Parrish is the fastest-growing part of Manatee County, and the growth story here is not speculative — it is happening in real time across three master-planned communities that have reshaped this formerly rural landscape north of Bradenton. Five years ago, most of what is now North River Ranch, Rye Ranch, and Canoe Creek was open farmland and cow pastures. Today it is one of the most active new construction corridors in Southwest Florida, drawing families who want the Lakewood Ranch lifestyle at a lower entry price point and buyers who want to get ahead of growth rather than pay peak prices for an established community.
The median home price in Parrish runs from approximately $438,000 to $514,000 depending on the community, with North River Ranch’s median sitting at $514,880 and an average sale price of $562,033. Prices on the broader Parrish market range from $370,000 for entry-level new construction to $885,000 and above for larger estate homes. This is meaningfully more affordable than Lakewood Ranch, with many of the same amenity packages and newer construction quality.
Barrett Henry works with buyers relocating to Parrish from across the country, and the question he hears most often is: how long before Parrish is as built out as Lakewood Ranch? The answer is at least a decade, which is either a concern (less infrastructure now) or an opportunity (buy before prices catch up) depending on your perspective.
The Three Major Communities in Parrish
Unlike established cities with organic neighborhoods that developed over generations, Parrish’s residential market is dominated by three large master-planned developments, each with its own identity, builders, and amenity package.
North River Ranch
North River Ranch is the flagship development of Neal Land and Neighborhoods and the largest planned community in Manatee County. It encompasses three neighborhoods — Crescent Creek, Riverfield (townhomes and villas), and Longmeadow — with five builders currently active including Pulte Homes, Cardel Homes, and Homes by WestBay. The median sale price at North River Ranch is $514,880, with an average of $562,033 and a range of $369,990 to $885,000.
The centerpiece amenity is Camp Creek, a 12-plus-acre gathering complex with a café, outdoor relaxation areas, a bike pump park, fitness stations, a game venue called The Outpost, and Headwaters Swim Center with a plunge pool. This is a serious amenity package for a community still in active development, and it suggests what the finished product will look like when fully built out.
Canoe Creek
Canoe Creek is a Neal Communities development off US-301 with over 500 homes including single-family homes and villas. Floor plans range from 1,407 to 2,907 square feet with 2 to 4 bedrooms. Prices run from $324,990 to over $1,000,000, with the realistic range for most buyers in the $400,000 to $700,000 corridor. The community is gated and includes a resort-style pool, pickleball courts, dog parks, and a community center. For buyers who want a gated community without the full pricing of North River Ranch, Canoe Creek is frequently the first alternative to consider.
Rye Ranch
Rye Ranch is a family-focused master-planned community with Lennar, D.R. Horton, and Cardel Homes currently active. David Weekley Homes is expected to join soon. Lennar’s Americana Series starts at $345,999, Executive Homes start from $393,247, and Manor Homes start from $458,999. The community features over 10 miles of walking and nature trails, pocket parks, linear green spaces, multiple playgrounds, pickleball courts, bocce ball, and dog parks. This is a strong family entry point for buyers who need to stay under $450,000 in a new construction community with solid amenities.
Woodland Preserve (55+)
Woodland Preserve is Kolter Homes’ active adult community in Parrish. Floor plans range from 1,668 to 3,932 square feet with prices from $399,990 to $724,990. The community features a state-of-the-art clubhouse, multiple pools, pickleball courts, and walking trails. For buyers 55 and older who want new construction without the price premium of Del Webb Catalina in Lakewood Ranch, Woodland Preserve is a direct competitor worth comparing side by side. The Tampa Bay 55-plus communities guide covers the full landscape of active adult options.
Parrish Real Estate Market Overview (2026)
The Parrish market in early 2026 is predominantly new construction-driven, with limited resale inventory relative to the number of active communities. This gives buyers who work with the right agent a meaningful advantage — builder incentives are real and negotiable, and understanding which builders offer the best value in a given month requires direct market knowledge.
