Cypress Mill vs Sun City Center
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-20.
| Metric | Cypress Mill | Sun City Center |
|---|---|---|
| Median sale price | $332K | $286K |
| Price per sq ft | $170 | $160 |
| Avg days on market | 54 days | 92 days |
| Months of supply | 10.2 mo | 2.7 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 26 | 186 |
The verdict
Cypress Mill carries the higher median price — about 16% above Sun City Center. Homes in Cypress Mill sell faster (54 days on market vs 92). Sun City Center is the tighter market on inventory (2.7 months of supply).
Where each one is
Cypress Mill and Sun City Center are about 3 miles apart (straight-line, center to center) and share Hillsborough County.
| Cypress Mill | Sun City Center | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Sun City Center | Sun City Center |
| ZIP | 33573 | 33573 |
| FEMA flood zones (sampled parcels) | all 26 sampled homes outside a flood zone | 98% of 45 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 | Sun City Center | |
|---|---|---|
| Homes for sale now | 22 | 42 |
| Under contract | 2 | 9 |
| Asking prices today | $270K to $595K | $215K to $569K |
| Listed in the last 7 days | 1 | 0 |
| Property types listed | Single Family Residence | Half Duplex, Single Family Residence, Villa |
Live MLS counts, refreshed with every listing pull. Browse them: Cypress Mill homes for sale · Sun City Center homes for sale.
The homes themselves
| Cypress Mill | Sun City Center | |
|---|---|---|
| Homes (parcels) | 555 | 2,083 |
| Built | 2018–2023 (median 2021) | 1962–2022 (median 1993) |
| Typical living area | 2,151 sq ft | 2,089 sq ft |
| Homesteaded (owner-occupied) share | 69% | 78% |
| Vacant lots | 0 | 1 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Cypress Mill median | Sun City Center median |
|---|---|---|
| 2021 | $282K (20 sales) | $300K (57 sales) |
| 2022 | $364K (111 sales) | $355K (194 sales) |
| 2023 | $370K (65 sales) | $366K (70 sales) |
| 2024 | $351K (26 sales) | $352K (169 sales) |
| 2025 | $348K (20 sales) | $310K (168 sales) |
| 2026 | $332K (16 sales) | $310K (192 sales) |
Since 2021, Cypress Mill's median sale price is +18% and Sun City Center's is +3% — Cypress Mill has appreciated faster over that stretch.
How each one trades
| Cypress Mill | Sun City Center | |
|---|---|---|
| Sale-to-original-list | 94.5% | 93.8% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,914 sq ft | 1,751 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 | Sun City Center | |
|---|---|---|
| Elementary | Cypress Creek-Hb | Cypress Creek-Hb |
| 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, Sun City Center is the lower entry point (median $286K vs $332K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Cypress Mill; Sun City Center trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Cypress Mill (54 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 Sun City Center?
Yes, on recent sales: the median sale price in Cypress Mill is $332,000 versus $286,000 in Sun City Center, about 16% higher.
How far apart are Cypress Mill and Sun City Center?
About 3 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Cypress Mill or Sun City Center?
Cypress Mill: its homes were built 2018–2023 with a median year of 2021, versus a median of 1993 in Sun City Center (Florida DOR assessment roll).
Which has appreciated more, Cypress Mill or Sun City Center?
From 2021 to 2026 the median sale price rose 18% in Cypress Mill and 3% in Sun City Center (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 93.8% in Sun City Center.
What high schools serve Cypress Mill and Sun City Center?
Listings in Cypress Mill most often report Sumner High School; listings in Sun City Center report Lennard-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Cypress Mill homes, photos & schools · Sun City Center homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.