic: $1,104.17 + $515.98 = $1,620.15 a year, and $1,620.15 / 12 = $135.01 a month. The district adopted the budget on August 18, 2026 (district agenda package).
The adopted budgets for fiscal 2022 through 2027 give the per-unit charge below. The debt share stayed at $515.98 throughout; the operations share moved.
Fiscal year | Operations and maintenance | Debt | Total per unit | Change in total |
|---|---|---|---|---|
2022 | $962.55 | $515.98 | $1,478.53 | None |
2023 | $962.55 | $515.98 | $1,478.53 | None |
2024 | $1,465.02 | $515.98 | $1,981.00 | Plus 34.0 percent |
2025 | $1,532.11 | $515.98 | $2,048.09 | Plus 3.4 percent |
2026 | $1,104.95 | $515.98 | $1,620.93 | Minus 20.9 percent |
2027 | $1,104.17 | $515.98 | $1,620.15 | Minus 0.05 percent |
Sources: the district's adopted budgets for fiscal years 2022, 2023, 2024, 2025, 2026 and 2027.
The adopted budgets list the line items but do not explain the 2024 increase or the 2026 decrease, and this page offers no reason for either.
The debt share pays for one instrument: the Series 2018 Special Assessment Revenue Refunding Note, issued March 22, 2018 for $7,500,000 at 3.795 percent and held by a bank (the budget titles it the "Series 2018 Valley National Bank Loan"). It matures May 1, 2033, and the fiscal 2027 budget shows $4,033,000 outstanding on November 1, 2026 (FY2027 budget; fiscal 2025 audit). It is a bank note, not a bond issue.
The debt share of $515.98 has not changed since fiscal 2021. While the note is outstanding, the share is billed each year with the property. Payoff requests go to the district management firm's assessments office, listed on the district's contacts page (district contacts). Whether a lump-sum prepayment is accepted is not stated in a public document we read. When the note matures in 2033, the debt share ends and the operations share continues.
The district operates the water system, buys drinking water wholesale from Charlotte County Utilities, owns the Riverwood wastewater treatment plant and bills water and sewer monthly, not on the tax bill. Irrigation uses reclaimed water, part of it bought from the county (2025 water quality report; district water and sewer billing).
The rates are in Appendix A of the district's rules, revised August 19, 2025 (district rules): water base $33.00 a month (which includes a $5.00 water-quality fee), usage at $5.78, $6.40 and $7.46 per 1,000 gallons (0 to 5,999; 6,000 to 10,999; 11,000 and up), sewer base $46.30 a month and a reclaimed irrigation base of $18.00 a month. A September 15, 2026 district hearing considered a restated miscellaneous-fees schedule (district agenda package).
Our arithmetic: the water and sewer bases together are $79.30 a month. With 5,000 gallons of water, the bill is $33.00 + 5 x $5.78 + $46.30 = $108.20 a month, or $1,298.40 a year, before reclaimed water.
Riverwood is in Charlotte County tax district 109. The 2026 final millage is 15.3705 mills: county 6.1275, public safety 2.3578, lighting 0.1907, environmentally sensitive lands debt 0.2000, West Coast Inland Navigation District 0.0394, Southwest Florida Water Management District 0.1831, school state 3.0240 and school local 3.2480 (Charlotte County Property Appraiser, 2026 final rate chart). That is $1,537.05 per $100,000 of taxable value (our arithmetic).
A charge for Charlotte County fire rescue also appears on every sampled Riverwood account, but its dollar amount was not published in a document we could read. The 2025 rate in district 109 was 15.0855 mills, so the 2026 rate is 0.2850 mills higher.
Our arithmetic, an illustration and not an average: a home with $300,000 of taxable value at 15.3705 mills pays $300,000 x 0.0153705 = $4,611.15 in property tax. Add the $1,620.15 district charge and the yearly total is $6,231.30, before the fire rescue assessment. Exemptions such as homestead are not applied, and an actual bill depends on the taxable value the Property Appraiser sets.
On the record, a buyer meets three one-time costs. The association's working-capital contribution is $750 at every transfer of title. A new district water and sewer account takes a $300 deposit and a $150 activation fee. Our arithmetic: $750 + $300 + $150 = $1,200, before any estoppel certificate or neighborhood or condominium charge.
The statutes set base caps of $250, plus $150 if the account is delinquent and $100 for delivery within three business days, and index them for inflation every five years; the current caps the Department of Business and Professional Regulation publishes are $299, plus up to $179 if the account is delinquent and $119 for delivery within three business days (next update by July 1, 2027). The certificate is delivered within 10 business days (Chapter 720; Chapter 718; DBPR fee schedule). The seller usually requests it, and the contract controls. A condominium or an incorporated neighborhood adds its own estoppel and documents.
None of these is required. Golf membership at Riverwood Golf Club, per the club's 2026 schedule seen October 10, 2026: Signature has a $15,000 joining fee and annual dues of $9,500 (family) or $8,000 (individual); Invitational dues are $13,250 (family) or $11,750 (individual) with no joining fee; Social is a $500 application plus $2,200 a year. Our arithmetic: the first year of a Signature family membership is $15,000 + $9,500 = $24,500 (Riverwood Golf Club, membership schedule).
The Beach Club on Manasota Key costs $475 a year plus tax, with a $100 processing fee, and has a wait list. The RV and boat park charges $300, $500 or $700 a year by vehicle length, $100 for a kayak or canoe rack, plus tax (district rules). These have their own sections below.
Four items are not in any public document we could read, and each has a record that shows it.
Riverwood has 29 neighborhoods on 18 recorded plats and condominium records, from the 356 homes of Sawgrass Pointe at Riverwood to a 12-villa street on Club Dr. The table gives each one's homes, product, upkeep class, recorded sales in the 12 months to September 9, 2026, and a longer window where the county record supports one.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Riverwood's neighborhoods are not all separate plats. Ten of them sit inside one plat, Sawgrass Pointe at Riverwood, and four sit inside Myakka Pointe at Riverwood. The rest are older plats or the four condominiums. The table follows the order Riverwood residents would recognize: the ten Sawgrass Pointe names, the four Myakka Pointe names, the Tarpon Harbor condominiums, Grand Vista and Willow Glen, then the older plats alphabetically.
Neighborhood | Plat | Streets | Homes | Product and regime | Built | Upkeep | 12 months to Sept. 9, 2026 | Longer window |
|---|---|---|---|---|---|---|---|---|
Westport Ridge | Sawgrass Pointe Unit One | Myakka Marsh Ln, Sable Palm Way | 32 | Single-family | 2007 to 2010 | RCA-maintained | 3 sales, median $715,000 | Not printed |
Estuary | Sawgrass Pointe Unit One | Scrub Jay Ct, Sawgrass Marsh Ct | 37 | Single-family | 2007 to 2009 | RCA-maintained | 3 sales, median $410,000 | Not printed |
Oyster Bay | Sawgrass Pointe Unit One | Wax Myrtle Ct | 28 | Attached villas, 14 buildings | 2007 | Incorporated | 4 sales, median $332,500 | 60 months: 12 sales, $347,500 |
Driftwood Pointe | Sawgrass Pointe Unit Two | Sawgrass Ct, Preserve Ct | 39 | Single-family | 2007 to 2009 | RCA-maintained | 4 sales, median $385,000 | 60 months: 11 sales, $440,000 |
Pompano Cove | Sawgrass Pointe Unit Two | Myakka Creek Ct | 34 | Attached villas, 17 buildings | 2007 to 2009 | Incorporated | 1 sale: $315,000 (April 28, 2026) | 60 months: 11 sales, $410,000 |
Clipper Cove | Sawgrass Pointe Unit Three | Creekside Ln | 13 | Single-family | 2008 to 2010 | RCA-maintained | 3 sales, median $425,000 | Not printed |
Stillwater Trace | Sawgrass Pointe Unit Three | Creekside Ln | 68 | Attached villas, 34 buildings | 2009 to 2012 | Incorporated | 9 sales, median $312,000 | 24 months: 11 sales, $315,000 |
Channel Ridge | Sawgrass Pointe Unit Four | Cedar Creek Dr, Riverwalk Ct | 25 | Single-family | 2011 to 2013 | RCA-maintained | 2 sales: $650,000 (March 12, 2026); $560,000 (July 8, 2026) | Not printed |
Fishers Landing | Sawgrass Pointe Unit Four | North Marsh Dr | 21 | Single-family | 2010 to 2015 | RCA-maintained | 2 sales: $463,500 (October 10, 2025); $400,000 (July 23, 2026) | Not printed |
River Run | Sawgrass Pointe Unit Five | Mill Creek Rd | 59 | Single-family | 2008 to 2012 | RCA-maintained | 4 sales, median $662,500 | 36 months: 10 sales, $775,000 |
Logan's Pointe | Myakka Pointe | Myakka Pointe Dr, Royal Pointe Dr, Grosse Pointe Dr, Hawks Pointe Dr | 35 | Single-family | 2003 to 2005 | RCA-maintained | 1 sale: $750,000 (January 30, 2026) | 60 months: 16 sales, $872,500 |
Bailey's Pond | Myakka Pointe | Golf Pointe Dr | 53 | Single-family | 2003 to 2004 | RCA-maintained | 1 sale: $420,000 (March 31, 2026) | 60 months: 3 sales, $599,000 |
Marlin Cove | Myakka Pointe | Eagle Pointe Dr, Herons Pointe Dr | 18 | Villas | 2003 to 2004 | Incorporated | 2 sales: $320,000 (December 5, 2025); $282,000 (March 31, 2026) | Not printed |
Myakka Pointe Villas | Myakka Pointe Unit Two-A | Club Dr | 12 | Villas | 2013 to 2014 | Incorporated | 0 sales | 60 months: 1 sale, $449,000 |
Tarpon Harbor I | Tarpon Harbor condominium | Club Dr | 36 | Condominium | 2004 | Incorporated | 2 sales: $275,000 (January 21, 2026); $344,000 (August 21, 2026) | 60 months: 11 sales, $361,000 |
Tarpon Harbor II | Tarpon Harbor II condominium | Club Dr | 56 | Condominium | 2006 to 2010 | Incorporated | 2 sales: $269,000 and $320,000 (both April 1, 2026) | 60 months: 15 sales, $370,000 |
Grand Vista | Grand Vista condominium | Grand Vista Ct | 90 | Condominium | 2000 to 2004 | Incorporated | 9 sales, median $240,000 | 24 months: 14 sales, $242,500 |
Willow Glen Golf Cottages | Willow Glen condominium | Willow Glen Ct, Club Dr | 84 | Condominium | 1993 to 2006 | Incorporated | 7 sales, median $199,000 | 36 months: 15 sales, $240,000 |
Bay Ridge | Bay Ridge and Bay Ridge Addition | Bay Ridge Way | 48 | Single-family | 1997 to 2003 | Self-maintained | 4 sales, median $317,000 | 60 months: 12 sales, $485,000 |
Eagle Trace | Eagle Trace | Pennyroyal Rd, Eagle Trace Ln | 43 | Single-family | 1995 to 2003 | Self-maintained | 5 sales, median $500,000 | 60 months: 12 sales, $762,500 |
Fairway Lakes | Fairway Lakes | Long Lake Ln, Palmetto Point Ct, Lake Point Ct | 81 | Single-family | 1993 to 2019 | Self-maintained | 6 sales, median $502,250 | 36 months: 11 sales, $540,000 |
Lakeshore Village | Lakeshore Village | Village Ln | 59 | Single-family | 1993 to 2005 | RCA-maintained | 4 sales, median $322,950 | 36 months: 11 sales, $400,000 |
Osprey Landing | Osprey Landing | Osprey Ln | 92 | Single-family | 1997 to 2016 | RCA-maintained | 5 sales, median $330,000 | 36 months: 10 sales, $353,500 |
Redfin Shores | Redfin Shores at Riverwood | North Marsh Dr | 50 | Single-family | 2011 to 2015 | RCA-maintained | 10 sales, median $438,000 | The 12 months is the window |
Riverside | Riverside | Rivershore Ln | 21 | Single-family | 1995 to 2021 | Self-maintained | 2 sales: $825,000 (March 3, 2026); $970,000 (April 20, 2026) | 60 months: 8 sales, $832,500 |
Royal Oaks | Riverwood Unit Three | Pennyroyal Rd | 45 | Single-family | 1995 to 2003 | RCA-maintained | 6 sales, median $361,450 | 24 months: 10 sales, $364,000 |
Silver Lakes | Silver Lakes | Silver Lakes Cir, Lakes Ct | 56 | Single-family | 2001 to 2003 | Self-maintained | 2 sales: $425,000 (December 12, 2025); $519,000 (June 8, 2026) | 60 months: 9 sales, $519,000 |
Stonebridge | Stonebridge | Bridgeview Ln, Silkwood Ln, Stonebridge Ln | 60 | Single-family | 1993 to 1997 | RCA-maintained | 7 sales, median $340,000 | 36 months: 10 sales, $363,500 |
The Reserve | The Reserve | Reserve Ct | 26 | Villas | 2001 to 2002 | Incorporated | 3 sales, median $280,000 | 60 months: 5 sales, $286,000 |
Riverwood total | 18 plat and condominium records | 1,321 | 113 sales |
Neighborhood boundaries follow the recorded Supplemental and Neighborhood Declarations, which name the plat and lot range (Charlotte County Clerk records posted by the association). Sales are Charlotte County recorded sales, the 12 months to September 9, 2026; longer-window figures are medians over the window named. Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Homes are those on the roll of October 4, 2026; Riverside and Stonebridge each also have one vacant home site not counted.
Sawgrass Pointe at Riverwood holds 356 homes (226 single-family and 130 villas), built from 2007 to 2015, in ten neighborhoods spread across five recorded units: Westport Ridge, Estuary and Oyster Bay on Unit One; Driftwood Pointe and Pompano Cove on Unit Two; Clipper Cove and Stillwater Trace on Unit Three; Channel Ridge and Fishers Landing on Unit Four; and River Run on Unit Five.
In the 12 months to September 9, 2026, Sawgrass Pointe recorded 35 sales at a $355,000 median ($230,000 to $775,000), or $201.18 per square foot of county heated area (n = 35). That is 31 percent of Riverwood's 12-month sales (our arithmetic: 35 / 113). The ten neighborhoods differ a great deal from one another, which is why the entries below stand alone.
Westport Ridge has 32 single-family homes on Myakka Marsh Ln and Sable Palm Way, built 2007 to 2010, with 2,417 to 3,282 square feet of county heated area. It is a Riverwood neighborhood and is not the West Port master plan, which is a separate community in the same ZIP. The Riverwood Community Association maintains the landscaping. A 2024 amendment sets a 30-day minimum lease and three leases a year. Recorded sales: 3 in the 12 months to September 9, 2026, median $715,000 ($700,000 to $725,000).
Estuary has 37 homes on Scrub Jay Ct and Sawgrass Marsh Ct, built 2007 to 2009 on Sawgrass Pointe Unit One. The association maintains the landscaping. The supplement we read states no leasing clause, so the Declaration and the neighborhood's recorded text govern a lease. Recorded sales: 3 in the 12 months to September 9, 2026, median $410,000 ($335,000 to $465,000).
