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Talk to a Specialist →The HOA Structure
Why does the published HOA number look different depending on where I read it?
Because there are two associations, not one. The Del Webb Community HOA covers your immediate neighborhood — lawn care, landscaping, irrigation, gated security, and the Del Webb clubhouse and pool. The Tradition Master Association covers the larger master plan and bundles cable TV, internet, and landline phone, plus master security, for roughly $191/month of the total. Combined, recent figures put the total HOA at $497–$531/month. If you're only quoted the Del Webb portion, you're not seeing the full number.
Is the bundled cable/internet/phone actually worth anything?
It's a real offset worth factoring in — you're not paying that combined $497–$531/month for HOA services alone; a meaningful chunk of it replaces bills you'd otherwise pay separately. When you compare this total against a community with a lower HOA and no bundled services, run the true side-by-side, not just the sticker HOA number.
Taxes & Assessments
Is there a CDD here?
Most Tradition-area communities carry one, and it's reasonable to assume Del Webb Tradition does too, appearing on the tax bill rather than the HOA statement — commonly estimated in the $100–$200/month range for communities in this master plan, though you should confirm the exact figure and remaining bond term for your specific section before signing. This is the single clearest financial difference from Valencia Cay and other Riverland communities nearby, which carry no CDD at all.
How does St. Lucie County's tax rate factor in?
St. Lucie County's property tax rate (roughly 1.31%) is among the higher rates in the Treasure Coast region. On a $475,000 home in year one, before homestead exemption, that's approximately $500+/month on its own — stacking on top of the combined HOA and any CDD assessment. Total monthly carrying cost excluding mortgage on a home at that price point runs somewhere in the $1,300–$1,600/month range once HOA, tax, CDD, and insurance are all included.
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The Community Itself
Is the extra cost buying anything real, or just paperwork?
It's buying something real. Del Webb's national brand recognition supports resale value, a full-time lifestyle director keeps the events calendar genuinely active, and the location is golf-cart accessible to Tradition Square's Publix, dining, and the Cleveland Clinic Tradition campus — a walkable-by-cart town center that smaller Del Webb communities elsewhere don't have. Two dog parks and cart-friendly streets make this a real advantage for pet owners specifically.
What should I compare Del Webb Tradition against before deciding?
Riverland's Valencia Cay is the most direct no-CDD alternative in the same general area, and it's worth running the same all-in monthly math against it. Within Tradition itself, Esplanade, Vitalia, and Telaro are worth a look for buyers who want the town-center location without necessarily choosing the Del Webb brand specifically. At 550 homes, Tradition is meaningfully smaller than Riverland's overall campus — a tighter community feel, but a smaller amenity footprint to match.