Cypress Mill vs Waterset
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-09.
| Metric | Cypress Mill | Waterset |
|---|---|---|
| Median sale price | $332K | $487K |
| Price per sq ft | $170 | $218 |
| Avg days on market | 43 days | 61 days |
| Months of supply | 7.1 mo | 2.3 mo |
| Market | Buyer-Leaning Market | Seller's Market |
| 1-year price change | False | False |
| Recent closings | 27 | 208 |
The verdict
Waterset carries the higher median price — about 47% above Cypress Mill. Homes in Cypress Mill sell faster (43 days on market vs 61). Waterset is the tighter market on inventory (2.3 months of supply).
Where each one is
| Cypress Mill | Waterset | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Sun City Center | Apollo Beach |
| FEMA flood zones (sampled parcels) | all 21 sampled homes outside a flood zone | 98% of 42 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 | Waterset | |
|---|---|---|
| Homes for sale now | 16 | 40 |
| Under contract | 3 | 27 |
| Asking prices today | $270K to $595K | $295K to $890K |
| Listed in the last 7 days | 0 | 21 |
| 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 · Waterset homes for sale.
The homes themselves
| Cypress Mill | Waterset | |
|---|---|---|
| Homes (parcels) | 555 | 1,399 |
| Built | 2018–2023 (median 2021) | 2012–2024 (median 2019) |
| Typical living area | 2,151 sq ft | 2,680 sq ft |
| Homesteaded (owner-occupied) share | 69% | 72% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Schools the listings are zoned for
| Cypress Mill | Waterset | |
|---|---|---|
| Elementary | Cypress Creek-Hb | Doby Elementary-Hb |
| Middle | Shields-Hb | Eisenhower-Hb |
| High school | Sumner High School | East Bay-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, Cypress Mill is the lower entry point (median $332K vs $487K). 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; Waterset trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Cypress Mill (43 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 Waterset more expensive than Cypress Mill?
Yes, on recent sales: the median sale price in Waterset is $487,000 versus $332,000 in Cypress Mill, about 47% higher.
Which has newer homes, Cypress Mill or Waterset?
Cypress Mill: its homes were built 2018–2023 with a median year of 2021, versus a median of 2019 in Waterset (Florida DOR assessment roll).
Which has bigger homes?
Waterset. The typical home there is 2,680 sq ft of living area, versus 2,151 sq ft in Cypress Mill.
What high schools serve Cypress Mill and Waterset?
Listings in Cypress Mill most often report Sumner High School; listings in Waterset report East Bay-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Cypress Mill homes, photos & schools · Waterset homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.