Oyster Bay has 28 attached villas in 14 buildings on Wax Myrtle Ct, built in 2007. It is not a condominium: it is a Chapter 720 neighborhood with its own association, which maintains landscaping, exterior painting and roofs, while the district maintains the drainage system. The neighborhood declaration sets a 30-day minimum lease and three leases a year. Recorded sales: 4 in the 12 months to September 9, 2026, median $332,500 ($230,000 to $355,000); in 60 months, 12 sales at $347,500.
Driftwood Pointe has 39 homes on Sawgrass Ct and Preserve Ct, built 2007 to 2009 on Sawgrass Pointe Unit Two, with association-maintained landscaping. A 2025 amendment sets a one-month minimum lease and three leases a year. Recorded sales: 4 in the 12 months to September 9, 2026, median $385,000; in 60 months, 11 sales at $440,000.
Pompano Cove has 34 attached villas in 17 buildings on Myakka Creek Ct, built 2007 to 2009, with its own association that maintains landscaping, exterior painting and roofs. The neighborhood declaration sets a 30-day minimum lease and three leases a year. Recorded sales: 1 in the 12 months to September 9, 2026, $315,000 (April 28, 2026); in 60 months, 11 sales at $410,000.
Clipper Cove is the smallest Sawgrass Pointe neighborhood: 13 homes on Creekside Ln, built 2008 to 2010 on Unit Three, with association-maintained landscaping. A 2025 amendment sets a 90-day minimum lease and three leases a year. Recorded sales: 3 in the 12 months to September 9, 2026, median $425,000 ($327,500 to $450,000).
Stillwater Trace is Riverwood's largest villa neighborhood: 68 attached villas in 34 buildings on Creekside Ln, built 2009 to 2012. Its association maintains landscaping, exterior painting and roofs, and the district maintains the drainage system. The neighborhood declaration sets a 30-day minimum lease and three leases a year. Recorded sales: 9 in the 12 months to September 9, 2026, median $312,000 ($294,500 to $325,000); in 24 months, 11 sales at $315,000, or $196.58 per square foot of county heated area.
Channel Ridge has 25 homes on Cedar Creek Dr and Riverwalk Ct, built 2011 to 2013, with 2,385 to 3,231 square feet of county heated area and association-maintained landscaping. A 2011 supplement sets a 90-day minimum lease and three leases a year. Recorded sales in the 12 months to September 9, 2026: $650,000 (March 12, 2026) and $560,000 (July 8, 2026).
Fishers Landing has 21 homes on North Marsh Dr, built 2010 to 2015, with association-maintained landscaping. A 2010 supplement sets a 30-day minimum lease and three leases a year. Recorded sales in the 12 months to September 9, 2026: $463,500 (October 10, 2025) and $400,000 (July 23, 2026).
River Run has 59 homes on Mill Creek Rd, built 2008 to 2012, with 2,368 to 3,337 square feet of county heated area and association-maintained landscaping. A 2025 amendment sets a 30-day minimum lease and three leases a year. Recorded sales: 4 in the 12 months to September 9, 2026, median $662,500 ($520,000 to $775,000); in 36 months, 10 sales at $775,000, or $307.43 per square foot of county heated area.
The Myakka Pointe at Riverwood plat holds 118 homes (88 single-family and 30 villas) in four neighborhoods: Logan's Pointe, Bailey's Pond, Marlin Cove and Myakka Pointe Villas. Two condominiums on Club Dr, Tarpon Harbor I and Tarpon Harbor II, carry the name "at Myakka Pointe" in their legal titles and are described under their own heading below.
The plat recorded 4 sales in the 12 months to September 9, 2026. In 36 months it recorded 13 sales at a $725,000 median ($282,000 to $1,100,000). With so few sales per year and such a wide range, a Myakka Pointe home is priced from its own street and size, not from the plat median.
Logan's Pointe has 35 homes on Myakka Pointe Dr, Royal Pointe Dr, Grosse Pointe Dr and Hawks Pointe Dr, built 2003 to 2005, with 2,340 to 3,445 square feet of county heated area and association-maintained landscaping. The supplement we read states no leasing clause. Recorded sales: 1 in the 12 months to September 9, 2026, $750,000 (January 30, 2026); in 60 months, 16 sales at $872,500 ($595,000 to $1,495,000), or $315.04 per square foot of county heated area.
Bailey's Pond has 53 homes on Golf Pointe Dr, built 2003 to 2004, with association-maintained landscaping. A 2024 amendment sets a 30-day minimum lease and three leases a year. Recorded sales: 1 in the 12 months to September 9, 2026, $420,000 (March 31, 2026); in 60 months, 3 sales at $599,000.
Marlin Cove has 18 villas on Eagle Pointe Dr and Herons Pointe Dr, built 2003 to 2004, with its own incorporated association. Its lease rule sits in the association's own declaration, which this page did not read. Recorded sales in the 12 months to September 9, 2026: $320,000 (December 5, 2025) and $282,000 (March 31, 2026).
Myakka Pointe Villas has 12 villas on Club Dr, built 2013 to 2014, with its own incorporated association. The county recorded no sales in 12, 24 or 36 months and one sale in 60 months, at $449,000, so the county file holds almost no price record for the street.
Tarpon Harbor I (36 condominium units, built 2004) and Tarpon Harbor II (56 condominium units, built 2006 to 2010) share Club Dr and each has its own condominium association. Tarpon Harbor is not Tarpon Bay in El Jobean. The recorded declarations describe two-story buildings of four homes: nine buildings in Tarpon Harbor I (Tarpon Harbor I Declaration of Condominium) and two-story buildings of four homes in Tarpon Harbor II (Tarpon Harbor II Declaration of Condominium).
Recorded sales in the 12 months to September 9, 2026. Tarpon Harbor I: $275,000 (January 21, 2026) and $344,000 (August 21, 2026); in 60 months, 11 sales at $361,000. Tarpon Harbor II: $269,000 and $320,000 (both April 1, 2026); in 60 months, 15 sales at $370,000. The condominium associations' lease rules sit in their own declarations, which this page did not read.
Grand Vista is a 90-unit condominium on Grand Vista Ct, built 2000 to 2004, with 1,346 to 1,766 square feet of county heated area. Its condominium association is active on the state record. Recorded sales: 9 in the 12 months to September 9, 2026, median $240,000 ($205,000 to $250,000); in 24 months, 14 sales at $242,500, or $145.42 per square foot of county heated area. The story count of its buildings is not confirmed from a recorded declaration, which matters for the milestone-inspection rules covered later on this page.
Willow Glen Golf Cottages is an 84-unit condominium on Willow Glen Ct and Club Dr, built 1993 to 2006, with 1,327 to 1,732 square feet of county heated area. It is not Willow in Punta Gorda. The district's table counts 84 units, though the county address points show fewer because some units share an address. Recorded sales: 7 in the 12 months to September 9, 2026, median $199,000 ($175,900 to $240,000), the lowest median of any Riverwood neighborhood with 5 or more sales; in 36 months, 15 sales at $240,000, or $174.83 per square foot of county heated area.
Bay Ridge has 48 homes on Bay Ridge Way: 29 on the Bay Ridge plat and 19 on the Bay Ridge Addition replat, built 1997 to 2003. Owners maintain their own landscaping. The 1996 supplement sets a one-month minimum lease. Recorded sales: 4 in the 12 months to September 9, 2026, median $317,000; in 60 months, 12 sales at $485,000 ($275,000 to $710,000), or $239.96 per square foot of county heated area.
Eagle Trace has 43 homes on Pennyroyal Rd and Eagle Trace Ln, built 1995 to 2003, with 2,196 to 4,290 square feet of county heated area. Owners maintain their own landscaping, and the 1994 supplement sets a three-month minimum lease. Recorded sales: 5 in the 12 months to September 9, 2026, median $500,000 ($385,000 to $630,000); in 60 months, 12 sales at $762,500 ($385,000 to $1,275,000), or $267.03 per square foot of county heated area.
Fairway Lakes has 81 homes on Long Lake Ln, Palmetto Point Ct and Lake Point Ct, built 1993 to 2019. Owners maintain their own landscaping, and the 1993 supplement sets a three-month minimum lease. Recorded sales: 6 in the 12 months to September 9, 2026, median $502,250 ($380,000 to $915,000); in 36 months, 11 sales at $540,000, or $228.14 per square foot of county heated area.
Lakeshore Village has 59 homes on Village Ln, built 1993 to 2005, with association-maintained landscaping. The 1994 supplement sets a one-month minimum lease. Recorded sales: 4 in the 12 months to September 9, 2026, median $322,950 ($292,500 to $420,000); in 36 months, 11 sales at $400,000, or $245.40 per square foot of county heated area.
Osprey Landing is Riverwood's largest single-family neighborhood by count: 92 homes on Osprey Ln, built 1997 to 2016, with 1,335 to 2,195 square feet of county heated area and association-maintained landscaping. The 1997 supplement sets a one-month minimum lease. Recorded sales: 5 in the 12 months to September 9, 2026, median $330,000 ($290,000 to $415,000); in 36 months, 10 sales at $353,500, or $218.61 per square foot of county heated area.
Redfin Shores is the Riverwood plat recorded as Redfin Shores at Riverwood on North Marsh Dr, a neighborhood name taken from the recorded plat. It has 50 homes built 2011 to 2015, with 1,651 to 2,031 square feet of county heated area and association-maintained landscaping. A 2011 supplement sets a 30-day minimum lease and three leases a year. It had the most recorded sales of any Riverwood neighborhood in the 12 months to September 9, 2026: 10, at a median of $438,000 ($330,000 to $615,000), or $231.41 per square foot of county heated area (n = 10).
Riverside has 21 homes and one vacant home site on Rivershore Ln, built 1995 to 2021, with 2,436 to 6,027 square feet of county heated area. Owners maintain their own landscaping, and the 1994 supplement sets a three-month minimum lease. Recorded sales in the 12 months to September 9, 2026: $825,000 (March 3, 2026) and $970,000 (April 20, 2026), the highest recorded sale in Riverwood in that window. In 60 months, 8 sales at $832,500 ($749,500 to $1,600,000).
Royal Oaks is the neighborhood on Riverwood Unit Three: 45 homes on Pennyroyal Rd, built 1995 to 2003, with association-maintained landscaping. The 1994 supplement sets a one-month minimum lease. Recorded sales: 6 in the 12 months to September 9, 2026, median $361,450 ($265,000 to $390,000); in 24 months, 10 sales at $364,000, or $175.16 per square foot of county heated area.
Silver Lakes has 56 homes on Silver Lakes Cir and Lakes Ct, built 2001 to 2003. Owners maintain their own landscaping, and a 2024 amendment sets a 30-day minimum lease and three leases a year. Recorded sales in the 12 months to September 9, 2026: $425,000 (December 12, 2025) and $519,000 (June 8, 2026). In 60 months, 9 sales at $519,000.
Stonebridge has 60 homes and one vacant home site on Bridgeview Ln, Silkwood Ln and Stonebridge Ln, built 1993 to 1997, with association-maintained landscaping. It is Stonebridge at Riverwood, not Stonebridge Country Club in Naples. The 1992 supplement sets a three-month minimum lease. Recorded sales: 7 in the 12 months to September 9, 2026, median $340,000 ($310,000 to $465,000); in 36 months, 10 sales at $363,500, or $187.70 per square foot of county heated area. The district repaved Stonebridge's roads recently.
The Reserve has 26 villas on Reserve Ct, built 2001 to 2002, with its own incorporated association. Its lease rule sits in the association's own declaration, which this page did not read. Recorded sales: 3 in the 12 months to September 9, 2026, median $280,000 ($270,000 to $286,000); in 60 months, 5 sales at $286,000. The district repaved The Reserve's roads recently.
The Riverwood Activity Center campus is the community's shared recreation core, owned by the Riverwood Community Development District. It holds a saltwater pool and heated spa, six clay tennis courts, six lighted pickleball courts, three bocce courts, a croquet lawn, a 24-hour fitness center, an arts studio, a library, a tiki bar and dog parks.
Data updated: October 2026 (association and district pages read October 10, 2026).
The Riverwood Community Development District owns the Activity Center campus, its buildings and amenities, the dog park, the RV and boat park, the water lines, the wastewater plant and the Beach Club, according to the association's own description of the community. The association's Rules and Policies govern resident use, and the association says a full-time Activities Director runs the event calendar.
The district budgets the campus in its General Fund, which the district charge on the tax bill pays for. The district's adopted fiscal 2027 budget carries $268,000 for the Activity Center campus in its General Fund, against a district charge of $1,620.15 per home for fiscal 2027. The Beach Club is separate: it runs on its own member dues, covered in its own section below.
The association's amenities page lists the campus as one resident campus with the tennis, pickleball, bocce, croquet, pool, fitness and dog facilities in one place (amenities page).
The campus pool is a saltwater, beach-entry pool with lap lanes and water aerobics, and a separate heated spa sits beside it, with outdoor restrooms and a shower and shade structures added around the deck, according to the association's amenities page. The association says the pool is heated or chilled by season.
The tiki bar and canopy area overlook the pool. We print no pool hours: a draft hours exhibit appeared in a district hearing package for September 15, 2026, and the record we read does not show it was adopted. The district's September 15, 2026 board package is the document that shows what was proposed.
The fitness center is a stand-alone building on the campus, open 24 hours with key card access, with three class rooms, according to the association's fitness page. The page lists classes in Tai Chi, yoga, aerobics, aquatic yoga and Jazzercise, and asks residents to check it daily because the schedule changes.
The racket courts and bocce lawn are covered in their own section below.
The campus has a purpose-built arts and crafts room. The association says it hosts exhibition and sale events each year and classes in quilting, painting, sewing and card making (amenities page).
The library is an honor-system lending library with puzzles and magazines, and the association says several book clubs meet there. Neither the arts room nor the library has a published fee schedule; both are part of the resident campus.
The tiki bar and canopy area sit next to the pool, and the association says the large television screens there can be reserved. The Florida Department of Business and Professional Regulation food-service record lists Riverwood Tiki as a licensed food-service establishment on Riverwood Dr (DBPR food-service extract, downloaded September 5, 2026). A license shows a permitted establishment, not today's hours.
The Activities Director runs an entertainment series of concerts and shows, dances, parties, theatre outings and an Easter brunch and egg hunt, per the association. The activity center buildings and the canopy can be rented by residents under a rental schedule in the Rules and Policies (Rules and Policies, amended August 27, 2025).
In the district's 2026 resident survey, poolside food and drink was the most requested future amenity, at 42 percent of the answers shown (survey summary).
Riverwood has separate big-dog and small-dog parks on the campus, owned by the district (association amenities page). Household pets are allowed in Riverwood and must be leashed outside the lot; pets are not allowed on the campus grounds except service animals and at events, and the dog parks are the campus areas set aside for pets (Declaration and Rules, 2024 and 2025).
The district's rules open the dog parks to residents, house guests and non-resident fee payers, and the large-dog and small-dog areas are fenced separately.
Beyond residents and their house guests, the district lets non-resident fee payers use the campus for a yearly fee. The district's schedule lists $5,000 a year for full use and $750 a year for limited, sports-only use (Rules of the Riverwood CDD, revised August 19, 2025).
