GL Homes built out its first 55+ phases in Port St. Lucie several years ago, and those original neighborhoods are now entirely sold out. The pros and cons of living in Riverland outline what to expect before you tour. If you want into one of these established sections, you're shopping the resale market, full stop.

The choice between a resale in Valencia Cay and Valencia Grove comes down to the specific house and which clubhouse you prefer. Both neighborhoods sit on the same master-planned amenity network, meaning residents share many of the same daily routines.

Key takeaway

Start with Valencia Cay if you want Valencia's first phase and its original clubhouse. Choose Valencia Grove if you want a somewhat newer resale in the same 55+ plan. Both share Riverland's amenities, so the condition of the individual house matters more than the phase. Riverland single-family homes are taking a median 88 days to sell (for the 90 days ending Sept. 30, 2026), which gives you time to compare both and negotiate.

Who this guide is for

You are shopping for a resale home in Valencia at Riverland and need to decide whether Valencia Cay or Valencia Grove belongs at the top of your shortlist before you start touring.

Is there a real difference between the two phases?

Valencia Cay and Valencia Grove are both GL Homes 55+ phases that now sell only as resales on the same Riverland amenity network. The real choice is the age and condition of the specific house and which clubhouse you'll use daily, not the phase name. With 5.4 months of supply across Riverland, there is room to negotiate in either phase.

Valencia Cay was GL Homes' first Riverland phase, with development beginning in 2018. Valencia Grove followed as the second phase, with construction starting in 2019. GL Homes' own marketing notes that Valencia Walk was introduced after the successful sell-out of both Cay and Grove.

With 71 single-family listings active across Riverland, you can tour homes in both phases before committing. The specific house matters more than the phase name.

Comparing homes in Valencia Cay and Valencia Grove

At Riverland's $288 median per square foot, a floor plan that's 200 square feet larger adds roughly $57,600 to the price. Compare individual floor plans before you lock into a specific phase.

Valencia Cay

Valencia Cay was the first Valencia phase GL Homes opened at Riverland, with homes built roughly between 2018 and 2022. It offers five floor-plan collections, including the Premier Collection, which ranges from 1,355 to 1,716 square feet. Residents use The Club at Valencia Cay, a 34,000-square-foot facility that includes a restaurant, card rooms, pools, a sports lounge, and an 800-seat auditorium.

As the oldest Valencia phase, Cay's homes will be the first to need major system replacements and the first to run into insurers' roof-age limits. Read the inspection section below before you make an offer.

Valencia Grove

Valencia Grove followed Cay in the phase sequence, with homes built roughly between 2019 and 2022. This phase features 20 distinct floor plans across five design collections: Premier, Regal, Signature, Vintage, and Crown. Prices range from the low $300,000s to the high $900,000s.

The tradeoff is entry price. Grove resales compete directly with Valencia Walk resales and new Valencia Parc homes, so you won't find the lowest starting point here. If you need a brand-new house, neither Grove nor Cay will fit, and you should check the Valencia Parc guide.

What to check on an older or newer resale

The difference in build years between these phases changes how you should approach inspections and insurance. A few years of age can meaningfully affect your coverage options in Florida.

Roof age and insurance

Citizens Property Insurance Corporation requires documentation of a full roof replacement for homes with tile, slate, clay, concrete, or metal roofs older than 50 years to remain eligible for coverage. Shingle roofs face similar published age thresholds. You can find a home's roof permit date using the City of Port St. Lucie Building Department's online "Search Permits on a Property" tool.

Insurer rules and private carriers' appetites change frequently. Get a written homeowners insurance quote on the specific address during your inspection period, not after.

AC, water heater and permit history

Ask the seller for system ages and service records, then cross-check them against city permits. A newer Grove home and an older Cay home can end up with similar remaining system life if a Cay owner has already replaced components.

A permit only shows a replacement was filed, not that the equipment is in good shape. A full inspection is still needed, and you can check the seller disclosures guide for what owners must tell you.