Builders in Parrish are actively offering rate buydowns, closing cost contributions, and sometimes structural upgrade packages to move inventory. These incentives change monthly and are often front-loaded toward specific move-in-ready spec homes. The strategy of getting the best deal in a new construction community is different from negotiating a resale, and buyers often benefit from having a buyer’s agent who is not affiliated with any single builder and can compare offerings across all three major developments.
CDD fees are present in Parrish’s master-planned communities, just as they are in Lakewood Ranch. Understanding the full cost of ownership — mortgage, HOA, CDD, insurance, and property taxes — is essential before making an offer on any new construction home. See the CDD fee guide for a full breakdown of how these work.
Flood risk is generally lower in Parrish than in coastal Manatee County communities. The area sits inland and elevated, and most communities were engineered with modern stormwater management systems. That said, buyers should still verify FEMA flood zone designations for specific lots — some properties adjacent to retention ponds or natural drainage corridors may carry higher risk designations. Review our Florida flood zones guide for context.
Schools in Parrish
Parrish is served by the Manatee County School District, and school quality is one of the strongest draws for families buying in the area’s new construction communities.
Parrish Community High School earns a B+ from Niche, ranked 6th among public high schools in Manatee County. The school shows 50 percent math proficiency and 61 percent reading proficiency with a student-teacher ratio of 24:1. Total enrollment is 2,133 students, average GPA is 3.52, and the graduation rate is 95 percent — a strong metric for a relatively new school serving a rapidly growing population.
Gene Witt Elementary is the standout at the elementary level, earning an A- from Niche and 8 out of 10 on GreatSchools. This is one of the strongest elementary schools in Manatee County and a significant draw for families considering North River Ranch and Rye Ranch.
Barbara A. Harvey Elementary serves over 1,250 students (PK through 5th grade) with 76 percent math proficiency and 66 percent reading proficiency and a 17:1 student-teacher ratio. Freedom Elementary and Annie Lucy Williams Elementary round out the elementary options for the area.
At the middle school level, Buffalo Creek Middle School and Carlos E. Haile Middle School are the primary feeders for Parrish Community High School.
Charter school options include Parrish Charter Academy (K-5) for families who want an alternative to the traditional public school assignment. The Manatee County School District overall earned a B grade in 2025 — the highest in district history — with a record 25 schools earning A grades.
Parks and Recreation in Parrish
Parrish Community Park celebrated its grand opening in March 2025 and is one of the most significant public recreation investments in north Manatee County in years. The park features a shaded performance pavilion, 20 fitness stations, a boardwalk through a wetland area, two age-segregated playgrounds, a splash pad, food truck parking, and restrooms. This is a genuine community anchor that serves as the social center for the area’s growing residential population.
Phase 2 of the park — the North County Aquatic Facility — broke ground in 2025 and is expected to be complete by 2027. This will add a 25-yard by 25-meter competitive pool with 10 lap lanes, a shallow play pool, aqua fitness classes, swim lessons, and an elevated play structure. This is a major public investment that signals how seriously Manatee County is committing to infrastructure in north county.
Ola Mae Sims Park features separate dog parks for large and small breeds with agility courses and water fountains — a popular destination for the dog-owning families that make up a significant share of the communities here.
Bunker Hill Community Park spans 76 acres with a 1.2-mile nature trail and strength training equipment. Fort Hamer Park provides public boat ramp access, a kayak launch, a fishing pier, and double grills — critical infrastructure for residents who want access to the Manatee River without paying for private marina access.
Restaurants and Local Dining
Parrish’s dining scene is still maturing alongside its residential growth, and the options are more limited than in Bradenton or Lakewood Ranch. Most Parrish residents supplement local dining with trips to Bradenton (20 minutes) for the full range of options.
Butterfield’s Family Restaurant has been operating since 2006 and remains the local staple for homemade comfort food. Raven Pizza is a well-regarded independent pizzeria known for New York-style pizza, wings, subs, and fresh lamb gyros. C&K Smokehouse BBQ is the area’s family-owned barbecue option, serving ribs, pulled pork, and brisket.