Non-resident fee payers are excluded from the Beach Club and the RV and boat park. A tenant uses the campus under the owner's lease notification: the association charges a $25 lease processing fee that covers the tenant's vehicle gate pass, and the owner gives up campus use during the lease.
Riverwood Golf Club is an 18-hole, par 72 course, privately owned and open to the public, with optional memberships. Owning a Riverwood home does not require joining, and the Declaration gives lot owners no right to play. Non-member rates ran from $69 to $110 a round in October and November 2026, per the club.
Data updated: October 2026 (club pages and 2026 schedule seen October 10, 2026; county roll of October 4, 2026).
Riverwood Golf Club is an 18-hole, par 72 course, according to the club and the association. The club describes the front nine as running through wooded terrain with stands of natural pine and the back nine as meandering among salt marsh and wetlands. That is the club's marketing description, labelled as such.
The county record shows the clubhouse built in 1992 and about 120 acres of golf land on the course parcel (our sum of the appraiser's land lines; the 1997 planned-development table shows 123 acres of golf course). (Charlotte County Property Appraiser public roll and sales files, our analysis.)
We print no course rating and no ranking. The scorecard's rating row is not clearly labelled, and the ranking claims on club pages are marketing we could not confirm against a ranking publisher's own list.
The club publishes five tee sets on its course tour page, from 7,004 yards from the Black tees to 4,695 yards from the Red tees. The table below reproduces the club's scorecard as seen October 10, 2026.
Tee | Yards | Slope |
|---|---|---|
Black | 7,004 | 139 |
Blue | 6,472 | 133 |
White | 6,034 | 131 |
Gold | 5,376 | 120 |
Red | 4,695 | 121 |
Per the club's scorecard, seen October 10, 2026.
CH3-Riverwood Golf Club, LLC, a Florida limited liability company (Florida document L13000001297, active), owns the course and is managed by Coral Hospitality. The county sale record shows the entity bought the golf parcel on February 19, 2013 for $1,700,000. (Charlotte County Property Appraiser public roll and sales files, our analysis.)
The club is separate from the Riverwood Community Association and the Riverwood Community Development District. The Declaration of Covenants (Section 16.2) says lot ownership or association membership gives no right to use the golf club, and gives the course owner the exclusive right to decide how and by whom the facilities are used, to set eligibility and fees, to end any facility and to transfer the club (recorded Declaration, April 2, 2024).
The public can play. The club sells tee times to non-members and publishes non-member rates on its rates page. The rates below are non-member daily rates as the club published them, subject to change, seen October 10, 2026.
Window | 7:30 to 9:30 am | 11:30 am to 1:30 pm | After 3:30 pm |
|---|---|---|---|
October 2026 | $95 | $79 | $69 |
November 1 to 26, 2026 | $110 | $90 | $75 |
Per the club, seen October 10, 2026. Rates after November 26 were not posted when we read the page.
The course is also the nearest open golf course to West Port, 3.2 to 5.7 road miles away, according to West Port's own guide on this site.
The club sells four kinds of membership, per its 2026 schedule of dues, fees and charges seen October 10, 2026.
Membership | Joining fee | Yearly dues |
|---|---|---|
Signature | $15,000 | $9,500 family, $8,000 individual |
Invitational | None | $13,250 family, $11,750 individual |
Social | $500 application | $2,200 |
Summer (May 1 to October 31, 2026) | None listed | $1,100 single, $1,500 family, plus tax |
Per the club's 2026 schedule, seen October 10, 2026.
Our arithmetic: the first year of a Signature family membership is $15,000 + $9,500 = $24,500. The schedule also lists cart, trail and storage charges that we do not reproduce, because the PDF's layout runs those lines together; read the schedule itself before pricing a membership.
No. Riverwood's recorded Declaration says lot ownership gives no right to use the golf club and requires no golf, social or Beach Club membership (Section 16.2, recorded April 2, 2024). Public play is open to non-members at the published rates.
The campus carries no separate resident dues and is budgeted through the district charge. The RV park and the Beach Club are optional and each has its own fees and rules, covered below. The district's 2026 resident survey asked owners to rank their reasons for buying: golf had an average rank of 9.6, with 12 percent ranking it first (survey summary).
The clubhouse restaurant serves lunch daily from 11 am to 2:30 pm, with bar service until 6 pm, and dinner service is for members only, according to the club's dining page. The association adds that residents are welcome to lunch at the clubhouse.
The Florida DBPR food-service record lists the golf club as a licensed food-service establishment on Riverwood Dr, separate from the tiki bar on the campus.
Every Riverwood lot carries an easement for errant golf balls, and owners assume the risks of living beside a course, including maintenance noise at sunrise, chemicals, view loss and loss of privacy (Declaration Sections 16.6 and 16.7). Owners may not start play from their own lots; the Declaration treats that as trespass.
The Declaration also lets the course owner object to construction next to the course: the owner receives notice of Modification Committee meetings on contiguous improvements and may disapprove a plan it finds has a material adverse effect on the course. Lot owners next to the course maintain and irrigate the strip between their boundary and the irrigated golf area, lake edge or wetland.
We did not measure a price split between golf-course lots and other homes, so this page prints none. A seller or buyer should look at comparable sales by street, which the market section above lists.
The record we read does not say that a recorded restriction protects the course land, and it does not say that none exists. The 1990 master development order lists one 18-hole golf course in the master plan, and the 1997 planned-development table shows about 123 acres of golf course (Charlotte County Resolution 90-285 and Resolution 97-0880AO).
No recorded golf-use covenant appeared in the documents we read. The Declaration lets the course owner set use and fees and end facilities. The recorded deeds for the course parcel are filed with the Charlotte County Clerk of the Circuit Court, and a title search on a specific home shows any restriction that touches it. We make no forecast about the course.
Riverwood has no marina. The 1990 master development order conceptually approved a marina basin, but none was built, and no association, district or state boating-guide page we read describes one. Riverwood does have a kayak launch and boardwalk at Tarpon Harbor II and a district RV and boat storage park inside the gates.
Data updated: October 2026 (association, district and state pages read October 10 and 11, 2026).
The original 1990 master plan (Charlotte County Resolution 90-285) conceptually approved a marina basin. No marina was built. The Florida Fish and Wildlife Conservation Commission's Charlotte Harbor boating guide lists marinas near the area, including Gulf Coast Marine Center in El Jobean, and reports none on the Myakka River.
We state this as "none found on the association, district or state boating-guide pages," not as proof of absence. No dock rights are established on the public record for any Riverwood plat.
The association lists a boardwalk, an overlook with seating and a kayak launch on the Myakka River at Tarpon Harbor II (association amenities page). We re-checked that page on October 11, 2026.
The launch serves paddle craft. The association's page does not describe a boat ramp, and none is established on the record, so a buyer who trailers a powerboat looks at the public ramps below.
The district runs an RV and boat park inside the community. Annual fees under the district's rules are $300 for vehicles under 23 feet, $500 for 23 to 30 feet and $700 for over 30 feet, with a $100 canoe or kayak rack, plus tax (Rules of the Riverwood CDD, revised August 19, 2025).
On April 28, 2026, the park's rentals were 14 large RVs, 22 medium RVs, 76 small RVs and 2 kayaks, according to the RV Park Committee minutes of May 13, 2026. The park is for residents only, and homeowners come before lessees. We print no space count because the minutes give two different figures.
Riverwood's rules bar overnight street parking, allow commercial vehicles only in a closed garage and fine violations $100 a day, which is why the park matters to boat and RV owners (Declaration and Rules, 2024 and 2025).
The El Jobean Boat Ramp is the nearest public ramp, about 1.6 miles and 4 minutes free-flow from the Activity Center campus. The state's boating guide lists one paved lane, open 24 hours (FWC boating guide).
The county's fishing, boat ramps and kayak launches page also lists Port Charlotte Beach Park and Spring Lake Park among the boat ramps in the Port Charlotte area, and canoe and kayak launches at Tippecanoe Environmental Park and El Jobean. Drive times are routing estimates (OSRM, no traffic), not county measurements.
The Myakka River forms Riverwood's southern edge, and a wetland preserve and the river lie to the west.
Whether a given boat can pass the Myakka River bridges is not established on the public record we read: the bridge clearance fields do not carry a datum we could rely on, so we print none, and we say plainly that sailboat or bridge-free access is not established. The route is checked address by address before a contract. The bridge inventory does record build years and conditions: the eastbound State Road 776 span was built in 1959 and is rated fair, and the westbound span was built in 2001 and is rated good.
Buyers who want a canal-front home with a lock to Charlotte Harbor look at South Gulf Cove, across the Myakka River.
The Riverwood Beach Club is a gated, members-only Gulf beach facility on Manasota Key, owned by the Riverwood Community Development District. Membership is capped at 415 households and costs $475 a year plus tax, and the district's September 15, 2026 package showed 180 households on the wait list. Owning a Riverwood home does not include a membership.
Data updated: October 2026 (club site, Rules and district package seen October 10, 2026).
The Beach Club is on North Beach Road on Manasota Key, which the club calls "14 miles from Riverwood" (Beach Club site). Our routing estimate is about 14.2 road miles and 24 minutes free-flow from the Activity Center campus. The club parcel lies outside Riverwood's own tax district, on the Gulf side.
The club has a 5,500 square foot cabana-style wooden building, a covered deck with picnic tables, BBQ and electric grills, a sun deck, restrooms, outdoor and private showers, an ice machine, Wi-Fi and beach lounge chairs. It is gated and staffed daily from 9 am to 5 pm, with security cameras.
There is no lifeguard. Guests must be accompanied by the member, and the Rules and Policies set the guest limit, event booking and pet rules (Rules and Policies).
Membership is for Riverwood homeowners, first come, first served, capped by the district board at 415 household memberships. The wait list stood at 180 in the district's September 15, 2026 board package. Non-resident fee payers are excluded. A tenant may use the club only if the owner completes the lease notification and pays the processing fee, and the owner gives up use during the lease.
In the district's 2026 resident survey, the Beach Club had an average rank of 10.7 as a reason for buying, with 3 percent ranking it first, against 9.6 and 12 percent for golf (survey summary).
Fees come from Appendix D of the district's rules and all carry Florida sales tax. The district funds the club from member dues, and its fiscal 2027 Beach Club fund budgets $211,500 of revenue (adopted budget).
Fee | Amount | Note |
|---|---|---|
Annual membership | $475 | Plus tax |
Processing fee | $100 | New members |
Wait list fee | $50 | Joining the list |
Summer membership | $175 | June 1 to September 30 |
Event fee | $150 | Per event |
Per the district's Rules (revised August 19, 2025).
It depends on when the membership began. Memberships begun after June 1, 2022 do not transfer on sale. A membership held on June 1, 2022 may transfer to the buyer if the paperwork and fee are completed within 7 days of closing (Rules of the Riverwood CDD).
A seller who holds a membership asks the district for the start date before pricing the home. As of September 2026, the district is not pursuing the adjacent beachfront parcel at the owners' asking price.
Stump Pass Beach State Park, at the south end of Manasota Key, is open 8 am to sunset and charges $3 per vehicle (Florida State Parks). We did not measure its drive time. Englewood Beach is about 23 minutes free-flow from the Activity Center campus.
The Englewood Beach fishing pier is closed for restoration on the county's fishing list as of October 10, 2026.
Riverwood has six Har-Tru clay tennis courts (two open for night play), six lighted pickleball courts, three bocce courts and a regulation croquet lawn on the Activity Center campus. The district owns them, they are a residents' amenity with no separate dues, and the association's pages describe reservations, leagues and an on-site tennis pro.
Data updated: October 2026 (association pages read October 10, 2026).
Riverwood has six Har-Tru clay tennis courts, two of them open for night play, according to the association's tennis program page. An on-site tennis pro runs leagues for all levels, and courts are booked through the association's online court-reservation system.
The association also lists tennis and pickleball directors who run lessons, clinics and drills (association home page). We print no booking rules.
Six lighted pickleball courts serve open play in the mornings, with the hours changing between the November to April season and the rest of the year, and other times by reservation (pickleball page).
Three bocce courts sit south of the workout building. The association uses a reservation system for weekly neighborhood play (bocce page).
The campus has one full-size regulation croquet lawn, which can be set as two half courts. The lawn was rebuilt, with a grand opening on January 5, 2026 (croquet page).
The club plays American-rules croquet and golf croquet, with a main season from November to April. An earlier association page called the lawn "being rebuilt"; the croquet page's January 2026 date is the later record.
Riverwood has no grocery store inside its gates; daily shopping is a drive away. Free-flow drive times from the Activity Center campus run about 10 minutes to the Walmart Supercenter on Murdock Circle, 12 to Sprouts on Tamiami Trail and 18 to the Publix at Bayshore Village, with Charlotte Sports Park about 6 minutes away.
Data updated: October 2026 (routing and store pages read October 10, 2026).
The Walmart Supercenter on Murdock Circle is about 10 minutes, Sprouts on Tamiami Trail about 12 and the Publix at Bayshore Village about 18, free-flow from the Activity Center campus (Walmart, Sprouts, Publix). Another Publix serves the Peachland Promenade area (Publix).
The Walmart Supercenter lists a pharmacy, and the association's phone list names a Walgreens on Tamiami Trail. The store directories we read list no nearer grocery store or chain pharmacy. AFC Urgent Care on Cochran Blvd is 5.7 miles and about 10 minutes away. The hospital section below has the emergency room and hospital drive times.
The main gatehouse location is not on the public record, so every time here starts at the Activity Center campus. The times are routing estimates (OSRM, no traffic), and homes on the west edge, such as Rivershore Ln, add up to about 4 minutes.
On campus, the tiki bar overlooks the pool, and the golf clubhouse serves lunch daily to residents and golfers, with dinner for golf members only.
Along El Jobean Rd and Murdock Circle, the Florida DBPR food-service record lists licensed seating restaurants including Big Bamboo Asian Fusion, Twisted Fork, Steak 'n Shake, Buffalo Wings and Rings, Bob Evans, Tijuana Flats, Rossini by Rocco and Q Too (DBPR food-service extract, downloaded September 5, 2026). A license shows a permitted seating establishment, not that the doors are open today.
Charlotte Sports Park, the spring training home of the Tampa Bay Rays per the county, is about 6 minutes free-flow from the Activity Center campus (county page). Tippecanoe Environmental Park, about 4 minutes away, adjoins it and offers trails, a canoe and kayak launch and birding, according to the county.
The El Jobean Boat Ramp is about 4 minutes away and open 24 hours with one paved lane (FWC boating guide). The El Jobean Fishing Pier is closed for restoration on the county's fishing list (county fishing page).
A FEMA-funded rebuild with a budget of $5,797,750 is in design and permitting, with the project schedule running to September 25, 2029 (county project page).
Riverwood's resident clubs include the croquet club, tennis and pickleball leagues, bocce play, the arts and crafts groups and the library's book clubs, with the men's and ladies' golf associations that come with golf memberships. The association points to a community calendar for all activities.
The calendar and club roster sit behind the residents' sign-in, so we print no event dates or club counts. The district posts its board agendas and minutes on the district's site.