Riverland amenities both communities share

The master-plan amenities don't separate the two phases. That pushes your decision back to the specific house and the clubhouse.

The Paseo greenway

The Paseo Greenway is a two-mile, traffic-free pathway that connects directly to the new Riverland Paseo Park. It runs throughout the master-planned development and links all the Valencia-branded 55+ phases to the shared clubhouses and town center.

How close a given home is to a Paseo access point depends on the lot, not the phase. Walk from the front door to the nearest access before you offer.

Riverland Sports & Racquet Club and Arts & Culture Center

Residents of the Valencia at Riverland communities receive shared access to the Riverland Sports and Racquet Club and the Riverland Arts & Culture Center. These master-plan amenities are reserved for residents, while visitors are only permitted a one-time, escorted "VIP Passport" day-pass arranged through the sales office.

Access terms, reservations, or extra charges may differ from what a listing implies. Ask the HOA whether use is included in your dues.

Costs and room to negotiate

Your monthly carrying costs and the final purchase price depend on the specific HOA budget and current market conditions.

HOA dues and what they cover

Each phase has its own HOA budget on top of any master association fees. Ask each HOA or its management company for the current annual budget, the reserve study, and a clear list of what dues include. Look up the specific address on the St. Lucie County Tax Collector site for non-ad valorem assessments, which is where a CDD would appear.

Dues reset every year, and an older phase may face larger reserve needs. Ask whether any special assessment is pending or under discussion, and review the guides on HOA fees and property taxes.

Room to negotiate in Riverland

On a home listed at $530,000, that median sale-to-list ratio points to a final price near $515,700. With only 5% of homes selling above list and median prices down 7.7% year over year, a bidding war is the exception.

These figures cover all of Riverland rather than Cay or Grove alone, so treat them as a starting point, not a neighborhood-level guarantee. Ask for closed sales from the last six months in the specific phase before setting an offer price, and check the guides on buyer closing costs and the Riverland housing market.

How to choose between the two phases

Do you need a brand-new home? If so, neither phase fits, and you should look into Valencia Parc. If a resale works, focus on the differences in home age and condition.

Which clubhouse would you use most days? Compare the facilities in the two community profiles, then confirm what's shared across the master plan. If your monthly budget is tight, get both HOAs' current budgets to see if dues will decide it.

Is a listing already past the Riverland median time on market? Use the current market figures to frame your offer. Ann Chauss can pull recent closed sales in both phases to help you compare.

At a glance

  • Median sale price, single family, Riverland (90 days ending 2026-09-30): $517,064
  • Year-over-year change in median sale price, single family, Riverland (90 days ending 2026-09-30): -7.7%
  • Homes sold, single family, Riverland (90 days ending 2026-09-30): 41
  • Median days on market, single family, Riverland (90 days ending 2026-09-30): 88
  • Sale-to-list ratio, single family, Riverland (90 days ending 2026-09-30): 97.3%
  • Share sold above list, single family, Riverland (90 days ending 2026-09-30): 5%
  • Months of supply, single family, Riverland (90 days ending 2026-09-30): 5.4
  • Active inventory, single family, Riverland (90 days ending 2026-09-30): 71
  • Median price per square foot, single family, Riverland (90 days ending 2026-09-30): $288

Note: These are Riverland-wide figures covering all phases, not Cay- or Grove-only data.

Frequently asked questions

Is Valencia Riverland a good place to live?

Valencia is GL Homes' age-restricted 55+ collection inside Riverland, featuring phase clubhouses plus shared Riverland amenities. You'll want to weigh the HOA dues, home age by phase, insurance requirements, and your daily commute. Check the guides on living in Riverland and local commute times for more details.

What is the 80/20 rule in a 55+ community?

Under the federal Housing for Older Persons Act, at least 80% of occupied units must have at least one occupant aged 55 or older. The community must publish and follow policies showing that intent and verify ages, while the HOA sets the rules for the remaining share. Request the age-verification and occupancy policies for the specific phase before signing a contract; this is not legal advice.

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