Shadow Run
Homes for Sale in Riverview, FL
All 758 homes for sale in Riverview, FL · median $379,900 · 101 homes for sale in 33569 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of October 2026, shadow run unit 2 in Riverview, FL has 4 homes for sale and 2 pending, asking from $550,000 to $1,300,000 (median $900,000). Over the 12 months ending 2026-09-20, 11 recorded sales closed at a median of $578,000, $240 per square foot, a median 65 days on market, sellers accepting 95% of original asking (+0% versus the prior year). Homes listed or recently sold were built 1977 - 2018; 16 of 17 report an HOA (median $21/mo); none of the 17 geocoded homes sit in a FEMA special flood hazard zone (median elevation 65 ft). At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $9,090 ($8,470 with the full homestead exemption).
Homes For Sale Right Now in Shadow Run
Live MLS inventory for Shadow Run. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Shadow Run listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Shadow Run right now
🟡 Balanced market. 4.8 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 20, 2026. Confidence: High (6 active and pending listings, 11 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($578K) is up 0.5% from the prior 12 months ($575K) and up 149% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: Medium (11 and 23 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Shadow Run market snapshot (as of September 20, 2026): the median sale price is about $578K ($240 per sq ft over the trailing 12 months of closed sales), a median 65 days on market for closed sales, and 4.8 months of supply, a balanced market. The trailing-12-month median is up 0% from the prior 12 months and up 149% since 2012, computed from record-level Stellar MLS closed sales (11 closings in the current window).
In ZIP 33569 (Riverview), 1,084 homes closed in the last 12 months at a median of $352K ($198/sq ft), down 1.6% year over year, with a median 36 days on market. Right now 171 active and 61 pending listings put supply at about 4.4 months - a balanced market. See the live ZIP 33569 housing market and the Hillsborough County market.
County records show 30 qualified sales in shadow run across 2024 - 2025 (17 in 2024, 13 in 2025), median $575,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Shadow Run is a community of 339 homes in Riverview, Hillsborough County, built between 1922 and 2024 (median 1989), with a median living area of about 2,701 square feet. 77% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Shadow Run. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Shadow Run; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($578K) IS the median in the snapshot above, and the move from 2025 ($575K) IS the +0.5% one-year change.
Windows contain 0 to 23 sales each (11 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Hillsborough County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Hillsborough County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
28% of homes for sale in ZIP 33569 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-02).
Shadow Run Market Scorecard
Shadow Run is currently a balanced market. About 4.4 months of supply, a median asking price of $900,000, and homes go under contract in about 17 days.
Typical home value in the 33569 ZIP is $389,637, about 19.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in shadow run unit 2, Riverview
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Shadow Run on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hillsborough County Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
Zoned schools reflect the assignments reported on recent Shadow Run listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Shadow Run address.
Shop the zone: Homes zoned for Riverview-Hb High School
The Shadow Run buying strategy.
If we were buying in Shadow Run today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Shadow Run.
A closer look at the Shadow Run market
At a median of $240 per square foot, Shadow Run prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 4.8 months of supply, a balanced market and the trailing-12-month median up 0% year over year. Homes that do trade take a median 65 days on market, useful leverage on any listing that has lingered.
The housing stock is 339 homes built between 1922 and 2024, and 77% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Shadow Run. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Shadow Run buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (6.9). Basis: Long-Term Appreciation +149% since 2012; Recent Direction +0.5% year-over-year; Liquidity & Demand 4.8 months of supply; Owner Commitment 77% owner-occupied; Pricing Power 94.8% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $21/month (about $252/yr) · median of 296 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $21 per month ($252 a year) - the median AssociationFee across 296 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Shadow Run buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Shadow Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shadow Run, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shadow Run home worth?
Get a no-obligation home value based on real comparable sales in Shadow Run, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Riverview →
Frequently Asked Questions
What is the median home price in Shadow Run?
How long do homes in Shadow Run take to sell?
Is Shadow Run a buyer's or seller's market right now?
How many homes are in Shadow Run?
What share of Shadow Run is owner-occupied?
When were the homes in Shadow Run built?
Have Shadow Run home prices gone up?
What schools serve Shadow Run?
Who is the best real estate agent for Shadow Run?
How do I find a top Riverview real estate agent who knows Shadow Run?
Can Momentum Realty connect me with an agent for Shadow Run?
Where is Shadow Run, and what county is it in?
Is Shadow Run a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 33569)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (138 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how shadow run unit 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Shadow Run
- Home values · What homes in Shadow Run actually sell for
Nearby Communities
Explore more neighborhoods near Shadow Run with Momentum Realty’s local guides.