Cypress Mill vs Forest Brooke
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-02.
| Metric | Cypress Mill | Forest Brooke |
|---|---|---|
| Median sale price | $328K | $394K |
| Price per sq ft | $174 | $166 |
| Avg days on market | 67 days | 110 days |
| Months of supply | 10.1 mo | 7.4 mo |
| Market | Buyer-Leaning Market | Buyer's Market |
| 1-year price change | False | False |
| Recent closings | 25 | 44 |
The verdict
Forest Brooke carries the higher median price — about 20% above Cypress Mill. Homes in Cypress Mill sell faster (67 days on market vs 110). Forest Brooke is the tighter market on inventory (7.4 months of supply).
Where each one is
Cypress Mill and Forest Brooke are about 4 miles apart (straight-line, center to center) and share Hillsborough County.
| Cypress Mill | Forest Brooke | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Sun City Center | Wimauma |
| ZIP | 33573 | 33598 |
| FEMA flood zones (sampled parcels) | all 28 sampled homes outside a flood zone | 97% of 29 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Cypress Mill | Forest Brooke | |
|---|---|---|
| Homes for sale now | 21 | 27 |
| Under contract | 4 | 2 |
| Asking prices today | $250K to $420K | $253K to $550K |
| Listed in the last 7 days | 1 | 0 |
| Property types listed | Single Family Residence | Single Family Residence, Townhouse, Villa |
Live MLS counts, refreshed with every listing pull. Browse them: Cypress Mill homes for sale · Forest Brooke homes for sale.
The homes themselves
| Cypress Mill | Forest Brooke | |
|---|---|---|
| Homes (parcels) | 555 | 784 |
| Built | 2018–2023 (median 2021) | 2018–2024 (median 2021) |
| Typical living area | 2,151 sq ft | 2,330 sq ft |
| Homesteaded (owner-occupied) share | 69% | 71% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Cypress Mill median | Forest Brooke median |
|---|---|---|
| 2021 | $282K (20 sales) | $305K (3 sales) |
| 2022 | $364K (111 sales) | $406K (18 sales) |
| 2023 | $370K (65 sales) | $392K (8 sales) |
| 2024 | $351K (26 sales) | $390K (16 sales) |
| 2025 | $348K (20 sales) | $400K (13 sales) |
| 2026 | $332K (16 sales) | $329K (10 sales) |
Since 2021, Cypress Mill's median sale price is +18% and Forest Brooke's is +8% — Cypress Mill has appreciated faster over that stretch.
How each one trades
| Cypress Mill | Forest Brooke | |
|---|---|---|
| Sale-to-original-list | 94.5% | 91.2% |
| New-construction share of sales | 0% | 10% |
| Typical sold home | 1,914 sq ft | 1,850 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Cypress Mill | Forest Brooke | |
|---|---|---|
| Elementary | Cypress Creek-Hb | Reddick Elementary School |
| Middle | Shields-Hb | Shields-Hb |
| High school | Sumner High School | Sumner High School |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Cypress Mill is the lower entry point (median $328K vs $394K). Sellers get a faster sale in Cypress Mill (67 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Forest Brooke more expensive than Cypress Mill?
Yes, on recent sales: the median sale price in Forest Brooke is $394,000 versus $328,000 in Cypress Mill, about 20% higher.
How far apart are Cypress Mill and Forest Brooke?
About 4 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Which has bigger homes?
Forest Brooke. The typical home there is 2,330 sq ft of living area, versus 2,151 sq ft in Cypress Mill.
Which has appreciated more, Cypress Mill or Forest Brooke?
From 2021 to 2026 the median sale price rose 18% in Cypress Mill and 8% in Forest Brooke (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Cypress Mill — sellers there received 94.5% of the original list price over the last 12 months versus 91.2% in Forest Brooke.
What high schools serve Cypress Mill and Forest Brooke?
Listings in Cypress Mill most often report Sumner High School; listings in Forest Brooke report Sumner High School. Zoning is set by the district and can change - verify by address.
Go deeper on each: Cypress Mill homes, photos & schools · Forest Brooke homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.