Valencia Cay at Riverland in Port St. Lucie, FL: Community guide and 2026 resale market

GL Homes began developing the 4,000-acre Riverland master-planned community in 2018, and Valencia Cay was its first 55+ neighborhood. Located in western Port St. Lucie, FL, the neighborhood was completed between 2018 and 2022 and contains roughly 1,071 single-family homes.

The original builder inventory is sold out, so buyers here today are purchasing from individual homeowners rather than a corporate price sheet. That shift from new construction to the secondary market changes how you negotiate, what you pay, and how quickly you can move in.

Key takeaway

If you want a finished Valencia home in Riverland without waiting on a build, start with Valencia Cay. It is a resale community, and with Riverland homes taking a median 88 days to sell, buyers have time and room to negotiate on price. If a brand-new home with a builder warranty matters more than negotiating power, look at Valencia Parc instead.

Who this guide is for

This guide is for buyers weighing a home in Valencia Cay against Riverland's newer Valencia communities who want to know whether buying a resale here gets better terms than buying new.

What is Valencia Cay at Riverland?

Valencia Cay is the Riverland Valencia neighborhood you buy as a resale. With prices down sharply across Riverland over the past year, a buyer here can negotiate on price and terms in a way that a buyer working from a new-build price sheet usually cannot. GL Homes completed the community's homes between roughly 2018 and 2022, making it the first established neighborhood in the builder's 4,000-acre Riverland development. The real decision is whether a discounted, finished home beats waiting on a build.

To get there, take I-95 to exit 118 and head west, turn left on Village Parkway Drive, right on SW Discovery Way, and left on SW Community Blvd to the entrance at 10735 SW Matisse Lane. Valencia Cay is governed by a recorded declaration that imposes 55+ Housing for Older Persons occupancy rules. Under those rules, no owner may lease a home unless at least one intended occupant is 55 or older, and homes may not be rented more than once in any 12-month period.

Read the recorded declaration for the age-restriction, occupancy, and leasing rules before committing to a purchase. You can review the broader area in our guide to buying a home in Valencia or check the latest Valencia at Riverland real estate market report.

Valencia Cay homes and floor plans

Valencia Cay offers single-family homes organized into five floor-plan collections, with no villas in the neighborhood. The entry-level Premier Collection plans range from about 1,355 to 1,716 square feet with two or three bedrooms, two bathrooms, and two-car garages. Across all collections, homes span roughly 1,355 to about 4,198 square feet.

Pricing a home here comes down to its size and condition relative to recent sales. A 2,000-square-foot home priced at the Riverland median of $288 per square foot comes to about $576,000, so dividing any Cay listing's price by its square footage tells you whether it sits above or below that baseline. Confirm the living-area square footage on the St. Lucie County Property Appraiser record rather than relying on the listing description.

Because these are existing homes, you are taking over an older structure. Ask the seller for the age of the roof, HVAC, and water heater, and verify whether any GL Homes warranty coverage remains and can transfer to a new owner.

Valencia Cay amenities

The neighborhood's centerpiece is a roughly 34,000-square-foot clubhouse that includes a swimming pool, a Sports and Racquet Club, and an Arts and Cultural Center exclusive to Valencia Cay residents. These facilities sit alongside Riverland's wider shared amenity campus, and the neighborhood amenities are bundled into Valencia Cay HOA dues reported to run around $280 to $496 a month.

Before you close, confirm whether clubhouse access is fully included in those dues or requires a separate membership or fee. You can explore the public and private options in our guide to things to do in Riverland, or review the Paseo and golf cart paths in our overview of getting around Riverland.

Valencia Cay housing market

The current market data covers Riverland as a whole rather than Valencia Cay alone, so buyers should review our guide to Valencia Cay resale prices for neighborhood-specific sales.

Across Riverland, the median sale price is currently $517,005, down 7.7% from a year earlier. That drop of about $43,000 at the median means last year's comparable sales overstate today's value and are worth challenging in an offer. Homes recently sold at 97.3% of their list price, roughly $14,000 under asking near the median, so coming in below list is normal here rather than aggressive. Only 5% of homes sold above list price, about one in 20, which means bidding wars are the exception and escalation clauses rarely make sense.

With 5.4 months of supply on the market, sellers are competing with a lot of other listings. That gives you room to ask for credits toward closing costs or repairs. A new-build buyer in a newer phase negotiates against a builder price sheet and incentives; a Cay buyer negotiates against an individual seller in a soft market. The downside is that falling prices mean a Cay purchase could lose value in the short term if the trend continues, so price your offer on recent sales rather than on optimism.