For a sit-down waterfront experience, Oar and Iron has established itself as one of the more notable dining destinations in the area. PJ’s Sandwich Shop is the local go-to for casual lunch. The dining landscape will improve significantly as North River Ranch and Rye Ranch retail pads come online over the next several years — the commercial development is following the residential growth at a typical lag of two to three years.
Commuting from Parrish
Parrish’s location 15 miles northeast of Bradenton gives it reasonable commute access to the major employment centers of the Tampa Bay area.
To Tampa: approximately 41 minutes via I-75 north. This is one of Parrish’s competitive advantages over Lakewood Ranch — the I-75 interchange at US-301 gives direct northbound access without the University Parkway bottleneck that affects Lakewood Ranch commuters.
To Bradenton: approximately 20 minutes. The Bradenton commute is straightforward via US-301 south or SR-64.
To Sarasota: approximately 34 minutes. This is longer than the Lakewood Ranch-to-Sarasota run, which matters for buyers who work in Sarasota.
The Manatee County Transit (MCAT) Route 1 provides bus service between Parrish and Bradenton on a Monday through Saturday schedule, with a roughly 30-minute run. For buyers who want public transit as a backup option, this is a limited but existent option.
What Daily Life Is Like in Parrish Today
One of the most useful things a buyer can know about Parrish is what it actually feels like to live there in 2026 — not what the developer brochures say it will look like in 2030. The honest answer is that it feels like a rapidly growing suburban community that has not yet reached its full potential but is clearly on a trajectory toward it.
The roads are functional but sometimes congested around the main community entrances during school drop-off and pickup hours. US-301, the main artery connecting Parrish to Bradenton and I-75, carries heavy traffic during morning and evening rush hours and is undergoing widening in sections to keep pace with development. Most residents find the traffic manageable relative to what they experience in established suburban markets, though it is worth driving the commute route at rush hour before committing to a community.
Within the master-planned communities, daily life is genuinely pleasant. The amenity centers are well-programmed, the trails are maintained, and the sense of community among residents is stronger than in many suburban developments because so many families arrived in a similar life stage at a similar time. Parrish resident groups on social media are active and genuinely useful for finding service recommendations, restaurant tips, and neighborhood alerts. This is the social fabric that good planned communities create, and Parrish’s communities are doing it well.
Groceries and everyday errands require a drive to Bradenton or the nearby Ellenton Premium Outlets corridor. There is a Publix within reasonable distance, and the commercial development along US-301 is expanding as the residential density justifies it. Buyers coming from fully built-out suburban markets should expect that some conveniences will require a 10 to 20 minute drive for the first few years of living here.
Parrish FL Location and Geography
Parrish sits in the northeastern corner of Manatee County, bordered by Hillsborough County to the north and the Manatee River to the south. The Manatee River, which forms the southern boundary of the area, flows west to eventually reach Tampa Bay and the Gulf of Mexico. This gives Parrish residents access to boating and fishing via Fort Hamer Park’s boat ramp without requiring the full coastal price premium.
The area is relatively flat with gentle elevation changes and higher elevation than coastal Manatee County — one reason flood risk here is generally low. Most of the new construction communities were developed on former agricultural land engineered with modern stormwater management systems, including large retention ponds that double as community amenities and serve as the primary flood control infrastructure.
US-301 is the main north-south artery connecting Parrish to Ellenton to the south — home to the Ellenton Premium Outlets and the Gamble Plantation Historic State Park — and to Hillsborough County to the north. I-75 is accessible at the US-301 interchange, giving Parrish faster freeway access than many Manatee County communities that must navigate surface roads to reach the interstate.
Sarasota-Bradenton International Airport (SRQ) is approximately 30 to 35 minutes from central Parrish — manageable for regular travel. Tampa International Airport is about 45 to 50 minutes, which is within the range most buyers consider acceptable for an airport they use a few times per year.
What Is Nearby Parrish
Parrish’s position in north Manatee County puts it within reasonable driving distance of several destinations that significantly improve the quality of life for residents.
