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NRR Life

These are just some of the questions we’ve been asked. You can (and should) stay social with us by
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When are the model homes open?

Model homes are typically open daily; Monday-Saturday from 10:00 AM – 6:00 PM and Sunday 12:00 – 6:00 PM. Some of our builders may have variations in those times. Click here for details.

Will there be fees for North River Ranch?

Yes, with good reason. The community’s stormwater facilities and wetlands, monumentation of main entryways, general community permanent signs, landscaping of collector roads and common areas, neighborhood parks, trails and recreational amenity areas and facilities will need to be operated, managed and maintained into perpetuity.

To provide such management and oversight duties, a Stewardship District (“District” or “SD”) is created.

Click here for more information on the District.

In addition, North River Ranch is managed by a Homeowners Association (“HOA”). The role of the HOA is limited, so the fees are kept at a minimum. The fees are determined by the Association’s annual operating budget adopted by the HOA Board of Supervisors, based on a fiscal year beginning January 1st.

Click here for more information on the HOA.


A Stewardship District (“District”) is an independent special district, created pursuant to and existing under the provisions of Chapter 189, Florida Statutes, and established upon the enactment of House Bill No. 925 and approved by the Manatee County Board of County Commissioners on June 9, 2020.

The District includes within its boundaries approximately 2,012.567 acres of land located in Manatee County.

The existing Fieldstone and North River Ranch Community Development Districts were merged into the North River Ranch Improvement Stewardship District on October 7th, 2021.  Note: Memo to District.

Click here for more information on the District.


To finance the community infrastructure, the District issues what are called Special Assessment Revenue Bonds. Generally, the District assess each property owner a yearly capital debt service assessment to pay back those bonds. In the case of the North River Ranch Stewardship District, a significant portion of this capital assessment will be prepaid by the developer at the time of closing. Typically, the bonds are paid back by the property owners over a 30-year time frame.

Further, the District’s Board of Supervisors adopt annual Operations and Maintenance (O & M) budgets and assessments. Operations & Maintenance Assessments, paid by property owners fluctuate each year depending on the Budget adopted by the Board. The total assessments (Debt Service and O &M) are collected on a separate line on the property owner’s annual property tax bill issued by Manatee County. In turn, the County’s Tax Roll remits to the Stewardship District.

Click here for more information on the District.


Administrative and management responsibilities are handled by an independent District Management firm who has a District Manager to oversee the day-to-day operations of the District.

The landowners elect a board of five supervisors to govern the District’s activities, maintenance and operations, finances and annual budget.

Over time, the registered voters within the District will be elected or re-elected to serve on the board for a period of 2-year and 4-year staggered terms. Ultimately, those homeowners who are registered voters will assume control of the Board. The District Manager role continues.

is there a homeowners association?

Yes. With the establishment of the District, the North River Ranch Master Homeowners Association plays a critical role for the community. The Association monitors, maintains and enforces all of the deed restrictions, covenants and the architectural guidelines set by the Architectural Review Committee (ARC).


Yes. Membership in the North River Ranch Homeowners Association is mandatory.

As a property owner at North River Ranch, you receive the benefits provided by the District.


The  North River Ranch Improvement Stewardship District provides, manages and operates the highest standards of infrastructure, storm-water and lake systems, landscaping, entry monumentation and signage, a full range of recreational amenity services and facilities.

The North River Ranch Master Homeowners Association plays a critical role for the community. The Association monitors, maintains and enforces all of the deed restrictions, covenants and the architectural guidelines set by the Architectural Review Committee (ARC).

What are the fees for North River Ranch?

Please click here for details.

Can I swim in any of the ponds at North River Ranch?

Swimming, paddling or wading is NOT allowed in any pond, natural or man-made body of water at North River Ranch. Our ponds and wetlands are all interconnected for stormwater purposes.

Can I fish in any of the ponds at North River Ranch?