At a glance

Median sale price: $517,005 (all homes, Riverland, 90 days ending 2026-09-30; Riverland-wide, not Valencia Cay only)
Median sale price: $517,064 (single family, Riverland, 90 days ending 2026-09-30)
Change in median sale price, year over year: -7.7% (all homes, Riverland, 90 days ending 2026-09-30)
Homes sold: 41 (all homes, Riverland, 90 days ending 2026-09-30)
Median days on market: 88 (all homes, Riverland, 90 days ending 2026-09-30)
Sale-to-list ratio: 97.3% (all homes, Riverland, 90 days ending 2026-09-30)
Share sold above list price: 5% (all homes, Riverland, 90 days ending 2026-09-30)
Months of supply: 5.4 (all homes, Riverland, 90 days ending 2026-09-30)
Homes for sale (inventory): 71 (all homes, Riverland, 90 days ending 2026-09-30)
Median price per square foot: $288 (all homes, Riverland, 90 days ending 2026-09-30)

Valencia Cay vs. the other Riverland Valencias

Each phase in this master plan involves a trade-off between finished resales and new construction. If Valencia Cay doesn't have the right floor plan available, you can look at other phases that offer either similar resale terms or brand-new builds.

Valencia Grove

Valencia Grove is GL Homes' second 55+ phase within the Riverland master plan, with single-family homes built roughly between 2019 and 2022. It features five design collections: Premier, Regal, Signature, Vintage, and Crown. Like Valencia Cay, Valencia Grove sold out of new construction and operates entirely as a resale market, making it a useful alternative if the Cay listings in your size range are thin. You can see the side-by-side details in our Valencia Cay vs. Valencia Grove comparison.

The catch is that because Grove is also a resale, it doesn't get you anything Cay can't on newness or warranty. Trading one set of individual sellers for another means the same pre-offer checks on the age of systems and HOA dues apply.

Valencia Walk

Valencia Walk represents a newer phase in the development, worth a look if you want a younger home than Cay without the full wait of a new build. Availability depends on the phase status, which dictates whether a buyer is looking at builder inventory or early resales. You can check the current phase status in our Valencia Cay vs. Valencia Walk guide.

Depending on that status, you may be choosing among a mix of builder inventory and early resales. Pricing there is set closer to the builder's sheet, which narrows the negotiating room that Cay offers.

Valencia Parc

Valencia Parc is GL Homes' fourth phase at Riverland and remains an actively selling, under-construction community. Construction is progressing on the Valencia Parc Clubhouse, and the builder's early move-in inventory lists specific available homes with quoted completion dates: a Sabal unit priced at $387,900 available in November 2026, and Sandpiper units available in May 2027. Choose this phase if picking your own lot, floor plan, and finishes, and starting with a full builder warranty, matters more than price.

You can compare the options in our Valencia Cay vs. Valencia Parc guide, or read our overview of new home developments in Riverland. Negotiating against a builder's price sheet rather than a motivated seller means options and lot premiums add to the base price, and you wait for construction. Ask the sales office for the current build timeline and which incentives require using the builder's lender.

Costs to check before you buy

Ask the HOA or management company for current dues, a breakdown of what they cover, and an estoppel letter before the end of the inspection period. You can read more about what each Valencia covers in our guide to HOA fees in Riverland.

Unlike many other master-planned communities in western Port St. Lucie that levy Community Development District assessments, county tax data shows GL Homes' Riverland neighborhoods carry $0 in CDD fees. Buyers pay only the monthly HOA dues. You should still look up the seller's current property tax bill on the St. Lucie County Tax Collector site to see any non-ad valorem charges.

Your property taxes will reset at sale, which you can estimate using our guide to property taxes in Riverland. Standard buyer closing costs are covered in our Riverland closing costs guide. Check the property's flood zone on the FEMA Flood Map Service Center and get wind and flood insurance quotes before the inspection period ends. Our guide to safety and flood checks in Riverland covers the official flood data.

How to decide if Valencia Cay fits

The choice between Valencia Cay and a newer phase comes down to your timeline and budget. If you need to move within a few months, the Valencia Cay housing market section outlines your options. If you can wait, the Valencia Parc profile lays out new construction timelines.

Think about whether negotiating price or seller credits matters more to you than choosing your own finishes and lot. If negotiating power is the priority, Cay has that advantage in this market. If finishes are the priority, the other Riverland Valencias are worth a closer look. Either way, confirm that your budget covers the full monthly cost, including HOA dues, a reset property tax bill, and insurance, not just the purchase price.

Read the age-restriction, occupancy, and leasing rules in the community's recorded documents before you go any further. Recent Valencia Cay sales data can help you set a competitive offer price.

Frequently asked questions

Are there any 55+ Valencia communities in Florida?

Yes, Valencia is GL Homes' age-restricted community brand in Florida. Per GL Homes' corporate site, the current Valencia-branded 55+ communities include Valencia Parc at Riverland, Valencia Vista at Riverland, Valencia Grand, Valencia Del Mar, Valencia Harbor, Valencia Ridge, and Valencia Sky. Riverland itself has four phases: Valencia Cay, Valencia Grove, Valencia Walk, and Valencia Parc, with Cay operating as a resale market and Parc offering new construction. You can read more in our guide to buying a home in Valencia, FL. The 55+ age rule is a community requirement for occupancy.

What are the best 55+ communities in Port St. Lucie, Florida?

The right community depends on the buyer's priorities: a finished home with negotiating room, or a new build with a builder warranty. For a finished home with negotiating room, Riverland's resale neighborhoods like Valencia Cay and Valencia Grove fit well. For new construction with a builder warranty, Valencia Parc is the active option. You can compare these choices in our guide to retirement communities in Riverland, or review our Riverland vs. Tradition guide for options outside this specific development.