Riverwood sits in storm surge evacuation zone A at all 18 points we sampled, and the public record holds no Riverwood-specific damage count for Charley, Irma, Ian, Idalia, Helene or Milton. This section sets out the county layer, the federal storm reports, the Myakka River gauge and the community's own disaster plan, storm by storm.
Data updated: October 2026 (county evacuation zone layer read October 7, 2026; National Hurricane Center reports, U.S. Geological Survey gauge data and the resident disaster plan read October 10, 2026).
The county's storm surge evacuation layer returns zone A at all 18 Riverwood sample points: sixteen neighborhood streets plus the golf tract on the east edge of Riverwood Dr and the Activity Center campus. The county's own page says evacuation zones are not based on elevation alone, and that storm surge does not track storm category, so a zone is a planning tool and not a forecast of water at a house.
We read the county's published layer, not the interactive lookup, which needs an address typed into it. Before a contract, check the exact address on the county's Know Your Zone lookup, and read the county's evacuation zone page for how zones are drawn. Evacuation orders are issued by zone, and shelter openings are announced storm by storm.
Sources: Charlotte County Know Your Zone; county evacuation zone page.
The table uses only what the cited agency wrote. None of the six storms has a Riverwood-specific damage count, water depth or claim summary in any public record we found, and we do not estimate one.
Storm | Source | What it says that bears on Riverwood |
|---|---|---|
Charley (August 13, 2004) | National Hurricane Center report | The eyewall struck Punta Gorda "and neighboring Port Charlotte with devastating results." Riverwood's 1990s plats stood at the time; effects inside the gates are not recorded |
Irma (September 2017) | U.S. Geological Survey gauge | Myakka River at North Port Charlotte reached a daily maximum of 3.46 ft on September 11, 2017 |
Ian (September 28, 2022) | National Hurricane Center report | Most surge sensors in Port Charlotte stayed dry because of offshore winds; the Myakka gauge reached 4.48 ft on September 29, 2022 |
Idalia (August 30, 2023) | U.S. Geological Survey gauge | Daily maximum of 4.15 ft on August 30, 2023 |
Helene (September 26, 2024) | National Hurricane Center report | In Charlotte County, 8 structures were destroyed and 1,900 had major damage, "most of this was due to storm surge"; the gauge reached 6.00 ft on September 27, 2024 |
Milton (October 9, 2024) | National Hurricane Center report | 5 to 8 ft of surge in the northern part of Charlotte Harbor and along the Peace River; the gauge reached 5.27 ft on October 9, 2024 |
For Irma and Idalia this page holds the gauge reading only. The Helene damage count is for the whole county, not for Riverwood.
What a buyer can ask for instead is specific to the house: the seller's flood and insurance claim history, any county substantial-damage determination, the permit history and the elevation certificate. We never write that Riverwood "did not flood," because lot-by-lot history is not on the public record.
Sources: NHC report on Charley; NHC report on Irma; NHC report on Ian; NHC report on Idalia; NHC report on Helene; NHC report on Milton; USGS gauge 02299230.
The nearest continuous gauge is U.S. Geological Survey station 02299230, Myakka River at North Port Charlotte, about 7 km from Riverwood. It reports a river stage, which is a height on the gauge, not a ground elevation at any home. We print the daily maximum for each storm and label it that way.
Storm | Date of daily maximum | Daily maximum stage (ft) |
|---|---|---|
Irma | September 11, 2017 | 3.46 |
Ian | September 29, 2022 | 4.48 |
Idalia | August 30, 2023 | 4.15 |
Helene | September 27, 2024 | 6.00 |
Milton | October 9, 2024 | 5.27 |
Helene's 6.00 ft is the highest daily maximum in the 2011 to 2026 record the service returned. The gauge shows how high the river stood, and it does not show whether water reached a lot, a garage or a floor. Of the five storms in the table, Helene produced the highest daily maximum and Milton the second highest.
Source: U.S. Geological Survey, Myakka River at North Port Charlotte.
The Riverwood Community Association's board approved a resident-edition Disaster Preparedness and Recovery Plan on August 27, 2025, and the Riverwood Community Development District posts it. Three points matter to a buyer.
The plan also names the Administration Building as the incident command center, with the wastewater plant as the secondary site. The plan is the association's and district's document; we describe what it says and make no claim about how any storm went inside the gates.
Sources: Resident Disaster Preparedness and Recovery Plan; district hurricane preparedness page.
The county's wind layer gives 150 mph for risk category I, 160 mph for risk category II (the category for most homes) and 170 mph for categories III and IV. The building permit sets the design value for a house. Charlotte County has no local amendments to the Florida Building Code and sits outside the High-Velocity Hurricane Zone; the 8th edition (2023) has been in effect since December 31, 2023.
Source: Charlotte County building code information and wind layer, read October 7, 2026; the building permit governs.
The county roll shows year-built dates from 1992 to 2021, with a median of 2003. By decade: 345 parcels from the 1990s, 766 from the 2000s, 214 from the 2010s and 1 from the 2020s. The 1990s count includes the 1992 clubhouse and the 1994 campus building, so we say parcels, not homes.
Why the era matters: homes permitted after the statewide Florida Building Code took effect in 2002 were built under statewide wind-load and opening-protection rules, and the 1990s parcels were permitted under the codes then in force. Roof age is not on the roll. A roof's age, its permit and its wind features are property facts found in the permit file and a wind mitigation inspection, not neighborhood facts, and we do not estimate them.
All 18 points we sampled in Riverwood read FEMA Zone AE, a coastal special flood hazard area, at a base flood elevation of 8 or 9 feet NAVD88 on the map effective December 15, 2022. A zone at a sampled point is not a determination for a house; the elevation certificate and the lender's determination decide.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 10, 2026; map effective December 15, 2022; county evacuation layer read October 7, 2026).
We queried FEMA's National Flood Hazard Layer at one point in each of 16 neighborhoods plus two campus anchors, the east-edge golf tract on Riverwood Dr and the Activity Center. Every point reads Zone AE. No Letter of Map Revision and no Limit of Moderate Wave Action line applies at any of them. The table is by street, and a street is one reading, never a whole neighborhood.
Street | Neighborhood | Zone | Base flood elevation (ft NAVD88) | FIRM panel | Evacuation zone (county layer) |
|---|---|---|---|---|---|
Creekside Ln | Sawgrass Pointe | AE | 9 | 12015C0040G | A |
Rivershore Ln | Riverside | AE | 9 | 12015C0201G | A |
Bridgeview Ln | Stonebridge | AE | 8 | 12015C0202G | A |
Osprey Ln | Osprey Landing | AE | 9 | 12015C0201G | A |
Club Dr | Tarpon Harbor II | AE | 9 | 12015C0201G | A |
Mill Creek Rd | River Run | AE | 9 | 12015C0201G | A |
North Marsh Dr | Redfin Shores | AE | 9 | 12015C0201G | A |
Grand Vista Ct | Grand Vista | AE | 9 | 12015C0201G | A |
Silver Lakes Cir | Silver Lakes | AE | 9 | 12015C0201G | A |
Long Lake Ln | Fairway Lakes | AE | 8 | 12015C0201G | A |
Pennyroyal Rd | Royal Oaks | AE | 8 | 12015C0201G | A |
Village Ln | Lakeshore Village | AE | 8 | 12015C0202G | A |
Willow Glen Ct | Willow Glen | AE | 8 | 12015C0202G | A |
Golf Pointe Dr | Bailey's Pond | AE | 9 | 12015C0201G | A |
Bay Ridge Way | Bay Ridge | AE | 9 | 12015C0201G | A |
Reserve Ct | The Reserve | AE | 8 | 12015C0202G | A |
Riverwood Dr, east edge | Golf tract | AE | 9 | 12015C0202G | A |
Riverwood Dr | Activity Center campus | AE | 8 | 12015C0202G | A |
We queried FEMA's National Flood Hazard Layer at each point on October 10, 2026 (effective map December 15, 2022). A map zone is not a determination for a house; the elevation certificate and the lender's determination decide.
The panels are 12015C0040G, 0201G and 0202G, the three countywide panels that cover Riverwood, all effective December 15, 2022. Read the table as 18 readings: 11 at 9 feet and 7 at 8 feet. Within one neighborhood the line can fall between two elevations, so a single street does not describe the whole plat.
Sources: FEMA National Flood Hazard Layer, flood hazard zones; FIRM panels; FEMA Map Service Center.
Before the December 15, 2022 map, the county's copy of the earlier layer shows every one of the 18 points in Zone AE with a base flood elevation of 8 feet. The 2022 map raised the elevation to 9 feet at 11 of the points and left 7 at 8 feet. The zone letter did not change at any point.
For a buyer, the practical reading is about floor height. A home built or elevated to the older 8-foot line sits a foot lower against the newer 9-foot line at the 11 points that moved. Whether a particular house is above or below the current line is on its elevation certificate and permit file, and no countywide figure can answer it.
Source: FEMA National Flood Hazard Layer, flood hazard zones.
Zone AE is a special flood hazard area on FEMA's map. A lender's flood determination decides whether flood insurance is a condition of a mortgage, and the elevation certificate for the house records its floor and lowest adjacent grade against the base flood elevation. Two houses on one street can read differently on a certificate, and a map point reads for a point.
Our practical list for a Riverwood purchase, in the order a buyer meets it:
No floor-height figure is published for Riverwood as a whole, so floor height is checked per address with the permit and the elevation certificate.
Unincorporated Charlotte County, which includes Riverwood, is a Community Rating System Class 5 community under the National Flood Insurance Program, effective April 1, 2023. The class gives a 25 percent discount on National Flood Insurance Program policies inside a special flood hazard area and 10 percent outside one (FEMA record refreshed August 25, 2026).
The discount applies to National Flood Insurance Program policies. Whether a private flood carrier honors it is not established, and we publish no premium for Riverwood because no community-level premium source exists. The agent's quote for the address is the number to use.
Source: FEMA NFIP Community Status Book, Charlotte County.
The Riverwood Community Development District maintains the community's lakes and drainage system. The district's own site lists maintenance of storm-water ponds among its field manager's duties, and the recorded Oyster Bay declaration says the private drainage system "shall be maintained by the CDD" and makes the district responsible for the cost of cleaning, maintenance, repair and replacement. The same pattern holds in Stillwater Trace, where the villa declaration also assigns drainage to the district.
Two limits. We read the Oyster Bay declaration closely and did not read every neighborhood's drainage clause, because each supplemental declaration holds its own. And we did not locate the Southwest Florida Water Management District's permit record for Riverwood, so the permit conditions for the lake system are a document to ask for, not one we can summarize. The county's 1997 Increment Two order required the developer to designate an entity to manage and maintain the surface water system, and named a community development district as one acceptable entity.
On cost, the district's FY2027 general fund includes an environmental line of $275,000; the district charge that funds the general fund is in the Fee Stack above. Sampled home accounts carry a county fire rescue assessment as their county overlay, and we found no county stormwater assessment on them.
Sources: district questions page; association governing documents page, which posts the recorded declarations; Charlotte County Increment Two order, Resolution 97-0030AO; Riverwood CDD FY2027 adopted budget.
Insurance on a Riverwood home turns on the house: its roof, its wind features, its flood zone and its form of ownership. The public record gives no Riverwood premium, so this section sets out the rules that shape one: the association's roof and shutter rules, the state's wind mitigation forms and the condominium statutes.
Data updated: October 2026 (association Rules amended August 27, 2025; Florida statutes read October 10, 2026; Citizens policy counts as of July 31, 2026).
An insurer prices a house, not a neighborhood. The inputs a Riverwood buyer controls or can document are the roof covering and age, the wind features that a mitigation inspection records, the flood zone and elevation, the claim history and the deductible. An insurance agent can quote each, and we do not estimate any of them.
We found no source for an average Riverwood premium, and we print none. One countywide measure is public: Citizens Property Insurance Corporation had 14,242 personal residential policies in force in Charlotte County on July 31, 2024, 6,929 on July 31, 2025 and 2,224 on July 31, 2026. That is a county count, not a Riverwood count, and the record does not say why it moved.
Source: Citizens policies in force.
A wind mitigation inspection records a house's roof shape, roof-to-wall connections, opening protection and similar features on a state form, and a four-point inspection reviews the roof, electrical, plumbing and heating and cooling systems. Both are per-property documents. They belong to the house, so a seller who has current ones answers a buyer's first question in one sitting. The Florida Office of Insurance Regulation explains the form and its use on its wind mitigation resources page.
We attach no dollar figure to either inspection, because the effect on a premium depends on the carrier and the house.
Source: Florida Office of Insurance Regulation, wind mitigation resources.
The Riverwood Rules, amended August 27, 2025, Part 22, set the permitted roof coverings unless a neighborhood's supplemental declaration says otherwise: flat or barrel tile of cement, clay or slate, or high-quality stone-coated steel or stamped metal. Asphalt shingle is not on the permitted list. Advance Modification Committee approval is required for a roof change.
Shutters follow Part 8 of Section V. Approved hurricane protection includes roll-down, accordion, metal and clear panels. The Modification Committee approves before first installation, a licensed contractor installs under a Charlotte County permit, and shutters may stay up no more than 6 months a year. Impact-resistant or UV window film is allowed without committee approval.
A buyer comparing a Riverwood house with a house elsewhere should know the rule: a roof replacement here follows the list above, and a quote built on asphalt shingle does not apply unless a supplemental declaration permits it.
Source: Riverwood Rules and Policies, amended August 27, 2025.
Riverwood has four Chapter 718 condominiums with 266 units in all: Grand Vista with 90, Willow Glen with 84, Tarpon Harbor I with 36 and Tarpon Harbor II with 56. Two Florida statutes drive the building-level paperwork. Section 553.899 requires milestone inspections for buildings of three or more habitable stories, and section 718.112(2)(g) requires a structural integrity reserve study for each building three habitable stories or higher.
The height test needs no arithmetic: three habitable stories or more triggers both statutes. The Tarpon Harbor I and II declarations describe two-story buildings of four homes each, which is below the three-story line. The Grand Vista and Willow Glen story counts are not confirmed from a recorded declaration, and unit numbering suggests two floors without proving it. We do not state what any association's structural integrity reserve study contains or whether one was filed; the state's reporting portal is where filings are listed.
The Tarpon Harbor I declaration also says the association insures the buildings for windstorm and other hazards at replacement value, and requires a flood policy if the board or a mortgagee requires one and one is available at a reasonable premium. Other condominium declarations' insurance clauses were not read.
Sources: Florida Statute 553.899; Florida Statute 718.112; Tarpon Harbor I Declaration of Condominium; Tarpon Harbor II Declaration of Condominium; state condominium SIRS reporting.
Ask for these before the inspection period ends, in this order:
Riverwood is zoned to Liberty Elementary, Murdock Middle and Port Charlotte High at every one of the 17 addresses we tested on the district's Boundary Locator. For 2025-26 Charlotte County Public Schools is an A district, Liberty Elementary is an A school, and Murdock Middle and Port Charlotte High are B schools.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator queried October 10, 2026; Florida Department of Education 2025-26 grades released July 1, 2026).