Ellenton is 7 to 10 minutes south on US-301. The Ellenton Premium Outlets, with 130 designer and brand outlet stores including Coach, Michael Kors, Nike, Polo Ralph Lauren, and Saks Fifth Avenue Off 5th, is the primary shopping destination for Parrish residents. The Gamble Plantation Historic State Park — Florida’s only surviving antebellum plantation house — is also in Ellenton, a genuinely interesting historical site that many residents visit and recommend to every visitor.
Bradenton is 20 minutes south and provides the full range of urban amenities that Parrish itself does not yet have: a diverse restaurant scene, the Bradenton Riverwalk, the Bishop Museum, downtown entertainment, and the full service ecosystem of a city of 60,000. Most Parrish residents visit Bradenton regularly for dining and errands.
The Anna Maria Island beaches are approximately 35 to 45 minutes from most Parrish addresses — a realistic weekend destination. The Manatee River itself is accessible for kayakers, paddleboarders, and boaters via Fort Hamer Park, which has a public boat ramp, kayak launch, and fishing pier. This is one of Parrish’s most underappreciated assets — direct river access without marina fees or coastal traffic.
Insurance and Flood Risk in Parrish
Parrish’s inland, elevated position is a significant insurance advantage compared to coastal Manatee County communities. Most of the master-planned communities were built in FEMA flood Zone X — the lowest-risk designation — which means flood insurance is generally not required by lenders. This can represent savings of $1,000 to $3,000 per year compared to properties in higher-risk zones.
Homeowner’s insurance in Florida has been under significant pressure since 2022, and Parrish is not immune. However, newer construction built to Florida’s current building codes — which require wind resistance rated for 130 to 150 mph depending on location — typically qualifies for better insurance rates than older homes. Budget $2,500 to $4,500 per year for homeowner’s insurance on a typical new construction Parrish home, with the rate depending on the carrier, construction details, and insured value.
See our Florida flood zones guide for a complete explanation of FEMA flood zone designations and what they mean for insurance requirements and costs. For a broader overview of Florida property insurance, our roof replacement guide covers the insurance implications of roof age and construction type in detail.
Buying New Construction in Parrish: What You Need to Know
The vast majority of Parrish home purchases involve new construction, and the process differs meaningfully from buying a resale home. Understanding these differences before you visit the model homes can save you tens of thousands of dollars and prevent frustrating mistakes.
Builder sales representatives work for the builder, not for you. Their job is to sell you a home at the highest price with the fewest concessions. Having a buyer’s agent who works exclusively for your interests — and who is paid by the builder’s commission structure at no cost to you — is standard practice and highly recommended. Barrett Henry has a clear view of where each builder’s real flexibility lies in a given month across all three major Parrish communities.
Builder incentives in 2026 include interest rate buydowns of 1 to 2 percent below market rate, closing cost credits of $10,000 to $20,000, and sometimes structural upgrade packages. These incentives are most available on move-in-ready spec homes where the builder is carrying inventory costs. On-your-lot custom builds and early-phase spec homes typically carry fewer incentives because the builder has less urgency to close.
The design center upgrade process is where new construction buyers most often overspend. Builder design centers are set up to encourage upgrades that can add 15 to 25 percent to the base price. Some upgrades — extended tile, kitchen cabinet upgrades, enhanced landscaping — add real value. Others, like interior paint colors and builder-grade lighting packages, are best done independently after closing at a fraction of the cost. The buyer’s guide to Tampa Bay real estate covers the new construction process in full detail.
Long-Term Growth Outlook for Parrish
Parrish’s growth trajectory is one of the clearest in the Tampa Bay area. Manatee County’s population has been growing at a rate that consistently ranks it among the fastest-growing counties in Florida, and the north county has been the primary beneficiary of that growth as land prices in Bradenton and Lakewood Ranch have pushed development further east and north.
The Parrish Community Park Phase 2 aquatic facility, expected to complete by 2027, signals meaningful county infrastructure investment in the area. School construction is following residential growth as well. The commercial corridor on US-301 is adding grocery, healthcare, and service tenants that will reduce the need for residents to drive south to Bradenton for everyday needs.