The natural and man-made bodies of water, ponds and wetlands are not created for fishing. The ponds and man-made bodies of water throughout North River Ranch are designed and constructed to support the community’s stormwater, drainage and collect run-off from community street and yards. The water levels may fluctuate throughout the year and there is no guarantee all ponds will be full year-round.

How do I gain access to the community pools, fitness center and clubhouses?

At the lot and home closing, residents will be given access fobs and the appropriate instructions for activation and registration.

Can I bring guests to the pool and how many?

Yes, we welcome your guests to enjoy North River Ranch during their visit. There are some restrictions
based on the age of residents and their guests and whether the visit is for a special event or program.

Is there an age restriction at any of the pools, parks or playgrounds?

Yes. Some of our fun is for little ones, others for bigger ones, and some for adults only. Please take notice of the posted signs for required parental/guardian/adult supervision.

When are the pools open?

For the continued safety and enjoyment for all North River Ranch residents and their guest the pool hours are restricted to DAWN – DUSK.  Dawn is considered 30-minutes before sunrise. Dusk is considered 30-minutes before sunset. No night-time swimming allowed. Sorry! We do not have the proper safety lighting as required by the Florida Department of Health.

What are the hours of the trails, parks and playgrounds?

The trails, parks and playgrounds are located in open common areas; however, we recommend limiting use to daylight hours. That means dawn to dusk.

How can I use the Bike Share?

It’s as easy as pedaling. Download the On Bike Share app (Apple) (Google) and follow the instructions. Please note, you will be required to return the bike(s) to a designated station/rack. So, please be kind and plan your ride to start and finish at one of the stations. There are a few areas of North River Ranch inaccessible to the Bike Share bikes. The app will provide all the information you need to enjoy your ride, or just clock on the logo.

On Bike share Logo

Is there a cost for the Bike Share?*

All bikes may be ridden without charge. Yes, that’s right! Complimentary. Free. Nada. Zilch. You will have all the time you need to explore our new hometown. Please, remember our trails and parks are open Dawn to Dusk, so there are some time restrictions to the program. Don’t forget to end the rental – that’s when potential charges come in – if you forget it won’t be too kind to your wallet! The app tracks renters and you will be liable for loss and damages. * Bike Share perimeters and charges subject to terms and conditions and can change without notice.

Can I reserve any part of the amenities for private events?

Oh yes! It’s part of the fun of living at North River Ranch. There may be some limitations or blackout dates for community events, but our goal is for residents to enjoy the amenities to their fullest.

Are there any rules or regulations for the indoor and outdoor amenities, parks and playgrounds?

Your safety, well-being and enjoyment is of extreme importance. You will find each area may have certain age, height, weight restrictions and general safety rules that should be adhered to at all times when enjoying these amenities. The fitness center, AVID FitPods and FitStations, parks, playgrounds and trails have been designed and installed using the most current safety codes and practices. The Greenway and our trails are designed for walkers, runners, joggers (human and canine) and cyclists. We will let you get away with an electric-bike, but please leave the motorized vehicles to the paved streets. In addition, our pools do not have LIFEGUARDS present. You will swim at your own risk.

Are there any other fees?

Gated and maintenance-free neighborhoods will incur additional neighborhood association fees. These fees will vary by neighborhood. The fee structure will be dependent upon the type of homes, the nature of services and the individual neighborhood’s amenities.

Can I get a list of county contacts, utility, trash and cable providers?

Yes, just click here for information.

Are the events open to the public?

In most cases, our major events will attract non-residents of North River Ranch who desire to experience all the fun and fullness of life here. For any planned activities, the residents and their guests will be given notice prior to the general public. Oftentimes, events will have an RSVP with a maximum number of attendees that should be met by the residents and their guests.

what do i do if i want to make an exterior change to my home?

It’s as simple as CLICKING HERE!

An Architectural Review Committee application must be completed by the homeowner and submitted to the review and written approval shall be required prior to any construction, restoration, reconstruction, improvement, modification or expansion is performed or installed.


Click Here to Know Who To Call. If we still haven’t addressed your question, please call 941.251.1252

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