Cypress Mill vs Ruskin Reserve
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-01.
| Metric | Cypress Mill | Ruskin Reserve |
|---|---|---|
| Median sale price | $328K | $322K |
| Price per sq ft | $174 | $200 |
| Avg days on market | 64 days | 46 days |
| Months of supply | 21.0 mo | 5.0 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 12 | 12 |
The verdict
Cypress Mill carries the higher median price — about 2% above Ruskin Reserve. Homes in Ruskin Reserve sell faster (46 days on market vs 64). Ruskin Reserve is the tighter market on inventory (5.0 months of supply).
Where each one is
Cypress Mill and Ruskin Reserve are about 3 miles apart (straight-line, center to center) and share Hillsborough County.
| Cypress Mill | Ruskin Reserve | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Sun City Center | Ruskin |
| ZIP | 33573 | 33570 |
| FEMA flood zones (sampled parcels) | all 26 sampled homes outside a flood zone | 6% of 17 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 | Ruskin Reserve | |
|---|---|---|
| Homes for sale now | 21 | 5 |
| Under contract | 4 | 8 |
| Asking prices today | $250K to $420K | $250K to $335K |
| Listed in the last 7 days | 1 | 5 |
| Property types listed | Single Family Residence | Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Cypress Mill homes for sale · Ruskin Reserve homes for sale.
The homes themselves
| Cypress Mill | Ruskin Reserve | |
|---|---|---|
| Homes (parcels) | 555 | 4 |
| Built | 2018–2023 (median 2021) | n/a |
| Typical living area | 2,151 sq ft | n/a |
| Homesteaded (owner-occupied) share | 69% | 0% |
| Vacant lots | 0 | 163 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
How each one trades
| Cypress Mill | Ruskin Reserve | |
|---|---|---|
| Sale-to-original-list | 94.5% | 98.3% |
| New-construction share of sales | 0% | 100% |
| Typical sold home | 1,914 sq ft | 1,464 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 | Ruskin Reserve | |
|---|---|---|
| Elementary | Cypress Creek-Hb | Thompson Elementary |
| Middle | Shields-Hb | Shields-Hb |
| High school | Sumner High School | Lennard-Hb |
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, Ruskin Reserve is the lower entry point (median $322K vs $328K). Sellers get a faster sale in Ruskin Reserve (46 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 Cypress Mill more expensive than Ruskin Reserve?
Yes, on recent sales: the median sale price in Cypress Mill is $328,000 versus $322,000 in Ruskin Reserve, about 2% higher.
How far apart are Cypress Mill and Ruskin Reserve?
About 3 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Where do sellers get closer to asking price?
Ruskin Reserve — sellers there received 98.3% of the original list price over the last 12 months versus 94.5% in Cypress Mill.
What high schools serve Cypress Mill and Ruskin Reserve?
Listings in Cypress Mill most often report Sumner High School; listings in Ruskin Reserve report Lennard-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Cypress Mill homes, photos & schools · Ruskin Reserve homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.