Waterleaf in Riverview pairs 24/7 gated entry with internet included in the community fees. Recent resale listings start in the $290,000s. That combination is hard to find anywhere in Tampa Bay, which is why this community stays on our value shortlist. So here is our full 2026 Waterleaf Riverview guide: what you get, what it costs, and the fine print we would want you to know before touring.
First, a quick geography check, because we see this mixed up online. Tampa Bay’s Waterleaf is in Riverview, FL 33579, in Hillsborough County, south of Tampa, not in Wesley Chapel or Land O’ Lakes. So if you are searching listings, make sure you are filtering to Riverview.
What Is Waterleaf in Riverview?
Waterleaf is a gated, built-out community in Riverview, FL 33579 (Hillsborough County). Metro Development Group developed it, and several homebuilders built it in phases. Every home is a resale, and base ULTRAFi internet comes included in the community fees. Recent listings have run from roughly $295,000 to the mid $700,000s.
Waterleaf is one of the “connected communities” developed by Metro Development Group. The Tampa-based developer is also behind Epperson in Wesley Chapel, home of the first Crystal Lagoon in the U.S. at 7.5 acres. It also created Mirada, which markets its 15-acre lagoon as the nation’s largest man-made lagoon. Construction at Waterleaf itself has wrapped up. As a result, every home here is a resale, per Metro Development Group’s community page (updated April 2026).
That resale-only status matters. So there is no builder competing with sellers and no construction traffic. The amenities are also complete and running. In other words, what you tour is what you get.
The ULTRAFi Difference: Internet Included in Your Fees
Waterleaf’s signature feature is ULTRAFi, which brings community-wide, ultrafast internet and WiFi. The base service comes included in the community fees, per Metro Development Group and Lennar’s resource center. Households that want even more speed can choose an upgrade tier. Still, the standard service comes with the home. Also, the community runs on a Spectrum bulk account for cable and internet.
If you work from home, stream heavily, or have a house full of gamers, this is a genuine line-item saving. You get one less standalone bill, and you skip negotiating with a provider when you move in. In fact, it is a big part of why we call Waterleaf one of Tampa Bay’s true connected communities.
Gated Entry and Amenities
Waterleaf has a gate with 24/7 controlled entry, plus coded pedestrian gates, according to the Waterleaf CDD’s official amenities page. Inside, the amenity package includes:
- An open-air clubhouse and amenity center
- A resort-style pool
- Basketball court and outdoor fitness stations
- Dog park
- Fire pit
- Conservation trails
It is not a mega-amenity lagoon community, and we will not pretend otherwise. For its price point, though, the package is genuinely strong, and the conservation trails give it more breathing room than many similarly priced subdivisions.
One structural note is worth understanding. At Waterleaf, the CDD (Community Development District) runs the amenities. It is a special district that financed and manages community infrastructure and amenities, repaid via your property tax bill. Meanwhile, a separate HOA handles neighborhood covenants. Two entities, two roles.
Homes in Waterleaf: Sizes, Layouts, and 2026 Prices
Most Waterleaf homes are three-to-five-bedroom single-family houses ranging from roughly 1,844 to 4,389 square feet, per neighborhoods.com and Homes by Marco. The Liberty Field section runs a bit smaller, about 1,641 to 2,594 square feet, with homes built between 2018 and 2022. That is where some of the community’s best value hides for first-time and right-sizing buyers. If you are early in the process, our first-time home buyer guide for Tampa Bay pairs well with a Waterleaf search.
Several different builders built Waterleaf in phases, and that history is the practical takeaway. Metro Development Group’s original launch announcement, dated October 18, 2013, named Homes by WestBay, Standard Pacific, Meritage and David Weekley. By comparison, the company’s current community page lists Lennar and D.R. Horton. As a result, floor plans, ceiling heights, trim packages and lot sizes vary noticeably street by street. In fact, touring three Waterleaf homes in the same neighborhood genuinely feels like touring three different products. That is rare for a resale community. It is also a strong argument for seeing homes in person rather than judging from photos.
Waterleaf Prices and the Riverview Market
On price, start with the wider Riverview market, because it is the only reliable anchor. Redfin put Riverview’s median sale price at $373,797 in June 2026, down 5.3% year over year, at about $191 per square foot. Homes there also spent a median of 37 days on market across 457 sales. Zillow had the average Riverview home value at $366,163 as of July 31, 2026, down 3.3% year over year, with homes going pending in about 33 days.
Waterleaf’s own numbers need a warning label. Because it is a single built-out community, neighborhood-level statistics come from a handful of closings. Redfin’s Waterleaf snapshot showed a $385,000 median at roughly $188 per square foot. It also showed a 21 day median and sales at 0.3% under list. But that rested on three sales. So we would not price a client’s home off three sales and neither should you. Recent listings have spanned roughly $295,000 to the mid $700,000s. Within that spread, the section, floor plan, lot, builder and condition matter far more than any community median.
For value context, that price band buys you gated entry, included internet, and resort amenities. That stands out in a Tampa Bay metro where plenty of communities charge considerably more for less. It is the same math driving the trend we covered in why more buyers are expanding their search beyond Tampa.
How Much Are the HOA and CDD Fees in Waterleaf?
HOA dues run roughly $75 to $187 per month depending on which section (sub-association) the home sits in. The CDD assessment appears on your annual property tax bill and varies by section. Since there is not a single published community-wide figure, we will not quote one. When you are serious about a specific address, we will pull the actual tax bill. Then you see the real all-in number before you offer. No surprises at closing. That is the goal.
Schools and Location
For the Liberty Field section, listed school assignments are Summerfield Crossing/Summerfield Elementary, Eisenhower Middle, and East Bay High. But Hillsborough zoning varies by address, so verify assignments for any specific home. Riverview itself has grown into one of Tampa Bay’s most popular value corridors, with big-box retail, dining, and commuter access via US-301 and I-75. Want to see how Riverview compares with other family-oriented areas around the bay? Our best Tampa Bay suburbs for families guide is a good next read.
The Trade-Offs We’d Want You to Hear First
In keeping with how we do things, here are the cons. Waterleaf’s amenity package is solid but not spectacular compared with newer lagoon-style communities. Also, resale-only means limited inventory at any given moment, so patience helps. And because HOA and CDD costs vary by section, two similar homes can carry different monthly numbers. Still, none of these are dealbreakers. They are simply things we would rather you hear from us up front.
Frequently Asked Questions
High speed ULTRAFi internet is included in the community fees, and the neighborhood pairs 24/7 controlled entry with resale prices starting around the low $300,000s.
Yes. The CDD financed and manages the community infrastructure and amenities and is repaid through the property tax bill, while a separate HOA handles neighborhood covenants.
Waterleaf sits in Riverview, Florida, one of Tampa Bay’s most popular value corridors, with commuter access to Tampa via US-301 and I-75.
Want to Tour Waterleaf?
Does Waterleaf’s mix of gated living, included internet, and attainable pricing sound like your fit? Then tell us what you are looking for, and we will line up the current resale options. We will also include the per-home rundown on fees, sections, and school assignments. Where Every Move Matters.
MJM Group | Coldwell Banker Realty · mjmgroup@cbrealty.com · (239) 994-2804 · (813) 833-3073
Market figures last verified September 5, 2026 against Redfin (Riverview, June 2026), Zillow (Riverview, July 31, 2026), Metro Development Group and the Waterleaf Community Development District. We update this guide as new data publishes.