Lakewood Ranch took roughly 15 years from initial development to the point where it felt like the complete, self-sufficient community it is today. Parrish is at the beginning of a similar trajectory. Buyers who want a fully built-out community with no construction noise and complete services should look at Lakewood Ranch or established Bradenton. Buyers who want to get ahead of growth at a lower entry price — and who can tolerate the growing pains of a community still in formation — will find Parrish compelling through 2030 and beyond.
Frequently Asked Questions About Parrish, FL
Is Parrish FL a good place to live?
For families who want new construction, good schools, and lower prices than Lakewood Ranch, Parrish is an excellent choice. The tradeoff is that the community is still growing — dining, retail, and services are more limited than in more established areas, and some infrastructure (roads, parks, schools) is still catching up with the rapid residential growth.
How far is Parrish from Tampa?
About 41 minutes via I-75. The I-75/US-301 interchange gives Parrish more direct northbound freeway access than Lakewood Ranch, which has to funnel through University Parkway. This makes Parrish a genuinely viable daily commute to Tampa in a way that Lakewood Ranch is not for many buyers.
How does Parrish compare to Lakewood Ranch?
Lakewood Ranch is more established, with more dining, retail, and cultural options. Parrish is newer, less expensive (median $438,000-$514,000 vs. $618,000-$640,000), and growing fast. Buyers who get into Parrish now are in a position similar to those who bought Lakewood Ranch 15 years ago. The risk is that growth takes longer than expected; the upside is getting into a well-planned community at a lower price.
What is North River Ranch?
North River Ranch is the largest master-planned community in Parrish and Manatee County, developed by Neal Land and Neighborhoods. It encompasses three neighborhoods — Crescent Creek, Riverfield, and Longmeadow — with multiple active builders. The centerpiece is Camp Creek, a 12-plus-acre amenity complex. Prices range from $369,990 to $885,000 with a median around $514,880.
Is Parrish FL safe?
Yes, Parrish is generally considered a very safe area. It is a relatively affluent, newer suburban community with low crime rates. The gated communities like Canoe Creek add additional security. As the area grows, standard due diligence on specific street-level safety data is always worthwhile, but the overall profile is very favorable.
Are Parrish schools good?
Yes. Parrish Community High earns a B+ from Niche with a 95 percent graduation rate. Gene Witt Elementary is the standout, rated A- by Niche and 8/10 by GreatSchools. The Manatee County School District overall earned a B grade in 2025 — its highest ever. The school quality here is a major driver of family demand for homes in Parrish.
Does Parrish have CDD fees?
Yes, the major master-planned communities in Parrish have CDD (Community Development District) fees that appear on the annual tax bill. These fund community infrastructure and are separate from HOA fees. They typically run $1,000 to $2,500 per year depending on the community and lot. See the CDD fee guide for a full explanation.
What new construction builders are in Parrish?
Active builders in Parrish include Lennar, D.R. Horton, Pulte Homes, Neal Communities, Cardel Homes, Homes by WestBay, Kolter Homes, and Highland Homes. David Weekley Homes is expected to begin sales in Rye Ranch soon. This diversity of builders — from entry-level to luxury — gives buyers more options than most growing suburban markets.
Will Parrish grow significantly in the next 10 years?
Almost certainly yes. The three major communities are in active development phases, and Manatee County continues to invest in infrastructure to support growth. The Parrish Community Park Phase 2 aquatic facility, expected by 2027, is one example of how county resources are following the residential growth. Retail and dining will continue to develop as the residential density reaches critical mass.
Is Parrish close to beaches?
Not as close as Bradenton or Palmetto. Anna Maria Island is roughly 35 to 45 minutes from most Parrish addresses. The beach drive involves navigating through Bradenton or Palmetto on surface roads. It is a weekend trip, not a spontaneous after-work outing. Buyers for whom beach proximity is a daily priority generally look at communities closer to the coast.
What are the best communities in Parrish FL?
