Site work under way in RiverTown, Oasis pricing not yet posted

Rivertown Oasis, St. Johns: 158 homesites on Hillstone Way inside Mattamy Homes's RiverTown, and what it will actually cost to own one

Rivertown Oasis is the seventh neighbourhood inside RiverTown, the Mattamy Homes masterplan on the St. Johns River in unincorporated St. Johns County, Florida, in the 32259 ZIP code. The county carries it on its own records as Rivertown Oasis, and the engineer for the community development district that serves this land calls it the Oasis subdivision, so the name is settled even though nothing has been built. It is one street, Hillstone Way, with 158 county-assigned addresses. As of October 29, 2026 pricing for Oasis has not been posted.

Two name traps first, because both of them send searchers to the wrong place. RiverTown's existing riverfront club already has a feature called the Oasis pool, so most of what a search for "RiverTown Oasis" turns up is a swimming pool rather than a neighbourhood. And there is a completely unrelated Oasis Club subdivision elsewhere in St. Johns County, off a different county road, which shares nothing with this land but four letters. Neither is this place.

This page carries the two things a floor-plan brochure will never answer: exactly where Oasis sits inside RiverTown, and what it will cost to own a home here once the tax bill, the district assessment and the county solid waste charge all arrive on the same piece of paper. Get pricing on the RiverTown neighbourhoods selling today, and a Florida agent who works for you rather than for the sales desk. Set up a tour

Where Rivertown Oasis actually stands

Site work is live here, and that is a matter of record rather than a sales claim. The state water management district issued the individual environmental resource permit for this pod in spring 2026. The word individual matters: that is the permit that authorises the stormwater system and the dirt work, as opposed to a conceptual approval that authorises nothing. The county approved subdivision construction for the neighbourhood in winter 2025, ahead of both of its sibling pods.

Then in autumn 2026 the county issued two building permits inside the neighbourhood, both for segmented retaining walls on Hillstone Way. Retaining-wall permits are an unglamorous but reliable tell: they mean grading is far enough along that the finished contours are being held in place. In the same season the county assigned 158 addresses on the new street, and in late October 2026 the county loaded the final plat boundary for the neighbourhood into its own mapping records.

What has not happened is just as important. No residential building permit has been issued on Hillstone Way, or on either sibling street, and every one of the 158 address points is still flagged as a vacant parcel. There is no vertical construction here: no slabs, no framing, no model home. Anyone describing homes under construction at Oasis is describing something that does not exist.

One honest limit on what can be said. The county holding the final plat boundary is not the same thing as the plat being recorded with the clerk, and we could not confirm the recording or its book and page. This page therefore does not assert one. Until a plat records, no individual lot legally exists to be conveyed, which is precisely the question to put in writing before you sign anything carrying a closing date.

Exactly where it sits, and the one street it has

Oasis occupies roughly 56 acres and fronts the fifth phase of RiverTown Main Street. That position is the whole argument for this pod over its neighbours. Main Street is the spine of the masterplan, and the Publix at the Shoppes at RiverTown is about a mile away measured in a straight line. Two sibling neighbourhoods sit alongside it, one to the east and one to the north, and both are a fraction of its size: those two carry roughly two dozen addresses each, against 158 here. Oasis is by a wide margin the largest of the three and the furthest along.

The street is Hillstone Way, and it is the only one. House numbers run from the teens up into the six hundreds along its length. All 158 of those address points fall inside the Oasis plat boundary and none of them bleeds into either sibling, which is how the count can be stated with confidence. Be precise about what the number is, though: it is an address count, not a certified lot count. Some of those points can turn out to be tracts, stormwater parcels or open space rather than homesites, so 158 is the working figure and the final platted count should land near it rather than exactly on it.

The district engineer's own forward plan for this neighbourhood lists three things: landscape and open spaces, monument signage at the entrance, and a master stormwater pond of its own. The pond is worth noting because the sibling pod to the east is not getting one, which tells you something about how this parcel drains and why the retaining walls came first.

How to buy Rivertown Oasis without leaving money on the table

The person at the builder's sales desk works for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract line by line, and pushing for every incentive, upgrade and closing-cost credit the builder will give. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The one catch is timing. You usually need your own agent from the very first visit, or the builder will not recognize them and you lose it. Start here and we will set it up.

