Bella Terra at Oakwood Shores
Lafferty Communities' new-home neighborhood near Castellina Way.
Coming soon
Buy a new home in Oakwood Shores and keep the commission
Oakwood Shores builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $1,100,000 home in Manteca, California, that's about $12,500 back at closing.
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Your Oakwood Shores savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $1,100,000 home
- +$12,500
- You keep both
- Builder deal + $12,500
What to know before buying in Oakwood Shores
Oakwood Shores is a gated lake community in San Joaquin County at Manteca, built on the former Manteca Waterslides site. The plan covered 480 lots on 160 acres of man-made lakes, the first homes were released in 2008, and Lafferty Communities builds there today. A 2026 annexation of 6.25 acres will allow 32 more homes, which the Manteca Bulletin called the last piece of the community.
Nearly every home sits on one of two recreational lakes, and many have private boat docks. Residents share a clubhouse at 1699 Bella Lago Way with a pool, a playground, and sports courts. The Oakwood Lake Water District supplies groundwater, sewer service goes to the City of Manteca, and levees were strengthened through the local reclamation district. The ACE rail station is nearby.
Lakefront resales sold for about $1.05M to $1.12M in 2026, with HOA dues near $185 to $190 a month, and Lafferty's Bella Terra at Oakwood Shores lists new homes as coming soon. With few homes for sale at any time and one final builder phase ahead, pricing a dock lot against a new build takes local comps. That is where a local buyer's agent earns their keep.
- 160
- Acres
- 512
- Homes planned at build-out
- 2008
- Year homebuilding started
- About $1.05M to $1.12M
- New home prices
- School districts
- Manteca Unified School District
- Property tax
- About 1% base plus bonds; ask about CFDs
- HOA dues
- About $185 to $190 a month, 2026
- Master developer
- Lafferty Communities
Stack your rebate on top of Oakwood Shores builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Oakwood Shores builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $12,500 on a $1,100,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $1,100,000
- Builder-paid commission (2.5%)
- $27,500
- TurboHome flat fee
- $15,000
- Your TurboHome rebate
- $12,500
Example at a 2.5% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $12,500 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$1,100,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$12,500
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $1,100,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $27,500
- TurboHome flat fee
- $15,000
- Estimated rebate
- $12,500
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $1,100,000
$12,500
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with Oakwood Shores builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Oakwood Shores
- Lafferty Communities
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Oakwood Shores model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Oakwood Shores
Each village has its own age, price point, and school zoning. Here is how they compare.
Lakefront homes
Homes on the two lakes, many with boat docks, resold for about $1.05M to $1.12M in 2026.
Mostly resale
32-home annexation area
A 6.25-acre piece annexed to the City of Manteca for 32 more Lafferty homes.
Coming soon
Clubhouse and pool
Community clubhouse at 1699 Bella Lago Way with a pool, playground, and sports courts.
Amenity hub
What our local agents check in Oakwood Shores
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Ask your insurer about levee and flood coverage
Oakwood Shores sits behind levees strengthened through the reclamation district. Get an insurance quote, including flood coverage, before you remove contingencies.
Know who provides water and sewer
The Oakwood Lake Water District supplies groundwater, and sewer goes to the City of Manteca. Ask for recent utility bills, which are separate from the HOA.
New lots may carry a city CFD
The 32-home annexation joins the City of Manteca's citywide CFD. Ask Lafferty for the special tax amount on any new lot.
Inspect the dock and shoreline
Many homes have private boat docks. Add a dock and shoreline inspection and ask who maintains each part.
Register with Lafferty early
Bella Terra is listed as coming soon, so get on the interest list with your local TurboHome agent registered from the first contact to protect buyer-agent compensation.
Meet your Agents
Meet your Agents
Experience: 20+
No. of Transactions: 132+
“Seasoned real estate professional serving Greater Sacramento with over 20 years of experience and 120+ transactions.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Oakwood Shores: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $1,100,000 home with 2.5% compensation, that is $27,500 minus a $15,000 flat fee, or a $12,500 TurboHome rebate. Your lender confirms how the credit is applied.
More Central Valley communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Riverstone new homes
Madera, CA
Selling new homes · 640 sold in 2025
River Islands new homes
Lathrop, CA
Selling new homes · 350 sold in 2025
Stanford Crossing new homes
Lathrop, CA
Built out, resale only · 206 sold in 2025
Mountain House new homes
Mountain House, CA
Selling new homes
Tracy Hills new homes
Tracy, CA
Selling new homes
Tesoro Viejo new homes
Madera, CA
Selling new homes
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- Oakwood Lake Water District: About us
- Manteca Bulletin: Oakwood Shores lakefront access (2012)
- Manteca Bulletin: Oakwood Shores could annex to Manteca (2013)
- Manteca Bulletin: Annexation will allow 32 more homes (2026)
- Lafferty Communities: Bella Terra at Oakwood Shores
- NewHomeSource: Bella Terra at Oakwood Shores
- Lance McHan: 3853 Castellina Way listing
- Windermere: 1434 Riva Trigoso Drive listing
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Oakwood Shores?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
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