Shores by Pulte Homes
Riverfront neighborhood on the San Joaquin River, priced from about $1,034,990 to $1,114,990 in 2026.
Active new builds
Buy a new home in River Islands and keep the commission
River Islands builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $750,000 home in Lathrop, California, that's about $8,750 back at closing.
Licensed local California Realtors. Free private tours. No obligation.
Your River Islands savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $750,000 home
- +$8,750
- You keep both
- Builder deal + $8,750
What to know before buying in River Islands
River Islands is a master-planned community on a 4,800-acre island along the San Joaquin River in Lathrop, San Joaquin County. Cambay Group is the master developer, and the plan allows about 15,000 homes over 20 or more years. Building started in 2014, and about 4,300 homes are now built with roughly 12,000 residents. Three bridge and road access points connect the island to Lathrop, and a Valley Link rail station is planned.
About 600 acres of lakes run through the community, with trails, a boathouse, a baseball stadium, and a soccer complex. River Islands Academies, charter schools under Banta Unified, have three TK-8 campuses open and a fourth opening for 2026 to 2027, plus River Islands High School. The community is not gated, and most neighborhoods have no HOA.
Several builders sell at once. Van Daele's Hideaway starts near $468K, Del Webb's 55+ homes run from about $475K, Kiper sells from about $760K, and Pulte's Shores on the river tops $1M. With about 350 sales in 2025 and 17 neighborhoods under construction, incentives shift month to month and lot premiums vary by water view. That is where a local buyer's agent earns their keep.
- 4,800
- Acres
- 15,000
- Homes planned at build-out
- 350
- New homes sold in 2025
- 2014
- Year homebuilding started
- About $470K to $1.1M
- New home prices
- School districts
- Banta Unified; River Islands Academies
- Property tax
- About 1.6% including CFD taxes, est.
- HOA dues
- None in most neighborhoods, as of 2026
- Master developer
- Cambay Group
Stack your rebate on top of River Islands 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
River Islands 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 $8,750 on a $750,000 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
- $750,000
- Builder-paid commission (2.5%)
- $18,750
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $8,750
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 $8,750 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$750,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$8,750
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $750,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $18,750
- TurboHome flat fee
- $10,000
- Estimated rebate
- $8,750
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $750,000
$8,750
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 River Islands 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 River Islands
- Pulte Homes
- Del Webb
- Kiper Homes
- Van Daele Homes
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 River Islands 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 River Islands
Each village has its own age, price point, and school zoning. Here is how they compare.
Del Webb at River Islands
Age-qualified 55+ homes priced from about $474,900 to $719,990.
55+ new builds
Kiper Homes: Capri and Skye
Capri runs about $759,990 to $825,900 and Skye about $800,900 to $985,000.
Active new builds
Van Daele Homes: Hideaway
One of the lower entry points on the island, about $467,990 to $553,990.
Active new builds
What our local agents check in River Islands
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Ask which special tax districts apply to your lot
Homes here can sit in a City of Lathrop CFD, Reclamation District 2062, and River Islands Public Financing Authority districts. Ask the builder for the exact yearly levy on your lot in writing before you sign.
Confirm whether your product type has an HOA
Most River Islands neighborhoods have no HOA, but some attached homes do. Check the disclosure for the exact home you are buying, since the answer changes the monthly payment.
Check charter school enrollment early
River Islands Academies are charter schools under Banta Unified, with a fourth TK-8 campus opening for 2026 to 2027. Ask the school directly how enrollment works before you count on a seat.
Price lake and river lots separately
Lakefront and riverfront lots carry premiums, and the lakes allow only non-motorized boats with no swimming. Compare the premium against nearby interior lots before you treat it as fixed.
Have your insurer confirm flood coverage needs
River Islands says its 300-foot-wide super levees give 200-year protection and that flood insurance is not required. Ask your lender and insurance agent to confirm for your specific address.
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 River Islands: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $750,000 home with 2.5% compensation, that is $18,750 minus a $10,000 flat fee, or a $8,750 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
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
Loma Vista new homes
Clovis, CA
Selling new homes
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- River Islands: FAQ
- Manteca Bulletin: River Islands now selling new homes for $1 million plus (2026)
- Manteca Bulletin: Walkable neighborhoods at River Islands (2025)
- City of Lathrop: River Islands
- City of Lathrop: LathropSmart community profile 2024-25
- RCLCO: Top-selling MPCs mid-year 2021 drilldown
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 River Islands?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.