On a masterplan this size that first-visit rule bites harder than usual, because the gallery that serves RiverTown serves all of it. Walk in on your own to look at one neighbourhood and you have generally been registered for the whole community, which is a decision you cannot unwind later when you are negotiating a homesite premium or a design-studio allowance on a different street. The sequence that protects you is dull and it works: get your representation sorted first, then tour. Set up a tour and we will have someone in your corner before you walk in.

What a good agent earns on new construction here is not a discount off the base price, which builders in an actively selling masterplan rarely give. It is the structured stuff: rate buy-downs through the builder's own lender, closing-cost credits, a design-studio allowance, occasionally a homesite premium waived on a lot the builder wants gone. Those are negotiated per contract and they are not posted anywhere. Knowing which ones are genuinely on the table in a given month is the difference between paying list and paying well.

The other half of the job is the contract, and on new construction it is a different animal from a resale contract. It is the builder's own form, it is long, and the clauses that matter to you are the ones about completion dates and remedies if the date slips, what happens to your deposit and your rate lock if it does, which allowances are capped, how change orders are priced after a cut-off date, what the warranty actually covers in years one, two and ten, and whether disputes go to arbitration. In a district community there is one more: get the written disclosure of every assessment that will attach to your lot, maintenance and debt alike.

What it will actually cost to own here

This is the section a brochure will never carry, and in this masterplan it is the single most consequential thing a buyer can read before touring. No price exists for Oasis yet, but the carrying cost is knowable right now, to the cent, because it is set by public bodies rather than by a sales office.

Start with the tax rate. The total millage on this tax district for the current year is 13.4559 mills, as of October 29, 2026. That is built from the county general levy at 4.4999, the county road levy at 0.8444, the two school levies at 3.0160 and 3.2480, fire at 1.4700, the water management district at 0.1793, mosquito control at 0.1553, health at 0.0160 and the inland navigation district at 0.0270. There is no municipal levy on top, because the site is unincorporated: that is a genuine saving against buying inside a Jacksonville or St. Augustine city limit.

Here is the method so you can redo it at your own number. On a 450,000 dollar just value with homestead, the first 25,000 dollar exemption applies to every levy and the second 25,000 applies to the non-school levies only. School taxable of 425,000 at 6.2640 mills is about 2,662 dollars; non-school taxable of 400,000 at 7.1919 mills is about 2,877 dollars. Call it 5,539 dollars a year in ad-valorem tax. In the first year, before homestead attaches, it is materially higher, and a house finished partway through a year is assessed as it stood on the first of January, so your first bill will look nothing like your steady-state bill.

Now the part that catches out-of-state buyers. This land sits inside a community development district. A district is a unit of local government, created to finance and then maintain the roads, stormwater, landscaping and amenities inside a masterplan. It bills you in two separate ways, and they behave differently. The maintenance assessment pays the running costs: mowing, lake management, amenity operations, insurance on the district's own assets, staff and administration. The debt service assessment repays the bonds that paid to build those things in the first place, and it runs for decades until the bonds retire. Both land on your county tax bill as non-ad-valorem lines, which means they do not shrink when your assessed value falls and the homestead exemption does nothing to them.

The maintenance side is adopted and published. For the current budget year the district's annual maintenance assessment, as of October 29, 2026, is 2,181.45 dollars on a 40 to 49 foot lot, 2,675.90 dollars on a 50 to 59 foot lot, 2,908.59 dollars on a 60 to 69 foot lot and 3,635.72 dollars on a 70 to 79 foot lot. Those figures are per lot per year, and they are the single hardest number on this page for one reason: every band rose 22 percent in a single year. The 50 to 59 foot band was 2,193.36 dollars the year before and is 2,675.90 dollars now. That is not a rounding drift, it is a step change, and it is the kind of line that quietly breaks a budget built on last year's figure.

The debt service line for Oasis has not been set, and nobody should pretend otherwise. The district has three bond series outstanding and Oasis lots are not in its current assessed base at all. The engineer's report says the Oasis improvements are to be funded by the master developer under a funding agreement and then dedicated to the district, which is a favourable structure, but it is not a guarantee that Oasis lots escape a debt assessment. A future bond series could still capture them. So the honest position is this: the maintenance figure above is real and adopted, the debt figure is unknown, and any total district cost you are quoted for Oasis today is somebody's guess. Ask for it in writing at contract.

