Expert Answers to Your River Islands Questions

While not required, having a real estate agent like Altos Estates Group provides valuable representation at no cost to you. We help you navigate builder contracts, negotiate incentives, and ensure your interests are protected throughout the process.

Builders often offer incentives like closing cost credits, rate buydowns, or upgrade credits when you use their preferred lender. These can save you thousands of dollars. Altos Estates Group stays current on all builder incentives to help you maximize savings.

For move-in ready inventory homes, closing can happen in 30-45 days. For homes under construction, timelines vary from 3-12 months depending on construction stage. For to-be-built homes from the ground up, expect 8-14 months.

Yes, you can use any lender. However, builders often offer significant incentives (sometimes $20,000+) to use their preferred lender. We recommend getting quotes from both and comparing the total cost to determine the best option.

CC&Rs (Covenants, Conditions & Restrictions) are rules that govern what you can and cannot do with your property. They cover things like exterior modifications, landscaping, parking, and property maintenance. All River Islands residents must follow these rules.

Exterior modifications typically require approval from the Architectural Review Committee (ARC). This includes paint colors, landscaping changes, patio covers, and solar panels. The process is designed to maintain community aesthetics and property values.

River Islands has rental restrictions in some neighborhoods. Generally, short-term rentals (like Airbnb) are prohibited. Long-term rentals may be allowed with certain restrictions. Check the specific CC&Rs for your neighborhood before purchasing if you plan to rent.

River Islands is currently approved for the construction of 15,000 homes. The community will be built out over approximately 20+ years.

Non-motorized watercraft like kayaks, canoes, and paddle boards are permitted on River Islands lakes. Swimming is prohibited. The Community Boathouse offers kayak and paddleboard rentals.

No, flood insurance is not required. River Islands features exceptionally wide "super levees" (300 feet along San Joaquin River) and a dual levee system designed for 200-year flood protection—exceeding standard federal requirements.

Yes! The Shores by Pulte currently offers residences near the San Joaquin River. Future custom home sites are planned but won't include direct boat dock access.

CC&Rs (Covenants, Conditions & Restrictions) are the conditions and restrictions set out for the community. They establish property rules community-wide without associated fees. Most neighborhoods lack HOAs, though some attached-home neighborhoods charge HOA dues plus property taxes.

No, River Islands remains part of the City of Lathrop and is not a separate municipality.

Neighborhood parks, community parks, and lakes exceed California's 5-acre-per-1,000-resident requirement. River Islands Academies operates K-12 educational facilities within the community.

Currently there are three entry/exit routes. Two additional bridges are planned near the Employment Center to improve access.

No, River Islands is not gated and no gating is planned.

Yes! Valley Link's proposed passenger rail project includes a station within River Islands' business park, providing direct connection to BART in Dublin/Pleasanton.

River Islands is served by the Banta Elementary School District (K-8) and Manteca Unified School District for high school. The community has several on-site elementary schools with excellent ratings. A new K-8 school is also planned for future phases.

River Islands features extensive amenities including lakes for swimming and kayaking, miles of trails, multiple parks and playgrounds, a community pool and clubhouse, sports courts, and the River Islands Town Center with shopping and dining.

River Islands is ideally located with easy access to the Bay Area (60 miles to San Francisco), Sacramento (60 miles), and Stockton (15 miles). The community is just off I-5 and close to Highway 205, making commutes convenient.

No! Most River Islands neighborhoods do NOT have HOA fees. Only some attached-home neighborhoods (like townhomes or condos) charge HOA dues. Single-family detached homes in most neighborhoods have no HOA fees - just property taxes and Mello-Roos.

Without an HOA, you pay property taxes which include Mello-Roos (CFD) taxes. Mello-Roos funds community infrastructure, parks, trails, and services. The community amenities are maintained through these taxes rather than HOA fees.

Generally, only attached-home neighborhoods (townhomes, condos) have HOA fees. Single-family detached home neighborhoods typically do not have HOAs. Ask your builder or Altos Estates Group for specifics on any neighborhood you're considering.

Mello-Roos (Community Facilities District/CFD) taxes are included in your property tax bill and fund community infrastructure and services like parks, trails, schools, and road maintenance. All River Islands homes pay Mello-Roos regardless of HOA status.

Lot premiums are additional costs on top of the base home price based on the lot's location, size, or features. Premium lots might be on a corner, have a larger backyard, back to open space, or have better views. Premiums in River Islands can range from $5,000 to over $100,000 depending on the lot.

Each builder maintains their own lot premium list. When you visit a sales center, ask to see the available lots and their associated premiums. Altos Estates Group can help you compare lot premiums across different builders and find the best value.

Lot premiums are generally non-negotiable as they reflect the inherent value of the lot. However, builders sometimes offer incentives that can offset overall costs. Working with Altos Estates Group can help you find the best deals and incentives available.

Yes, California law requires solar panels on all new homes. However, the terms vary by builder. Some include owned solar systems, while others use solar leases or Power Purchase Agreements (PPAs). Ask each builder about their specific solar arrangement.

With owned solar, you own the panels outright and benefit from all energy savings. With a lease or PPA, a third party owns the panels and you pay them for the electricity generated, typically at a lower rate than the utility company. Owned solar generally offers better long-term value.

Most builders offer solar upgrades to increase system size. This is especially worth considering if you plan to have electric vehicles or expect higher energy usage. Discuss your anticipated energy needs with the builder before finalizing your home.