We ran 17 Riverwood addresses through the district's own Boundary Locator: one in each of 16 neighborhood plats and one at the Activity Center campus. All 17 returned Liberty Elementary, Murdock Middle and Port Charlotte High. We found no split zoning. A control address in another zone returned a different set, and a nonsense street returned nothing, so the tool was discriminating.
The district calls the tool "only a guide." Plats we did not query individually, including Units 1 and 2, Bay Ridge Addition and Tarpon Harbor I, are not asserted here. Check the exact address on the district's Boundary Locator and confirm it at enrollment.
Sources: district Boundary Locator; district boundary information.
The Florida Department of Education released the 2025-26 school grades on July 1, 2026. Charlotte County Public Schools earned an A, the district's first in 15 years, with 10 A schools, 8 B schools, 2 C schools and no D or F, and ranked 21 of 67 districts.
School | Street | 2025-26 state grade | Free-flow drive from the Activity Center |
|---|---|---|---|
Liberty Elementary | Atwater St | A (66 percent of possible points) | 7.0 miles, 12 minutes |
Murdock Middle | Mariner Way | B (62 percent of possible points) | 3.9 miles, 8 minutes |
Port Charlotte High | Cochran Blvd | B (60 percent of possible points) | 4.4 miles, 9 minutes |
Liberty Elementary is named among the district's A schools in its release. The letters and percentages are from the Florida Department of Education report cards for the 2025-26 school year, read October 11, 2026; Murdock Middle and Port Charlotte High are not on the district's list of ten A schools, which agrees with their B. Grades are a state measure of a school year, not a statement about any home, and state scales for high schools tighten in coming cycles.
Sources: district 2025-26 grades release; Florida Department of Education school grades; Murdock Middle report card; Port Charlotte High report card.
The drive times in the table come from the Activity Center campus by free-flow route without traffic. A home at the west edge, such as Rivershore Ln, adds about 4 minutes to most destinations. School-day traffic on SR 776 and the approach roads is longer than the model, so drive the route at the hours that matter to your family.
The district's Controlled Open Enrollment process handles requests to attend a school other than the assigned one. Transportation is not provided for reassignment, a random lottery runs in the first two weeks of February when requests exceed seats, and capacity updates are scheduled for November 2, 2026, February 1, 2027 and May 3, 2027.
Whether buses enter the gates is not stated in a public document we read. The district's transportation department holds the route and stop list.
Source: Controlled Open Enrollment.
Three limits apply. The Boundary Locator is a guide, by the district's own words. Capacity moves on the published schedule. And a state grade describes a school's year, not a house. We do not rank the schools for you. If schools drive your decision, confirm the zone with the district at enrollment and read each school's own report card.
Riverwood has no hospital inside the gates. The nearest emergency room by road is Sarasota Memorial's North Port ER at about 13 minutes, and the two Port Charlotte hospitals, AdventHealth Port Charlotte and HCA Florida Fawcett Hospital, are about 16 minutes away, all by free-flow drive from the Activity Center campus without traffic.
Data updated: October 2026 (operator pages read October 10, 2026; drive times modeled October 10, 2026; AdventHealth Punta Gorda plans per WINK News, October 1, 2026).
Facility | Free-flow drive from the Activity Center campus |
|---|---|
Sarasota Memorial North Port ER | 7.1 miles, 13 minutes |
HCA Florida Fawcett Hospital, Port Charlotte | 8.5 miles, 16 minutes |
AdventHealth Port Charlotte | 8.6 miles, 16 minutes |
HCA Florida Englewood Hospital | 12.7 miles, 22 minutes |
Sarasota Memorial Hospital Venice | 21.4 miles, 38 minutes |
AdventHealth Port Charlotte describes itself as a 247-bed full-service facility with emergency care and the only licensed obstetric and pediatric units in Charlotte County. HCA Florida Fawcett Hospital lists emergency care and a range of services on its own page. Sarasota Memorial describes its North Port emergency room as backed by Sarasota Memorial Hospital.
These are free-flow estimates, not ambulance times. The responding agency decides the transport destination, and no Riverwood-specific emergency response time is published. We print no trauma designation because the pages we read do not state one, and we make no statement about the quality of care at any facility.
Sources: AdventHealth Port Charlotte; HCA Florida Fawcett Hospital; Sarasota Memorial emergency rooms.
AFC Urgent Care on Cochran Blvd in Port Charlotte is a walk-in clinic 5.7 miles and about 10 minutes from the Activity Center campus. We name only providers with a first-party page we read. Check the clinic's own page for hours, because we did not re-read them on the day of the drive-time model. Sarasota Memorial lists its own urgent care centers in North Port and Venice.
Sources: AFC Urgent Care, Port Charlotte; Sarasota Memorial urgent care.
Punta Gorda has no open hospital. ShorePoint Health Punta Gorda closed in December 2024 after damage from Hurricanes Helene and Milton. AdventHealth announced a freestanding emergency department there, and WINK News reported on October 1, 2026 that the company plans a phased emergency department and an 80-bed hospital off Jones Loop Rd, with a hoped-for 2027 completion. That is a plan, not an open facility.
Some older community phone lists still show the closed Punta Gorda hospital, so use a current provider page. Riverwood's nearest open hospitals by road are the two in Port Charlotte and the North Port emergency room.
Sources: AdventHealth on expanded emergency care in Punta Gorda; WINK News, October 1, 2026.
From the Riverwood Activity Center campus, central Port Charlotte is about 9 minutes away, North Port City Hall 18, downtown Punta Gorda 23, Punta Gorda Airport 32 and Southwest Florida International Airport 70, all by free-flow drive without traffic. Every route leaves along Riverwood Dr to El Jobean Rd, which is SR 776.
Data updated: October 2026 (drive times modeled October 10, 2026 from the Activity Center campus; I-75 project per the Florida Department of Transportation).
Destination | Free-flow minutes |
|---|---|
Murdock (Murdock Middle School point) | 8 |
Central Port Charlotte (Town Center) | 9 |
North Port City Hall | 18 |
Downtown Punta Gorda | 23 |
Englewood Beach | 23 |
I-75 exit 179 (Toledo Blade Blvd) | 23 |
I-75 exit 170 (Kings Hwy) | 27 |
Punta Gorda Airport | 32 |
Boca Grande (causeway toll not modeled) | 34 |
Venice | 40 |
Downtown Fort Myers | 57 |
Downtown Sarasota | 62 |
Sarasota Bradenton International Airport | 68 |
Southwest Florida International Airport | 70 |
Read each row as "about N minutes without traffic." Season, signals, incidents and weather lengthen real trips. Homes at the west edge, such as Rivershore Ln, add up to about 4 minutes to most destinations.
I-75 is farther than the ZIP code suggests. Exit 179 at Toledo Blade Blvd is 11.9 miles and 23 minutes away, and exit 170 at Kings Hwy is 18.0 miles and 27 minutes. The Florida Department of Transportation expects interchange work at Toledo Blade Blvd and Sumter Blvd to finish in early 2027; check the department's road watch page for I-75 for current status. Punta Gorda Airport is 32 minutes away, Sarasota Bradenton International 68 and Southwest Florida International 70.
Sources: FDOT I-75 road watch; FDOT I-75 exit numbers.
We routed with the open OSRM engine in free-flow mode, using the Census geocoder for destination addresses, from the Activity Center campus. The main gatehouse location is not stated in any public record we read, so the campus is the fallback origin. "Murdock" is the Murdock Middle School point, because the geocoder does not resolve a village center. The method ignores traffic, signals and weather by design, so it compares destinations fairly and does not promise any one trip. Straight-line distances elsewhere on this page are labeled as such.
Around Riverwood, the record shows an unfunded intersection priority at SR 776 and Riverwood Dr, a Fire Station 3 rebuild under construction, a closed fishing pier awaiting a FEMA rebuild, and two district-owned commercial tracts where nothing is approved. No county board item in 24 months names Riverwood.
Data updated: October 2026 (FDOT, MPO and county project pages read October 10, 2026; Riverwood CDD records through September 15, 2026).
One signalized intersection at SR 776 and Riverwood Dr serves the community. FDOT's signal inventory lists it as signal 1114, effective April 3, 2018, maintained by Charlotte County. The district's 2018 engineer's report says FDOT would not fund a signal, approved one if funded privately, and the district funded it, with an estimate of $358,807.81 for the SR 776 signal improvements.
FDOT's 2025 count on the SR 776 segment that carries the Riverwood frontage and the Myakka River bridges is 35,283 vehicles a day, up from 32,044 in 2021, an increase of 10.1 percent (our arithmetic). FDOT publishes no count at the entrance itself. The metropolitan planning organization lists "SR 776 at Riverwood Drive, intersection improvements" as an unfunded priority. FDOT's resurfacing project 445475-1, a $3 million job on SR 776 east from the Myakka River bridge, is complete.
Sources: FDOT traffic signal locations; district engineer's report; FDOT traffic counts, 2025 and 2021; MPO 2026 project priorities; MPO Final 2026 TIP; FDOT project 445475-1.
SR 776 crosses the Myakka River on two bridges. The federal inventory lists the eastbound structure as built in 1959, condition fair, and the westbound structure as built in 2001, condition good. The metropolitan planning organization's 2026 transportation improvement program calls the eastbound bridge "the only crossing of the Myakka River in Charlotte County" and says FDOT's review indicates replacement "is not imminent." The program lists no replacement project.
We print no bridge clearance. The federal fields give no datum, and no 2026-dated primary source states what a boat can pass. Boat clearance is checked address by address and route by route before a contract.
Sources: National Bridge Inventory layer; MPO Final 2026 TIP.
The district owns two vacant commercial tracts on SR 776 near the entrance. It bought them in 2015 for $550,000 and $675,000, $1,225,000 together, to limit commercial development not consistent with the community's goals and to add buffer. A January 2026 presentation studies a restaurant ground lease on part of Parcel A. A study and a strategic project list are not approvals, and no county rezoning, site plan or FDOT access permit for Parcel A turned up in the records we read.
For a buyer, the point is that the land at the entrance is controlled by the district, not by an outside developer, and that any change would come through the district's public meetings.
Sources: district engineer's report; district agenda, January 20, 2026; district agenda package, May 19, 2026.
Charlotte County is replacing Fire Station 3 at El Jobean Rd and Newcomb Rd, south of the gate. The county's page gives a total budget of $8,551,825.66, with construction forecast from May 16, 2026 to May 16, 2027. The county has also approached the district about a possible fire station on a district parcel; the district's minutes record the discussion and we found no decision or county action.
Source: county Fire Station 3 replacement project.
The El Jobean Fishing Pier is closed for restoration on the county's fishing list. A FEMA-funded rebuild with a budget of $5,797,750 is in design and permitting through September 25, 2029. Tippecanoe Environmental Park is about 4 minutes from the Activity Center, and the county lists a FEMA-funded boardwalk project there. The El Jobean Boat Ramp, 4 minutes away, is a separate facility.
Sources: county fishing page; county El Jobean pier project; county Tippecanoe project.
West Port is a separate master plan about 6 miles east along SR 776, in the same ZIP code. It should not be confused with Westport Ridge, a Riverwood neighborhood. Murdock Village, the county's redevelopment area, lies in the same corridor. These are market context for Riverwood and not Riverwood projects. For new construction in the same ZIP code, West Port recorded 180 sales in the 12 months to September 9, 2026, 142 of them a builder's first sale, while Riverwood recorded no builder-direct sale in any window (Charlotte County Property Appraiser public roll and sales files, our analysis). The West Port hub carries the county's planned-development record in full.
We scanned 4,661 county commission agenda titles across 50 meetings from October 8, 2024 to September 22, 2026, plus the Planning and Zoning Board and Board of Zoning Appeals records for the same period. None names Riverwood. Nearby county petitions are small: setback variances in the El Jobean plat, special exceptions for boat and recreational-vehicle storage, a small marina site plan and a church sanctuary plan.
The district's own packages are the record of Riverwood civic activity. One open item sits there: the community's development-of-regional-impact build-out date, November 11, 2025, has passed. The district authorized counsel on August 19, 2025 to request an extension, and its minutes of September 16 and October 21, 2025 record no county response. The county's Riverwood pages, read October 10, 2026, list no later resolution. We state the proven half only.
Sources: county Planning and Zoning Board; county Board of Zoning Appeals; Charlotte County agenda data; Resolution 2018-041; district minutes, August 19, 2025; county Riverwood DRI page.
Riverwood's district bills water and sewer itself, owns the wastewater plant and buys its drinking water wholesale from Charlotte County Utilities, which buys from the Peace River Manasota Regional Water Supply Authority. The base charges are $33.00 a month for water and $46.30 for sewer, with an $18.00 base for reclaimed irrigation water.
Data updated: October 2026 (district rules revised August 19, 2025; 2025 drinking water quality report; district water and sewer billing page read October 10, 2026).
The Riverwood Community Development District operates the community's water system, public water system 5084111, and buys its water from Charlotte County Utilities. The district owns the Riverwood wastewater treatment plant. Water and sewer are billed monthly by the district, not on the tax bill.
The rates in the district's Rules, revised August 19, 2025, are:
Charge | Amount |
|---|---|
Water base (includes a $5.00 water-quality fee) | $33.00 a month |
Water usage, 0 to 5,999 gallons | $5.78 per 1,000 gallons |
Water usage, 6,000 to 10,999 gallons | $6.40 per 1,000 gallons |
Water usage, 11,000 gallons and up | $7.46 per 1,000 gallons |
Sewer base | $46.30 a month |
Our arithmetic: the two bases total $79.30 a month. With 5,000 gallons of water, the bill is $33.00 + 5 x $5.78 + $46.30 = $108.20 a month, or $1,298.40 a year, before reclaimed water. A September 15, 2026 district hearing considered a restated fee schedule, and posted minutes run only to August 18, 2026, so check the district's current schedule.
Electric, gas, trash and internet providers are not established in the documents we read; confirm each for the address.
Sources: Rules of the Riverwood CDD, Appendix A; 2025 drinking water quality report; district water and sewer billing page; district agenda package, September 15, 2026.
Irrigation uses reclaimed water at an $18.00 base a month. The district supplies it from its own plant, with part bought from Charlotte County Utilities. District minutes record the county's reuse supply being reduced for a plant expansion and expected to return to normal. If a home's irrigation matters to you, ask the seller for recent bills and check the district's current schedule.
Sources: Rules of the Riverwood CDD, Appendix A; district utilities committee minutes, March 2026.
A buyer meets these one-time utility and association costs at closing: the $750 working-capital contribution to the Riverwood Community Association, a $300 water and sewer deposit and a $150 activation charge. Our arithmetic: $750 + $300 + $150 = $1,200, before any estoppel certificate, neighborhood charge or condominium charge.
The association's new-owner checklist asks for the warranty deed, a resident information form and the water and sewer connection form on closing day. The district's billing page asks for its connection request form with a copy of the deed. Start the forms with the closing agent in the week before closing, and confirm the current forms on the district billing page and the association's buying in Riverwood page.