For families: North River Ranch and Rye Ranch. For active adults: Woodland Preserve (Kolter 55+). For gated community seekers on a tighter budget: Canoe Creek. The right answer depends on your life stage, budget, and which builder’s product quality and floor plan selection best matches your needs. Barrett can walk you through a side-by-side comparison across all four communities.
Parrish vs. Ellenton: Understanding the Difference
Buyers new to north Manatee County often confuse Parrish and Ellenton because they sit adjacent to each other on the US-301 corridor. In practice, the two communities have distinct characters that attract different buyer profiles.
Ellenton is an older, more established unincorporated community at the I-75 interchange on US-301. Its residential stock is a mix of older single-family homes, some manufactured home communities, and newer subdivisions. It is more affordable than Parrish — median home prices run around $443,000 — and attracts buyers who want the Manatee County location without the price premium of a master-planned community. Ellenton’s primary draw is access to the Ellenton Premium Outlets, the I-75 interchange, and the Gamble Plantation Historic State Park.
Parrish is primarily master-planned new construction with modern amenities, gated communities, resort pools, and the full infrastructure of purpose-built planned developments. It attracts families and active adult buyers who specifically want the lifestyle package of North River Ranch, Canoe Creek, Rye Ranch, or Woodland Preserve. The price range is higher than Ellenton but the product quality is significantly different.
The practical distinction: if you want new construction with resort amenities in a master-planned setting, Parrish is your market. If you want an established community with lower prices and immediate I-75 access, Ellenton deserves a look. They are close enough geographically that buyers often look at both before deciding.
Property Taxes and Homestead in Parrish
Property taxes in Parrish, as in all of unincorporated Manatee County, are based on the assessed value set by the Manatee County Property Appraiser. For a new construction home assessed at $480,000 with a homestead exemption applied, you can expect a combined millage rate of approximately 6.5 to 7.5 mills across county, school, and special district levies — roughly $3,000 to $3,600 per year in property taxes before adding CDD fees.
Florida’s Homestead Exemption reduces the assessed value by $50,000 for homeowners who occupy their home as a primary residence. The Save Our Homes cap limits annual assessment increases to 3 percent or CPI after the first year. For buyers relocating from states with higher property taxes, Florida’s effective rates are often a meaningful improvement even when HOA and CDD fees are factored in.
Manatee River and Outdoor Recreation Beyond the Community Walls
One of the most compelling but least-marketed aspects of living in Parrish is the access it provides to the Manatee River watershed. The river is a significant recreational resource that most residents barely scratch the surface of.
Fort Hamer Park has a double-lane boat ramp, a kayak launch, a fishing pier with ADA accessibility, and double grills for waterfront cookouts. This gives Parrish residents boat launch access to a river that runs 60 miles from the headwaters all the way to the Gulf of Mexico at Tampa Bay. For buyers who boat or fish, this is a material quality-of-life advantage that is hard to find at Parrish price points anywhere else in Manatee County.
The Manatee River is navigable for powerboats and is known for snook, redfish, and largemouth bass depending on where you fish along its length. The lower river near Bradenton connects to Tampa Bay and provides access to flats fishing and the full ecosystem of Tampa Bay sportfishing. For buyers who want boat access without a waterfront address, the combination of an inland Parrish home and Fort Hamer Park boat launch is an underappreciated value proposition.
Beyond fishing and boating, the Manatee River Corridor offers kayaking and paddleboarding through sections that remain genuinely wild — tree-lined banks, wading birds, and Florida’s natural landscape at its most accessible. Parrish residents who explore the river regularly describe it as one of the features they most undervalued before moving here.
New Development Deep Dive: Community by Community
Parrish’s new construction market in 2026 is spread across four major master-planned developments, each with distinct character, builders, and price positioning:
North River Ranch is the flagship development — a master-planned community by Neal Land & Neighborhoods with five active builders (Pulte, Cardel, Homes by WestBay, and others) across three neighborhoods: Crescent Creek (single-family), Riverfield (townhomes and villas), and Longmeadow (single-family and villas, including a Pulte Homes component). The median sale price at North River Ranch is approximately $514,880, with the range running from $369,990 to $885,000. The Camp Creek amenity hub — a 12-plus-acre gathering center with café, outdoor relaxation areas, bike pump park, fitness stations, and The Headwaters Swim Center with a plunge pool — is the community’s social infrastructure.