Two smaller lines complete the bill. County solid waste is charged per unit and runs 394 dollars a year, made up of 92 dollars for disposal, 227 dollars for collection and 75 dollars for recycling, as of October 29, 2026. And no homeowners association has been named for Oasis, so no dues figure appears on this page; ask whether there is an association on top of the district, and what it is responsible for, before you sign.

Put the knowable parts together. A homesteaded home at a 450,000 dollar value on a 50 to 59 foot lot would carry roughly 5,539 dollars of ad-valorem tax, plus 2,676 dollars of district maintenance, plus 394 dollars of solid waste. That is about 8,609 dollars a year, before any district debt service, before association dues and before insurance. Run that against the monthly payment a lender quotes you off principal and interest alone and you will see why this section exists.

On insurance, no figure appears here because none could be established for this neighbourhood or this masterplan, and a statewide Florida average would be worse than silence. What can be said honestly is the flood position, which is the biggest single insurance variable on a St. Johns River site, and it is good. Every one of the 158 assigned addresses on Hillstone Way is mapped outside the special flood hazard area, and the centre of the plat is mapped as an area of minimal flood hazard. That was tested point by point against the county's current flood mapping rather than inferred from the surrounding area. The caveat is at the edge: the outer plat boundary does clip mapped special flood hazard area, including floodway, along a drainage corridor. None of the addressed homesites falls inside it, but if your lot backs onto that corridor, pull an elevation certificate and price the optional policy anyway. Mapping is a regulatory status that gets revised, not a promise about standing water after an August afternoon.

One last line that almost never makes a first-year budget: the gap between a finished home and a liveable one. Window coverings, gutters, back-yard fencing and landscaping beyond the front elevation are routinely excluded. Get the written exclusion list, price it, and put it in your closing costs rather than on a credit card in month three.

What living in RiverTown is actually like

The strongest practical argument for buying in Oasis has nothing to do with Oasis. It is that the masterplan around it is finished and running. The recreation here is built and operating, not rendered: a lodge complex of about 22 acres along Main Street with a clubhouse, a pool, a lazy river, a covered pavilion, an exercise room, a playground, a kayak launch, kayak storage, sand volleyball and a 14-acre recreation pond. Down at the water there is a riverfront club with an amphitheatre lawn, a pirate-ship playground, a game room, waterfront dining, and a boardwalk and pier out over the river. There is a third amenity building, a trail network and a string of passive parks, all of it conveyed to and maintained by the district.

That is the real difference between buying in the seventh neighbourhood of a masterplan and buying in the first. A first-pod buyer is betting that the clubhouse in the rendering gets built on schedule. An Oasis buyer can drive in, park, and swim in the pool before putting down a deposit. The district's master stormwater system is described as generally complete through the core of the masterplan, with something like 33 interconnected lakes already operational, which is the unglamorous infrastructure version of the same point. You are paying a maintenance assessment for amenities that exist.

On location, treat every distance below as a straight line, because that is what it is. We did not measure drive times and we will not invent them, and in this corner of St. Johns County the difference is unusually large: the St. Johns River forces traffic around it, so road distance exceeds straight-line distance by a wide and variable margin. The Publix at the Shoppes at RiverTown is about a mile out. The interstate beltway at the state road along the river is about seven miles. The big-box retail at Durbin Park is around eight and a half miles. Downtown Jacksonville is about nineteen miles, Ponte Vedra Beach about twenty-one, Jacksonville Beach about twenty-three, the plaza at St. Augustine about twenty-three, and the international airport about thirty. The practical route north is the river road to the beltway; the practical route to the beaches runs east on the county highway or the Butler corridor. Drive both at the hour you would actually drive them before you commit to anything.

Schools are a genuine strength and we are keeping them at district level on purpose. St. Johns County School District earned an A in the most recent state grading and scored the most points of any district in Florida, which is not a marketing line, it is the state's own result. What we will not do is name your elementary, middle and high school. No address on Hillstone Way appears in any school locator yet because no home exists, and attendance zones in a county growing this fast get redrawn as new neighbourhoods come online. Verify the assignment with the district at contract.