Riverwood recorded 113 home sales at a $345,000 median in the 12 months to September 9, 2026, every one a resale. Kings Gate, Heritage Oak Park, West Port and South Gulf Cove, measured the same way, recorded 63, 48, 180 and 327. This section sets all five side by side.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Every row below uses the same county method and the same window, the 12 months to September 9, 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis). The count in parentheses beside a price per square foot is the number of sales that carry a measured county heated area.
Community | Recorded sales, 12 months to September 9, 2026 | Median | Builder-direct | Per sq ft of county heated area | District on the tax bill |
|---|---|---|---|---|---|
Riverwood | 113 | $345,000 | 0 | $192.16 (113) | Riverwood CDD, $1,620.15 per home (FY2027) |
Kings Gate | 63 | $303,800 | 5 | $195.08 (63) | none on its district code (104) |
Heritage Oak Park | 48 | $225,000 | 0 | $178.14 (48) | Heritage Oak Park CDD (district 115) |
180 | $290,000 | 142 | $160.53 (124) | two CDDs | |
327 | $480,000 | 109 | $235.14 (305) | none (county MSBUs) |
Every row uses the same county tool and window. The Riverwood CDD figure is the fiscal 2027 adopted amount (district FY2027 adopted budget).
A median moves with the mix of homes before it moves with anything else, so these rows are a comparison of records and not a ranking. Riverwood's 113 sales were all resales: 74 single-family homes at a $420,000 median, 19 villas at $312,000 and 20 condominium units at $236,000. West Port's 180 sales include 142 builder-direct sales, a builder's first sale of a new home, and South Gulf Cove's 327 include 109. Kings Gate's 63 include 5 builder-direct sales at $270,000 and 58 resales at $309,050. A median built mostly from first sales of new homes describes a different market from one built only from resales.
Price per square foot here is per square foot of county heated area, the appraiser's figure for conditioned space. It is never the same measure as an MLS living-area figure, and this page does not compare the two. Two things the table cannot show are the association layers, which are mostly unpublished in dollars, and the lot setting, which the county roll does not code as golf, lake or river. Riverwood's own district charge, association structure and flood readings are set out in the cost, governance and flood sections of this page.
Riverwood and Kings Gatesit in different ZIP codes and different tax districts. Riverwood, in ZIP 33953, recorded 113 home sales at a $345,000 median in the 12 months to September 9, 2026. Kings Gate, in ZIP 33980, recorded 63 at $303,800. This section compares recorded facts, not preferences.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Every row is a recorded or published fact. County figures are the 12 months to September 9, 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis).
Factor | Riverwood | Kings Gate |
|---|---|---|
ZIP and tax district | 33953, district 109 (Riverwood CDD) | 33980, district 104 |
Homes and parcels | 1,321 homes on 1,352 parcels | 1,034 parcels on the roll |
Recorded sales, 12 months | 113, median $345,000, all resales | 63, median $303,800, 5 builder-direct |
Per sq ft of county heated area | $192.16 | $195.08 |
District charge on the tax bill | $1,620.15 per home (FY2027) | none on the district code |
Product mix | single-family, villas, four condominiums | single-family and paired villas (county use codes) |
Golf | 18-hole, par 72 course, privately owned, open to the public, membership optional | has its own course (see its own documents) |
Beach | optional members-only Beach Club on Manasota Key | none on our record |
Age rule | none in the recorded documents read | not confirmed from a recorded document by this page; read its own recorded documents |
The Riverwood rows rest on the district FY2027 adopted budget, the association's recorded Amended and Restated Declaration and the Riverwood Golf Club site. Kings Gate's figures come from the same county sales files and tool as Riverwood's.
A buyer whose plans center on a full campus, a choice of single-family, villa or condominium homes and an optional Gulf beach club looks first at Riverwood and budgets the district charge. A buyer whose priority is no CDD line on the tax bill and a lower recorded median looks first at Kings Gateand reads its age rule in its own recorded documents.
Two cautions keep the comparison honest. First, the two medians describe different mixes: Riverwood's sales were all resales, while 5 of Kings Gate's 63 were a builder's first sale. Second, neither community's association assessment is published in dollars in the documents we read for this page, so the cost of owning in either one is not a single comparable number. Read the recorded documents, the estoppel certificate and the county tax record for the specific home before you compare.
The strengths of Riverwood that the record supports are a deep resale market, a full campus, optional golf and Gulf beach memberships and a district charge that fell after fiscal 2025. The trade-offs are measured too: a yearly district charge, unpublished association amounts, flood readings and evacuation zone A.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Selling a Riverwood home well means pricing it on Charlotte County's recorded sales for your neighborhood and street, and showing the buyer the district charge, the association documents and the flood reading before they ask. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Riverwood listing around those three.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
If you're searching for the best Riverwood listing agent, or thinking, "I need to sell my house in Riverwood...", you are choosing between a team that reads the market from a portal and a team that reads it from the county record. Jesse McGreevy and Marc Comisar price Riverwood homes against recorded sales on the same street and in the same neighborhood, put the fee stack and the flood map in front of a buyer before the buyer has to ask, and lay out the recorded documents line by line.
In the 12 months to September 9, 2026, Charlotte County recorded 113 Riverwood home sales at a $345,000 median, from $175,900 to $970,000: 74 single-family homes at $420,000, 19 villas at $312,000 and 20 condominium units at $236,000, with no builder-direct sale (Charlotte County Property Appraiser public roll and sales files, our analysis). Days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-07).
Start with our free home valuation and we will follow up with a Riverwood number built on recorded sales of comparable homes, adjusted for the neighborhood, the product, the year built, the size of the home and the setting of the lot. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Our Riverwood home valuation page shows how a Riverwood price is built, and how we sell a Riverwood home covers the listing plan.
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A seller's first question is what the neighbors' homes actually closed at. For the 12 months to September 9, 2026, the county record shows the following (Charlotte County Property Appraiser public roll and sales files, our analysis).
Measure | Sales | Median | Range |
|---|---|---|---|
All recorded home sales | 113 | $345,000 | $175,900 to $970,000 |
Single-family homes | 74 | $420,000 | $265,000 to $970,000 |
Villas | 19 | $312,000 | $230,000 to $355,000 |
Condominium units | 20 | $236,000 | $175,900 to $344,000 |
Builder-direct (a builder's first sale of a new home) | 0 | Not applicable | Not applicable |
Over longer windows the median was $362,500 on 164 sales in 24 months, $389,250 on 216 in 36 months and $425,000 on 356 in 60 months. The calendar-year table, price bands and the neighborhood and street records are set out in full in the market section of this page. Days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-07).
Buyers arrive with a short list, and a listing that answers it before the first showing sells with fewer surprises.
Condominium units and villas are about a third of Riverwood's recorded sales: 20 condominium units at $236,000 and 19 villas at $312,000 in the 12 months to September 9, 2026. Four neighborhoods are Chapter 718 condominiums (Grand Vista, Willow Glen Golf Cottages, Tarpon Harbor I and Tarpon Harbor II, 266 units in all), and a buyer will ask for that association's documents and estoppel as well as the Riverwood Community Association's. In the 12 months, Grand Vista recorded 9 sales at a $240,000 median and Willow Glen Golf Cottages 7 at $199,000. Tarpon Harbor I recorded two, $275,000 on January 21, 2026 and $344,000 on August 21, 2026, and Tarpon Harbor II recorded two, $269,000 and $320,000, both on April 1, 2026.
Among the villas, Stillwater Trace recorded 9 sales at $312,000 and Oyster Bay 4 at $332,500. In Oyster Bay, Pompano Cove and Stillwater Trace the neighborhood association maintains landscaping, exterior painting and roofs under its recorded declaration, which a villa buyer reads before an offer. For the condominiums, milestone inspections and structural integrity reserve studies apply to buildings of three or more habitable stories, and the Tarpon Harbor declarations describe two-story buildings (Chapter 553; Chapter 718; Tarpon Harbor II declaration). Story counts for Grand Vista and Willow Glen are not confirmed from a recorded declaration.
Who is the best listing agent for Riverwood? McGreevy and Comisar, who lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% Nationally since 2008.
What is my Riverwood home worth? It depends on the neighborhood, the product, the year built, the size and the lot; start with our free home valuation.
How long does it take to sell a home in Riverwood? Information not available at time of publishing (checked 2026-10-07).
What do buyers ask first? The district charge, the association documents and the flood reading for the address.
Do I need an estoppel to sell? In practice, yes: Florida law requires the association to issue an estoppel certificate within 10 business days of a written request, and the closing agent orders one at a Riverwood sale. The current state caps are $299, plus up to $179 if the account is delinquent and $119 for delivery within three business days (the statute's base caps of $250, $150 and $100, indexed for inflation) (Chapter 720; DBPR fee schedule).
Does my Beach Club membership transfer when I sell? Only if it was held on June 1, 2022 and the paperwork and fee are completed within 7 days of closing; memberships begun after that date do not transfer (district Rules).
McGreevy and Comisar are the Southwest Florida team Riverwood owners and buyers turn to when a home has to be priced on the county record and sold without surprises. Jesse McGreevy leads seller strategy, and Marc Comisar leads buyer representation. Learn how the team works on the about page.
McGreevy and Comisar is a top-reviewed Riverwood realtor, and the reviews on the team's Google Business Profile describe what an owner or buyer needs most: honest pricing, clear communication and follow-through.
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Selling in Riverwood? Get a free home valuation. Call Jesse direct at (239) 898-6072. Buying in Riverwood? Call Marc at (239) 287-5873, or read how we represent buyers.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Riverwood buyers ask what the community is, what it costs to own, how the golf course, the Beach Club and the campus work, what the flood and school facts are and which neighborhood fits. The answers below rest on the county record, the recorded documents and the district's own budgets, each tied to its window and source.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Riverwood is a gated, deed-restricted golf community on the Myakka River in unincorporated Charlotte County. Port Charlotte is the mailing address, and the ZIP is 33953. The county roll counts 1,321 homes (869 single-family, 186 villas and 266 condominium units) in 29 neighborhoods on 18 recorded plats and condominium records. A master association, the Riverwood Community Association, and the Riverwood Community Development District govern it (association "who we are" page; association neighborhoods page; 2026 final rate chart).
Riverwood sits on the Myakka River in unincorporated Charlotte County, ZIP 33953. The district's boundary runs along the Myakka River and a wetland preserve on the west, SR 776 on the east, the Myakka River on the south and the Port Charlotte subdivision on the north (Ordinance 91-58). By free-flow drive from the Activity Center campus, central Port Charlotte (Town Center) is about 9 minutes, North Port City Hall 18 and downtown Punta Gorda 23. Homes on the west edge, such as Rivershore Ln, add up to about 4 minutes to most destinations.
Yes. The association describes a main gatehouse staffed 24 hours and two more entrances that use transponders (association home page). One signalized intersection at SR 776 and Riverwood Dr serves the community, and the district's fiscal 2027 General Fund budgets $337,000 for access control and the gatehouse (district FY2027 adopted budget; FDOT signal inventory). The main gatehouse's exact location is not established on the public record we read. The resident disaster plan says the gatehouse prepares to shut at forecast gusts of 45 mph (Resident Disaster Plan).
The county roll counts 1,321 homes in Riverwood, on 1,352 parcels: 869 single-family homes, 186 villas and 266 condominium units, plus two vacant home sites. The association says 1,322 homes, and the district's fiscal 2027 assessment table bills 1,323 residential units plus 121 commercial units (the golf club 119 and the maintenance building 2). The community has 29 neighborhoods on 18 recorded plat and condominium designators: 14 maintained by the association, 10 incorporated with their own associations and 5 self-maintained (association neighborhoods page; landscaping page).
No age restriction appears in the recorded Amended and Restated Declaration (all 109 pages read), the By-Laws or the Rules we read, so we do not describe Riverwood as a 55+ community (recorded Declaration; By-Laws; Rules and Policies). The governing documents control, and each neighborhood has its own recorded supplemental declaration, so read the documents for the neighborhood you are considering. The same documents set rules for leasing, pets, vehicles and architecture, which later answers cover.
Whether a place suits you is a personal call, so here are the facts to weigh. Riverwood has a district-owned campus with a pool, six tennis courts, six pickleball courts, bocce, croquet and a 24-hour fitness center, an 18-hole course open to the public, a members-only Beach Club on Manasota Key and a river boardwalk and kayak launch. It also has a district charge of $1,620.15 per home for fiscal 2027, association amounts that are not published, flood readings of Zone AE and evacuation zone A. The sections of this page put numbers on each (association amenities page).
In the 12 months to September 9, 2026, Charlotte County recorded 113 Riverwood home sales from $175,900 to $970,000, with a $345,000 median. By price band: 4 under $200,000, 28 from $200,000 to $300,000, 37 from $300,000 to $400,000, 22 from $400,000 to $500,000, 17 from $500,000 to $750,000 and 5 from $750,000 to $1,000,000, with none at $1,000,000 or more. The highest sale in the 60-month window was $1,600,000 in 2025 (Charlotte County Property Appraiser public roll and sales files, our analysis).
In the 12 months to September 9, 2026, 74 single-family homes sold at a $420,000 median, from $265,000 to $970,000, at a median $216.22 per square foot of county heated area. By calendar year the single-family median was $463,500 on 39 sales in 2025 and $405,000 on 60 sales in 2026 to September 9. Neighborhood records vary widely: Royal Oaks recorded 6 sales at $361,450, Redfin Shores 10 at $438,000 and River Run 4 at $662,500 (Charlotte County Property Appraiser public roll and sales files, our analysis).
In the same 12 months, 19 villas sold at a $312,000 median, from $230,000 to $355,000 ($180.06 per square foot of county heated area), and 20 condominium units sold at a $236,000 median, from $175,900 to $344,000 ($149.24). In 2026 to September 9, villas recorded 16 sales at $310,000 and condominium units 16 at $236,000. By neighborhood, Stillwater Trace recorded 9 villa sales at $312,000, Grand Vista 9 condominium sales at $240,000 and Willow Glen Golf Cottages 7 at $199,000 (Charlotte County Property Appraiser public roll and sales files, our analysis).
Not on the county record we read. The roll shows homes built from 1992 to 2021 with a median year built of 2003 and one parcel from the 2020s. Builder-direct sales, a builder's first sale of a new home, were 0 in every window from 12 to 60 months, and we found no active builder. For new construction in the same ZIP, West Port recorded 180 sales in the same 12 months, 142 of them builder-direct (Charlotte County Property Appraiser public roll and sales files, our analysis).
The association amount is not published, so we do not quote a figure. Every home pays the Riverwood Community Association's quarterly assessment (due January 1, April 1, July 1 and October 1; the budget is adopted by November 30), and the 14 association-maintained neighborhoods pay their landscaping inside that quarterly bill. The 10 incorporated neighborhoods have their own association charge on top. The amounts sit behind the resident login, and the estoppel certificate shows them at a sale. A $750 working-capital contribution is paid by the buyer at every transfer (recorded Declaration; Rules and Policies). The district charge is separate and is covered next.
The Riverwood CDD charge is $1,620.15 per home for fiscal 2027: $1,104.17 for operations and maintenance and $515.98 for debt service. The district's General Fund of $1,539,737.87 includes $337,000 for access control and the gatehouse, $275,000 environmental, $190,000 landscape, $268,000 for the Activity Center campus and $250,000 in reserve transfers; those are district totals, not per-home amounts. The district also maintains the lakes and drainage system. It is billed on the November tax bill (district FY2027 adopted budget; district questions page).