Canoe Creek (Neal Communities) is a gated 500-plus-home community off US-301 (Sales center: 13427 Old Creek Court, Parrish) priced from $324,990 to $1,028,990. Floor plans range from 1,407 to 2,907 square feet across 2 to 4 bedrooms. Resort-style pool, pickleball, dog parks, and community center are the amenity anchors. Canoe Creek’s pricing range — from the high $300,000s to just over $1 million — gives buyers a wide selection without leaving the community.
Rye Ranch (Lennar, D.R. Horton, Cardel Homes, with David Weekley Homes joining) prices from the $300,000s: the Americana Series runs $345,999 to $394,999, Lennar Executive Homes from $393,247, and Lennar Manor Homes from $458,999. The community infrastructure includes 10-plus miles of walking and nature trails, pocket parks, linear green spaces, playgrounds, pickleball courts, bocce ball, and dog parks. David Weekley Homes’ planned entry brings an additional semi-custom option to the community’s builder mix.
Woodland Preserve (Kolter Homes) is Parrish’s dedicated 55-plus active adult community, priced from $399,990 to $724,990 with floor plans from 1,668 to 3,932 square feet across 2 to 5 bedrooms and 25-plus structural options per plan. Kolter’s amenity program includes a state-of-the-art clubhouse, pools, pickleball courts, and walking trails designed for an active adult demographic.
Parks and Recreation: Parrish’s Infrastructure Build-Out
Parrish’s public recreation infrastructure is expanding alongside its residential growth — a deliberate investment in community quality of life that distinguishes it from pure bedroom-community development:
Parrish Community Park had its grand opening on March 7, 2025 — a new public park with a shaded performance pavilion, 20 fitness stations with exercise equipment, a boardwalk traversing the wetland area, two separate playgrounds (one for ages 2-5, one for ages 5-12), a splash pad, restrooms, parking, and food truck parking. This is not an amenity that the master-planned communities built for their HOA members — it is a publicly accessible county park serving the Parrish community broadly.
North County Aquatic Facility: Construction began in 2025 with completion targeted for 2027 — a 25-yard by 25-meter competitive pool with 10 lap lanes plus a shallow play pool (3 to 4 feet) for aqua fitness classes, swim lessons, and family recreation. When complete, this will be the most significant public aquatic facility in north Manatee County, and its construction timeline is relevant for families with competitive swimmers evaluating the Parrish market.
Ola Mae Sims Park: Separate dog parks for large and small breeds, agility courses, and water fountains — well-designed for the high dog-ownership rate in a family and active-adult oriented community.
Bunker Hill Community Park: A 76-acre park with a 1.2-mile nature trail and strength training equipment — the largest single-parcel park in the Parrish area, with room to expand programming as the community grows.
Fort Hamer Park: A public boat ramp on the Manatee River with a kayak launch, fishing pier, and double grill — the access point for Parrish residents who want to get on the Manatee River without trailering a boat to a congested ramp. The fishing pier gives non-boating residents a simple waterfront recreation option without requiring a vessel.
Restaurants in Parrish
Parrish’s dining scene reflects its status as a rapidly growing community that is still building its commercial infrastructure. The established local restaurants that serve the existing community:
Butterfield’s Family Restaurant has been serving homemade food since 2006 — the kind of local institution that predates the master-planned community boom and serves the original Parrish community alongside the new arrivals.
Raven Pizza: New York-style pizza, wings, subs, pasta, and fresh lamb gyros — an independent operation that stands out in a market where chain restaurants typically fill gaps in growing communities.
C&K Smokehouse BBQ: Family-owned barbecue with ribs, pulled pork, and brisket — exactly the kind of local operator that builds community character in a way that a franchise location cannot.
Oar & Iron: A dining destination that has established a local following in the Parrish corridor.