Everyday errands have a clear two-tier shape here and it is worth understanding before you judge the location. Tier one is inside the masterplan: the Shoppes at RiverTown, anchored by the Publix, sit about a mile from Oasis in a straight line, and that covers the weekly grocery run without leaving the community. Tier two is the big-box and chain retail concentrated at Durbin Park, roughly eight and a half miles out, which is where most of the larger shopping and dining trips end up. Beyond those two, the realistic destinations are Jacksonville to the north and St. Augustine to the south, both in the low twenties of miles in a straight line and both further than that by road.

The tradeoffs, plainly. You are buying into an active construction zone: the pod next door and the pod north of it are both coming, and heavy equipment on Main Street is the background noise for years rather than months. The carrying cost is high for the region once the district assessment is counted, and that assessment just jumped 22 percent in a year with a debt line still to come. Nothing here is walkable in the urban sense beyond the masterplan's own trails and the Publix run, so two cars is the assumption. And this is riverfront St. Johns County, which means summer humidity, hurricane season as an annual routine rather than an event, and an insurance market that has been hard on every Florida homeowner regardless of how clean the flood mapping is. Against that: an A-rated district, finished amenities, no municipal levy, and a homesite in the largest and best-positioned of the three neighbourhoods coming next.

The RiverTown neighbourhoods that do have prices

Six neighbourhoods inside this masterplan are selling today and each publishes its own starting price. Read from Mattamy Homes's own masterplan page on October 29, 2026, those starting prices were: Meadows from 259,990 dollars; Glades at Meadows from 334,990 dollars; WaterSong, which is a 55-plus neighbourhood, from 381,990 dollars; Forest from 406,990 dollars; Cove from 529,990 dollars; and Springs from 694,990 dollars. Each figure is a starting price for that neighbourhood on that date and nothing more.

Oasis has no price. None has been posted, so none appears here, and that is a deliberate omission rather than a gap. The six figures above are useful as a band for the masterplan as a whole, and useless as a prediction for Oasis specifically: lot widths, product mix and plan line-up for this neighbourhood have not been published, and the spread between the cheapest and the dearest neighbourhood here is more than double. If you have seen a price quoted for Oasis on an aggregator, it was not sourced from the builder, and prices printed in the prose of an aggregator page while its own structured price field reads unavailable are a template artefact rather than an offer. When real Oasis pricing lands we will pass it on plan by plan, with the date attached.

How we work on a Florida community

Subdiview is operated by a real estate broker licensed in Illinois. Florida is outside that licence, so we are not your agent on a community like Rivertown Oasis and we perform no brokerage services in this state. What happens instead is a referral: tell us what you are looking for and we will connect you with a licensed Floridaprofessional who can represent you at this community, tour it with you and negotiate the contract on your behalf. We are compensated by that professional's brokerage, not by you. We are not affiliated with Mattamy Homes, with the community development district, with any homeowners association or with any governmental body named on this page, and nothing here is an offer of brokerage services in Florida.

Everything above is drawn from public records as they stood in late October 2026. Records change, approvals change and dates move. Details compiled from public entitlement and district records are targets, not commitments: pricing, floor plans, lot counts, assessments and timing are subject to change without notice. We did not search civil court dockets for any party named or unnamed on this page, and nothing here should be read as a title search, a survey, a legal opinion, a tax opinion or engineering advice.

Get your inside track on Rivertown Oasis

The gallery that serves RiverTown is open, and the single most valuable thing you can do before walking into it is arrange your own representation. Tell us what you are after and we will line up a licensed Florida agent to meet you there, walk the neighbourhoods with you, and come back with Oasis pricing and incentive terms the day they exist. Set up a tour

Common questions about Rivertown Oasis

Other names this appears under, and what it is not

County records carry this neighbourhood as Rivertown Oasis and, in the engineering documents for the district, as the Oasis subdivision. Both refer to the same land: one street, one plat boundary, 158 addresses, fronting the fifth phase of RiverTown Main Street. Searches for Hillstone Way, for the Oasis subdivision, or for the next neighbourhood at RiverTown all land on the same place.

Two things with similar names are not this neighbourhood, and both are easy to trip over. The Oasis pool is an amenity feature at RiverTown's riverfront club, open for years and shared by the whole masterplan; it is a swimming pool, not a neighbourhood. Oasis Club is a separate, long-recorded subdivision in a different part of St. Johns County entirely, off a different county road, with its own street of the same name. Neither has any connection to the land described on this page. If someone is quoting you prices, plans or a completion date for one of those under this name, that is the mix-up.