The debt share runs with the district's Series 2018 note, which matures May 1, 2033, and the $515.98 debt share has been unchanged since fiscal 2021 (FY2025 audit). The operations and maintenance share funds the district's yearly budget, so it continues while the district operates, and its amount is set in each year's adopted budget. The total charge has moved: $1,478.53 in fiscal 2022 and 2023, $1,981.00 in 2024, $2,048.09 in 2025, $1,620.93 in 2026 and $1,620.15 in 2027. The adopted budgets do not explain the 2024 rise or the 2026 cut.
Payoff requests go to the district management firm's assessments office, listed on the district's contacts page (district contacts page). Whether the district accepts a lump-sum prepayment of the debt share is not stated in a public document we read. The debt share is billed yearly on the tax bill while the Series 2018 note is outstanding, and $4,033,000 of the note was outstanding on November 1, 2026 across the whole district (district FY2027 adopted budget).
The district. The Riverwood CDD operates the water system (PWS 5084111), buys its drinking water wholesale from Charlotte County Utilities and owns the Riverwood wastewater treatment plant. Irrigation uses reclaimed water, part of it bought from the county. The district bills water and sewer monthly, and they do not appear on the tax bill (2025 drinking water quality report; water and sewer billing page).
Under the district's Rules revised August 19, 2025: water is $33.00 a month base plus $5.78, $6.40 or $7.46 per 1,000 gallons by tier (0 to 5,999; 6,000 to 10,999; 11,000 and up), sewer is $46.30 a month base and reclaimed irrigation water is $18.00 a month base. The two bases total $79.30 a month, and with 5,000 gallons of water the bill is $108.20 a month, or $1,298.40 a year before reclaimed water (our arithmetic). A new account carries a $300 deposit and a $150 activation fee. A September 15, 2026 hearing considered a restated fee schedule (district Rules; September 2026 package).
No. No golf, social or Beach Club membership is required to own a home in Riverwood. Section 16.2 of the Declaration says lot ownership or association membership gives no right to use the golf club (recorded Declaration). Every lot also carries an easement for errant golf balls and an assumption of golf-related risks.
Per the club's 2026 schedule, seen October 10, 2026: Signature has a $15,000 joining fee and annual dues of $9,500 for a family or $8,000 for an individual; Invitational has no joining fee and dues of $13,250 family or $11,750 individual; Social has a $500 application fee and $2,200 a year; Summer (May 1 to October 31, 2026) is $1,100 single or $1,500 family, plus tax. The first year of a Signature family membership is $24,500 (our arithmetic) (club 2026 membership schedule).
Yes. The course is privately owned and open to the public. Per the club, seen October 10, 2026, non-member rates for October 2026 are $95 for the 7:30 to 9:30 am window, $79 from 11:30 am to 1:30 pm and $69 after 3:30 pm. From November 1 to 26, 2026 they are $110, $90 and $75 (club rates page). The course is 18 holes, par 72, and the club is managed by Coral Hospitality (club site).
The Beach Club is district-owned, at 2610 N Beach Rd on Manasota Key, and it is members only and gated. It is staffed 9 am to 5 pm, has a 5,500 square foot cabana building and has no lifeguard. Memberships are capped at 415 households. Fees under the district's Rules are $475 a year plus tax, with a $100 processing fee, $175 for the summer (June 1 to September 30) and $150 for an event. The club describes itself as 14 miles from Riverwood (Beach Club site; district Rules).
The board report in the September 15, 2026 package shows 180 households on the wait list against the cap of 415 memberships, and joining the wait list costs $50 (district September 2026 package; district Rules). The list is not a time estimate, and earlier committee reports in 2026 showed different counts, so the board package is the dated record. Memberships begun after June 1, 2022 do not transfer when a home sells.
No marina was built; the 1990 master plan conceptually approved a marina basin, and none exists. We found no boat ramp or dock rights inside Riverwood. The association lists a boardwalk, an overlook and a kayak launch on the Myakka River at Tarpon Harbor II (association amenities page; development order, Resolution 90-285). The nearest public ramp is El Jobean Boat Ramp, 1.6 miles and about 4 minutes by free-flow drive from the Activity Center, with one paved lane, open 24 hours (FWC boating guide).
The district runs an RV park for residents, with homeowners placed before lessees. Annual fees are $300 for under 23 feet, $500 for 23 to 30 feet and $700 over 30 feet, with a $100 kayak or canoe rack, plus tax. On April 28, 2026 it held 14 large RVs, 22 medium, 76 small and 2 kayaks (district Rules; RV Park committee minutes). On the street, there is no overnight parking, and commercial vehicles must be in a closed garage, with a fine of $100 a day (Rules and Policies).
It depends on the neighborhood. The recorded documents set minimum terms and, in several neighborhoods, a cap of three leases a year: for example 30 days and 3 a year in Bailey's Pond (2024), Westport Ridge (2024) and River Run (2025); 90 days and 3 a year in Channel Ridge (2011) and Clipper Cove (2025); and 3 months in Eagle Trace, Fairway Lakes, Riverside and Stonebridge. The association charges a $25 lease processing fee, which covers the tenant's vehicle gate pass, and the owner loses campus use during the lease (association buying page). Rules for Estuary, Logan's Pointe and the 10 incorporated neighborhoods are set by their own documents, and the recorded documents of several neighborhoods were amended in 2024 and 2025.
Yes. Household pets are allowed and must be leashed outside the lot. Pets are not allowed on the campus grounds except service animals and at events, and the dog park has separate areas for large and small dogs (recorded Declaration; Rules and Policies).
Yes, with conditions. The association's policy approved May 27, 2026 allows golf carts on Riverwood roads with an association decal, a licensed driver (or a learner's permit holder with a licensed driver) and lights from sunset to sunrise. A separate policy for bikes, e-bikes and e-scooters was approved September 23, 2026 (Golf Cart Policy; bike, e-bike and e-scooter policy).
By point, yes. We queried FEMA's National Flood Hazard Layer at 18 points across Riverwood on October 10, 2026, and every point read Zone AE with a base flood elevation of 8 or 9 feet NAVD88, on panels 12015C0040G, 0201G and 0202G effective December 15, 2022. Before that map every point read AE at 8 feet, and the 2022 map raised 11 of the 18 to 9. A map zone is not a determination for a house: the elevation certificate and the lender's determination decide (FEMA National Flood Hazard Layer).
The county's storm-surge evacuation layer reads zone A at all 18 points we sampled. Confirm an address on the county's Know Your Zone page, because the layer is a sample and not a lookup for every home (county Know Your Zone page; Know Your Zone lookup).
No Riverwood-specific damage record is public, so we do not state one. The nearest gauge, the Myakka River at North Port Charlotte (USGS 02299230, about 7 km from Riverwood), recorded daily maximum river stages of 4.48 ft for Ian (September 29, 2022), 6.00 ft for Helene (September 27, 2024, the highest daily maximum in the 2011 to 2026 record returned) and 5.27 ft for Milton (October 9, 2024). Those are river stages, not ground elevation. The National Hurricane Center reports that most Charlotte County Helene damage "was due to storm surge" (USGS gauge; NHC Helene report).
The district's boundary locator assigned Liberty Elementary, Murdock Middle and Port Charlotte High at all 17 Riverwood addresses we checked on October 10, 2026; the district calls the tool "only a guide." Charlotte County Public Schools is an A district for 2025-26, and Liberty Elementary is an A school. Murdock Middle and Port Charlotte High are B schools for 2025-26 on the Florida Department of Education report cards (district boundary locator; district grades release).
By free-flow drive from the Activity Center: Sarasota Memorial North Port's emergency room 7.1 miles and 13 minutes, HCA Florida Fawcett Hospital 8.5 miles and 16 minutes, AdventHealth Port Charlotte (247 beds) 8.6 miles and 16 minutes and HCA Florida Englewood Hospital 12.7 miles and 22 minutes. AFC Urgent Care on Cochran Blvd is 5.7 miles and 10 minutes. Punta Gorda has no open hospital since ShorePoint Health Punta Gorda closed in December 2024 (AdventHealth Port Charlotte; Sarasota Memorial; HCA Fawcett).
The Riverwood Beach Club is on Manasota Key, about 14.2 road miles and 24 minutes by free-flow drive from the Activity Center; the club itself says 14 miles. Englewood Beach is about 23 minutes and Boca Grande about 34 minutes (the causeway toll is not modelled). Stump Pass Beach State Park is open 8 am to sunset at $3 per vehicle (Beach Club site; Florida State Parks).
By free-flow drive from the Activity Center: I-75 exit 179 (Toledo Blade Blvd) is 11.9 miles and 23 minutes, and exit 170 (Kings Hwy) is 18.0 miles and 27 minutes. Punta Gorda Airport is about 32 minutes, Sarasota Bradenton International 68 minutes and Southwest Florida International 70 minutes. FDOT expects interchange work at Toledo Blade Blvd and Sumter Blvd to finish in early 2027 (FDOT I-75 exit list; SWFL Roads I-75 page).
Sawgrass Pointe at Riverwood holds ten: Westport Ridge, Estuary, Oyster Bay, Driftwood Pointe, Pompano Cove, Clipper Cove, Stillwater Trace, Channel Ridge, Fishers Landing and River Run. Myakka Pointe at Riverwood holds four: Logan's Pointe, Bailey's Pond, Marlin Cove and Myakka Pointe Villas. Then come Tarpon Harbor I, Tarpon Harbor II, Grand Vista, Willow Glen Golf Cottages, Bay Ridge, Eagle Trace, Fairway Lakes, Lakeshore Village, Osprey Landing, Redfin Shores, Riverside, Royal Oaks, Silver Lakes, Stonebridge and The Reserve (association neighborhoods page). The neighborhood table in this page gives each one's homes, product and recorded sales.
Four are Chapter 718 condominiums, 266 units in all: Grand Vista (90 units), Willow Glen Golf Cottages (84), Tarpon Harbor I (36) and Tarpon Harbor II (56). Oyster Bay is not a condominium: its 28 attached villas are fee simple lots under a Chapter 720 Neighborhood Declaration. Each condominium has its own incorporated association, and a buyer reads that association's documents as well as the Riverwood Community Association's (Tarpon Harbor I declaration; Tarpon Harbor II declaration).
No. Westport Ridge is a Riverwood neighborhood of 32 homes on Myakka Marsh Ln and Sable Palm Way, inside the Sawgrass Pointe plat. West Port is a separate master plan about 6 miles east along SR 776 in the same ZIP. In the 12 months to September 9, 2026, Westport Ridge recorded 3 sales at a $715,000 median (Charlotte County Property Appraiser public roll and sales files, our analysis).
Sawgrass Pointe at Riverwood is a plat of 356 homes (226 single-family and 130 villas) built from 2007 to 2015, recorded in 2005 as Units 1 to 5, that holds ten of Riverwood's neighborhoods. In the 12 months to September 9, 2026, it recorded 35 sales at a $355,000 median, from $230,000 to $775,000, at $201.18 per square foot of county heated area. That is 31 percent of Riverwood's 12-month sales (our arithmetic) (Charlotte County Property Appraiser public roll and sales files, our analysis).
The measured trade-offs are these. Every home pays a district charge of $1,620.15 for fiscal 2027, and the debt share runs to 2033. The association's quarterly amount and the neighborhood and condominium budgets are not published. All 18 sampled points read Zone AE, and the county layer reads evacuation zone A. The main gatehouse is staffed 24 hours and two more entrances use transponders; FDOT shows one traffic signal, at SR 776 and Riverwood Dr, and improvements there are an unfunded MPO priority. There is no marina, the Beach Club has a wait list of 180, and the DRI build-out date has passed with no county action posted. Days on market: Information not available at time of publishing (checked 2026-10-07).
The two cannot be totalled from the public record. Riverwood adds a district charge of $1,620.15 per home for fiscal 2027, while Kings Gate shows no district charge on its tax district code (104). Neither community's association assessment is published in dollars in the documents we read. On the purchase side, Riverwood's 12-month median was $345,000 against $303,800 at Kings Gate, $41,200 higher (our arithmetic), at $192.16 and $195.08 per square foot of county heated area (district FY2027 adopted budget).
Charlotte County is replacing Fire Station 3 at El Jobean Rd and Newcomb Rd (budget $8,551,825.66, construction forecast May 16, 2026 to May 16, 2027), and the El Jobean Fishing Pier is closed for restoration, with a FEMA-funded rebuild in design and permitting (budget $5,797,750). The district owns Parcels A and B on SR 776, where a restaurant ground lease is under study and nothing is approved. The SR 776 and Riverwood Dr intersection improvements are an unfunded MPO priority (Fire Station 3 project; El Jobean pier project; MPO 2026 project priorities).
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Riverwood sellers ask about price and pace, the charges and documents a buyer reviews, flood and roof questions, condominium and villa sales and what the district's debt means at closing. Each answer draws on the county record or a posted document, and where a figure is not published we say so plainly.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with $900 million in personal sales between Jesse and Marc. For a Riverwood listing we price on the county's recorded sales on your street and in your neighborhood, put the fee stack and the flood reading in front of buyers before they ask, and manage the association paperwork. Start with our free home valuation.
The county record sets the range, and your neighborhood, product, year built, size and lot set the number. In the 12 months to September 9, 2026, Charlotte County recorded 113 Riverwood home sales at a $345,000 median: 74 single-family homes at $420,000, 19 villas at $312,000 and 20 condominium units at $236,000. Neighborhood medians in the same window ran from $199,000 in Willow Glen Golf Cottages (7 sales) to $715,000 in Westport Ridge (3 sales) (Charlotte County Property Appraiser public roll and sales files, our analysis). Those are context, not a price for your home. Our free home valuation turns them into a Riverwood number.
Charlotte County recorded 113 qualified improved home sales from September 10, 2025 to September 9, 2026: 74 single-family homes, 19 villas and 20 condominium units. Every one was a resale, with no builder-direct sale. Over longer windows the record shows 164 sales in 24 months, 216 in 36 months and 356 in 60 months. The newest recorded sale in the county file is dated September 9, 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis).
The median recorded home sale was $345,000 in the 12 months to September 9, 2026 (113 sales, $175,900 to $970,000), at a median $192.16 per square foot of county heated area. Single-family homes were $420,000 on 74 sales, villas $312,000 on 19 and condominium units $236,000 on 20. Over longer windows the median was $362,500 on 164 sales in 24 months, $389,250 on 216 in 36 months and $425,000 on 356 in 60 months. A median is the middle of the sales and not the value of one home.
Information not available at time of publishing (checked 2026-10-07). Days on market is an MLS measure, the MLS was not available when we published this page, and the county's recorded sales carry no days-on-market field. When we price a home we bring the MLS pace for comparable Riverwood homes to the meeting, and we count back from the date you need to close so the inspection, the buyer's lender and the estoppel fit.