Schools: Parrish Community High and the Specific Picture
Parrish Community High School earns a Niche grade of B+ and ranks #6 among public high schools in Manatee County — a creditable position in a strong county school district. The school’s metrics are worth knowing specifically: 50 percent math proficiency, 61 percent reading proficiency, a 95 percent graduation rate, and an average student GPA of 3.52. Student-teacher ratio is 24:1 with 2,133 enrolled students.
At the elementary level, Gene Witt Elementary earns an A- from Niche and an 8/10 from GreatSchools — one of the district’s stronger elementary options. Barbara A. Harvey Elementary posts 76 percent math proficiency and 66 percent reading proficiency across 1,252 students with a 17:1 student-teacher ratio. Buffalo Creek Middle School and Carlos E. Haile Middle School are the primary middle school options serving the Parrish area.
{ “@context”: “https://schema.org”, “@type”: “FAQPage”, “mainEntity”: [ { “@type”: “Question”, “name”: “Is Parrish FL a good place to live?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “For families who want new construction, good schools, and lower prices than Lakewood Ranch, Parrish is an excellent choice. The tradeoff is limited dining and retail as the community continues to grow. Infrastructure is still catching up with rapid residential growth.” } }, { “@type”: “Question”, “name”: “How far is Parrish from Tampa?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “About 41 minutes via I-75. The I-75/US-301 interchange gives Parrish more direct northbound freeway access than Lakewood Ranch, making it a viable daily commute to Tampa.” } }, { “@type”: “Question”, “name”: “How does Parrish compare to Lakewood Ranch?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “Lakewood Ranch is more established with more amenities. Parrish is newer, less expensive (median $438,000-$514,000 vs. $618,000-$640,000), and growing fast. Buyers who get into Parrish now are in a position similar to Lakewood Ranch buyers 15 years ago.” } }, { “@type”: “Question”, “name”: “What is North River Ranch?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “North River Ranch is the largest master-planned community in Parrish, developed by Neal Land and Neighborhoods with three neighborhoods and multiple active builders. Camp Creek is the 12-plus-acre amenity complex centerpiece. Prices range from $369,990 to $885,000 with a median around $514,880.” } }, { “@type”: “Question”, “name”: “Are Parrish schools good?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “Yes. Parrish Community High earns a B+ from Niche with a 95% graduation rate. Gene Witt Elementary is rated A- by Niche and 8/10 by GreatSchools. The Manatee County School District earned its highest-ever B grade in 2025.” } }, { “@type”: “Question”, “name”: “Does Parrish have CDD fees?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “Yes. CDD fees in Parrish communities typically run $1,000-$2,500 per year and appear on the annual tax bill separate from HOA fees. They fund community infrastructure and are a standard part of owning in any master-planned community here.” } }, { “@type”: “Question”, “name”: “What new construction builders are in Parrish?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “Active builders include Lennar, D.R. Horton, Pulte Homes, Neal Communities, Cardel Homes, Homes by WestBay, Kolter Homes, and Highland Homes. David Weekley Homes is expected to begin sales in Rye Ranch soon.” } }, { “@type”: “Question”, “name”: “Is Parrish close to beaches?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “Anna Maria Island is roughly 35-45 minutes from most Parrish addresses, navigating through Bradenton or Palmetto on surface roads. It is a weekend trip, not a spontaneous outing. Buyers who prioritize beach proximity generally look closer to the coast.” } }, { “@type”: “Question”, “name”: “What are the best communities in Parrish FL?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “For families: North River Ranch and Rye Ranch. For active adults 55+: Woodland Preserve (Kolter). For gated community seekers on a tighter budget: Canoe Creek. The right choice depends on life stage, budget, and preferred builder product.” } }, { “@type”: “Question”, “name”: “Will Parrish grow significantly in the next 10 years?”, “acceptedAnswer”: { “@type”: “Answer”, “text”: “Almost certainly yes. Three major communities are in active development, Manatee County is investing in infrastructure like the Phase 2 aquatic facility, and retail and dining will follow as residential density reaches critical mass.” } } ] }