The recorded medians have fallen each year since 2023. For all homes the median was $544,750 in 2023, $460,000 in 2024, $415,000 in 2025 and $337,500 in 2026 to September 9; single-family homes went from $649,950 to $539,500, $463,500 and $405,000. Villas and condominium units were lower in 2026 than in 2025 too, and no public document we read states why. A calendar median is not a like-for-like price index, so we publish no percentage change in value and make no forecast. The 12-month median of $345,000 sits below the 24-month $362,500 and the 60-month $425,000 (Charlotte County Property Appraiser public roll and sales files, our analysis).
The record shows the rise, not the reason. Charlotte County recorded 92 qualified Riverwood sales from January 1 to September 9, 2026, against 61 in all of 2025, 51 in 2024 and 48 in 2023. Fifty-four of the 92 recorded in March (18), April (21) and May (15) 2026. Countywide qualified sales show no such jump (8,674 in 2025; 6,209 in 2026 to September 9). No public document we read, from the district's minutes to the association's postings to county boards, states a cause, and we do not guess at one.
The county file shows a busy 2026. Riverwood recorded 113 sales in the 12 months to September 9, 2026, about 9.4 a month (our arithmetic), and 92 of them fell between January 1 and September 9, 2026, with March at 18, April at 21 and May at 15. Days on market, sale-to-list and months of supply: Information not available at time of publishing (checked 2026-10-07). Ask us for the MLS pull for your price band and neighborhood when you request a valuation.
Yes, and the record shows how widely. In the 12 months to September 9, 2026, Redfin Shores recorded 10 sales at $438,000, Stonebridge 7 at $340,000, Osprey Landing 5 at $330,000, Grand Vista 9 at $240,000, Willow Glen Golf Cottages 7 at $199,000, River Run 4 at $662,500 and Westport Ridge 3 at $715,000. Streets differ too: North Marsh Dr recorded 12 sales at $438,000, Creekside Ln 12 at $315,000 and Pennyroyal Rd 11 at $385,000. We price against recorded sales on your street first (Charlotte County Property Appraiser public roll and sales files, our analysis).
They sell in a lower price range with a different set of charges. In the 12 months to September 9, 2026, condominium units recorded 20 sales at $236,000 ($149.24 per square foot of county heated area), villas 19 at $312,000 ($180.06) and single-family homes 74 at $420,000 ($216.22). In Oyster Bay, Pompano Cove and Stillwater Trace the neighborhood association maintains landscaping, exterior painting and roofs, and the four condominiums are Chapter 718 associations with their own estoppels. A single-family seller's buyer reads one neighborhood document set; a condominium buyer reads two.
An estoppel certificate from the Riverwood Community Association is ordered at a sale under section 720.30851, and for a condominium or incorporated neighborhood that association's estoppel and documents apply as well. The association's buying page lists the closing-day paperwork (warranty deed, resident information form, water and sewer connection form) and does not state its estoppel fee (association buying page). The statutes set base caps of $250, plus $150 if the account is delinquent and $100 for delivery within three business days, and index them for inflation every five years; the current caps the Department of Business and Professional Regulation publishes are $299, plus up to $179 if the account is delinquent and $119 for delivery within three business days (next update by July 1, 2027), and the certificate is delivered within 10 business days (Chapter 720; Chapter 718; DBPR fee schedule). The Riverwood Community Association's actual charge is not published. Ordering it early keeps the closing date safe.
The buyer pays a $750 working-capital contribution to the Riverwood Community Association at every transfer of title, under Section 12.12 of the Declaration, and the board may raise it (recorded Declaration). A buyer opening water and sewer service also pays the district a $300 deposit and a $150 activation fee (district Rules). Together that is $1,200 (our arithmetic), before any estoppel, neighborhood or condominium charge.
The Riverwood CDD charge appears on the November tax bill: $1,620.15 per home for fiscal 2027, made up of $1,104.17 for operations and maintenance and $515.98 for debt service. That is $135.01 a month (our arithmetic). The charge was $2,048.09 in fiscal 2025 and $1,620.93 in fiscal 2026, and the adopted budgets do not explain the 2024 rise or the 2026 cut. We show it to buyers with the history so it reads as a known number (district FY2027 adopted budget).
The debt share of the district charge, $515.98 per home, is billed yearly on the tax bill with the property while the district's Series 2018 note is outstanding, to its maturity on May 1, 2033 (district FY2027 adopted budget; FY2025 audit). So the buyer receives the property with the assessment continuing. Payoff requests go to the district management firm's assessments office; whether a lump-sum prepayment is accepted is not stated in a public document we read (district contacts page).
Only in one case. Memberships begun after June 1, 2022 do not transfer on sale. A membership held on June 1, 2022 may transfer if the paperwork and fee are completed within 7 days of closing (district Rules). The Beach Club is capped at 415 household memberships, with 180 households on the wait list in the September 15, 2026 package, so a buyer who wants the club may start on the list (district September 2026 package).
No. Section 16.2 of the Declaration says lot ownership or association membership gives no right to use the golf club, and no golf, social or Beach Club membership is required (recorded Declaration). Memberships are the club's own: per its 2026 schedule, seen October 10, 2026, Signature has a $15,000 joining fee and $9,500 a year for a family (club 2026 membership schedule). Whether a club membership transfers on a sale is not stated in the schedule we read.
We did not measure a golf, lake or river price split for this page, and we do not print one. The county roll does not code frontage, and the lot lists we built missed several plats. We price a Riverwood home with comparable sales on its own street and in its own neighborhood, and we describe the lot setting in words. Every lot carries an easement for errant golf balls, and the course owner may object to construction next to the course (recorded Declaration).
We do not give legal advice, and what must be disclosed is set by Florida law and your contract. As a process, we gather what a buyer will ask about: your own flood and repair history, permits for roof, shutter and exterior work, and the recorded documents for your neighborhood. Having the elevation certificate, the roof documents and the association paperwork ready lets a buyer's inspection and insurance quote go faster.
It affects what a buyer's lender and insurer ask. All 18 points we sampled read FEMA Zone AE with a base flood elevation of 8 or 9 feet NAVD88, and the county layer reads evacuation zone A at all 18 (FEMA National Flood Hazard Layer). A map zone is not a determination for a house. Unincorporated Charlotte County is a CRS Class 5 community, which gives National Flood Insurance Program policyholders a 25 percent discount in the special flood hazard area and 10 percent outside it (FEMA community status book).
Yes. An elevation certificate shows your home's lowest floor against the base flood elevation, which is 8 or 9 feet NAVD88 at the points we sampled, and a buyer's insurance agent and lender will ask for it. We print no county statistic on certificates. Look through your closing file and your insurance file first, since an existing certificate saves the cost of a new survey (FEMA National Flood Hazard Layer).
It documents the wind-resistant features of the home, such as the roof covering and its attachment and the protection of the openings, in a form an insurer can use when it quotes a policy. We print no dollar figure for the effect on a premium, because premiums depend on the carrier and the home. The Florida Office of Insurance Regulation publishes wind mitigation resources for consumers (Office of Insurance Regulation). A current report is useful to a buyer's agent and insurer.
The association's rules permit tile (cement, clay or slate), stone-coated steel or stamped metal unless a neighborhood supplemental says otherwise, and asphalt shingle is not on the permitted list (association Rules and Policies). The roll shows 345 parcels with a year built in the 1990s, but it does not show roof age, which comes from the permit history pulled for the address at contract. Buyers and insurers ask about roof age and material, so we gather the permit record before listing (county roof permit checklist).
The association's buying page lists the new-owner checklist (warranty deed, resident information form, and the water and sewer connection form on closing day) (association buying page); the estoppel certificate is ordered separately under section 720.30851. It does not describe an approval step. Incorporated neighborhoods and condominiums have their own recorded documents, and we read those at the start of the listing for any approval or notice requirement.
Yes, but the neighborhood's recorded lease rule applies to the buyer. Minimum terms run from 30 days to 3 months, and several neighborhoods cap leases at three a year; Bailey's Pond, Westport Ridge, River Run and Silver Lakes, for example, are 30 days and 3 a year. The association charges a $25 lease processing fee for the tenant's vehicle gate pass, and the owner loses campus use during the lease (association buying page). The rules for Estuary, Logan's Pointe and the incorporated neighborhoods are in their own documents.
A Charlotte County seller customarily pays the owner's title policy and the documentary stamp tax on the deed, and the contract controls. At the 12-month median of $345,000 the deed stamps are $2,415.00 (our arithmetic). The seller also meets any estoppel fee that the contract assigns to the seller (current state caps $299, plus $179 if delinquent and $119 for three-day delivery, the statute's $250, $150 and $100 base indexed for inflation), the payoff of any mortgage and agreed closing costs (Section 201.02; Chapter 720).
Florida's documentary stamp tax on a deed is 70 cents per $100 of consideration. On the 12-month median sale of $345,000 that is $2,415.00, and on the single-family median of $420,000 it is $2,940.00 (our arithmetic, $345,000 / 100 x $0.70 and $420,000 / 100 x $0.70). In Charlotte County the seller customarily pays it, and the contract controls (Florida Statutes Section 201.02).
It depends on your gain and your situation, and this is not tax advice. Under the federal rule you may exclude up to $250,000 of gain from the sale of your main home, or $500,000 on a joint return, if you meet the ownership and use tests (generally, you owned and lived in the home for 2 of the last 5 years). Florida has no state income tax (IRS Topic 701). Your tax adviser applies the rule to your numbers.
The record does not establish one. In 2026 the busiest recorded months to date were March (18 sales), April (21) and May (15), 54 of the year's 92 sales to September 9, but 2026 was an unusually active year and a single year does not make a season. MLS seasonality was not measured for this page: Information not available at time of publishing (checked 2026-10-07). We time a listing to your closing date and to when buyers are touring.
With premium marketing, cinematic video, drone and professional photography, and our qualified-buyer database, plus the documents a Riverwood buyer asks for first: the district charge with its history, the neighborhood's lease and roof rules, the flood reading for the address and the association paperwork. A buyer who sees those answers in the listing arrives better prepared and negotiates on facts.
Yes, when it suits the seller. Discretion and off-market capability are part of how we work, and confidential conversations are welcome. Call Jesse direct at (239) 898-6072, or start with our free home valuation. An off-market sale is priced on the same recorded sales as a listed one, and we tell you what exposure you give up in exchange for privacy.
Price against the same county record, not a name. In the 12 months to September 9, 2026, Riverwood recorded 113 sales at $345,000 and $192.16 per square foot of county heated area. Kings Gaterecorded 63 at $303,800 and $195.08, 5 of them builder-direct, and Heritage Oak Park recorded 48 at $225,000 and $178.14. Buyers weigh the district charge, the association layers, optional golf and the flood reading alongside the price, so we show them yours (Charlotte County Property Appraiser public roll and sales files, our analysis).
Ten Riverwood neighborhoods are incorporated with their own association and manager: Grand Vista, Marlin Cove, Myakka Pointe Villas, Oyster Bay, Pompano Cove, Stillwater Trace, Tarpon Harbor I, Tarpon Harbor II, The Reserve and Willow Glen. The buyer pays that association's charges in addition to the Riverwood Community Association's, and its estoppel and documents are ordered with the Riverwood Community Association's. In Oyster Bay, Pompano Cove and Stillwater Trace the association maintains landscaping, exterior painting and roofs. The amounts are not published (association landscaping page).
Riverwood has four Chapter 718 condominiums with 266 units: Grand Vista (90), Willow Glen Golf Cottages (84), Tarpon Harbor I (36) and Tarpon Harbor II (56). In the 12 months to September 9, 2026, Grand Vista recorded 9 sales at $240,000 and Willow Glen Golf Cottages 7 at $199,000. A buyer will ask for the association's estoppel and documents; the Tarpon Harbor declarations describe two-story buildings, and the story counts for Grand Vista and Willow Glen are not confirmed from a recorded declaration, which matters for the milestone-inspection and reserve-study statutes (Chapter 553; Chapter 718).
Riverwood's homes were built from 1992 to 2021, with a median year built of 2003, and 345 parcels carry a 1990s year built. We price an older home against recorded sales of comparable homes on the street and tell buyers plainly what has been updated. Changes to the exterior need Modification Committee approval, and shutters need approval before first installation, so check the rules before you update (association Rules and Policies). Buyers ask for roof age and the permit history.
The public record does not show an effect on sale prices. The facts are these. The last county order posted set the Riverwood DRI build-out at November 11, 2025; the district asked for an extension in August 2025, and as of October 10, 2026 no county resolution granting one is posted. The district bought Parcels A and B on SR 776 in 2015 for $1,225,000 to limit commercial development, and a restaurant ground lease on part of Parcel A is under study with nothing approved (Resolution 2018-041; district May 2026 package).
Because a Riverwood sale has more moving parts than a typical one: the district charge, an association estoppel, sometimes a second association, flood paperwork and a roof rule. We price on the county record, assemble those documents before the first showing, market to qualified buyers and manage the contract to closing. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008. Start with our free home valuation.
Yes, and most of the process runs remotely. We assemble the county record, the neighborhood's recorded documents and the association paperwork, and market the home; closing documents move by mail and e-signature through the title company. The estoppel is ordered early, and the water and sewer connection form is handled on closing day. You do not need to be in Florida to sell.
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Every figure on this Riverwood page traces to a primary source below: Charlotte County and its Property Appraiser, the Riverwood Community Development District, the Riverwood Community Association, state and federal agencies and the school district. County sales figures are our analysis of the Property Appraiser's public roll and sales files of October 4, 2026.
Riverwood Community Development District
Riverwood Community Association and neighborhood documents
Riverwood Golf Club and Beach Club
Charlotte County, the Property Appraiser, the Clerk and the DRI record
Schools
Florida statutes, state agencies and federal tax
Flood, storms and wind
Roads, traffic and transportation planning
Hospitals, urgent care and health
Nearby shopping, parks and recreation
These Riverwood documents are published by the Riverwood Community Association, the Riverwood Community Development District, Charlotte County and state agencies. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint. Read the recorded documents for your neighborhood and any specific home before you buy.
Document | Issuer | Link |
|---|---|---|
Amended and Restated Declaration of Covenants (recorded April 2, 2024, Instrument 3388274) | Riverwood Community Association posting of the recorded document | |
Amended RCA By-Laws (recorded April 17, 2025) | Riverwood Community Association | |
Riverwood Rules and Policies (amended August 27, 2025) | Riverwood Community Association | |
Golf Cart Policy (May 27, 2026) | Riverwood Community Association | |
Riverwood CDD FY2027 Adopted Budget | Riverwood Community Development District | |
Rules of the Riverwood CDD (revised August 19, 2025) | Riverwood Community Development District | |
Ordinance 91-58 establishing the Riverwood CDD | Charlotte County (district posting) | |
FY2025 Annual Financial Report (audit) | Florida Auditor General | |
2025 Annual Drinking Water Quality Report | Riverwood Community Development District | |
Resident Disaster Preparedness and Recovery Plan | Riverwood CDD and Riverwood Community Association | |
Riverwood DRI Master Development Order, Resolution 90-285 (1990) | Charlotte County | |
Resolution 2018-041 (DRI build-out to November 11, 2025) | Charlotte County | |
Tarpon Harbor II Declaration of Condominium (2006) | Association posting of the recorded document | |
2026 Charlotte County final rate chart | Charlotte County Property Appraiser |
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