FishHawk Ranch Town Center vs River Hills Country Club
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-20.
| Metric | FishHawk Ranch Town Center | River Hills Country Club |
|---|---|---|
| Median sale price | $500K | $464K |
| Price per sq ft | $195 | $224 |
| Avg days on market | 81 days | 84 days |
| Months of supply | 1.7 mo | 2.1 mo |
| Market | Balanced Market (limited data) | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 29 | 63 |
The verdict
FishHawk Ranch Town Center carries the higher median price — about 8% above River Hills Country Club. Homes in FishHawk Ranch Town Center sell faster (81 days on market vs 84). FishHawk Ranch Town Center is the tighter market on inventory (1.7 months of supply).
Where each one is
FishHawk Ranch Town Center and River Hills Country Club are about 3 miles apart (straight-line, center to center) and share Hillsborough County.
| FishHawk Ranch Town Center | River Hills Country Club | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Lithia | Valrico |
| ZIP | 33547 | 33594, 33596 |
| FEMA flood zones (sampled parcels) | all 14 sampled homes outside a flood zone | not enough parcels sampled |
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
| FishHawk Ranch Town Center | River Hills Country Club | |
|---|---|---|
| Homes for sale now | 4 | 11 |
| Under contract | 0 | 3 |
| Asking prices today | $449K to $690K | $400K to $1000K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: FishHawk Ranch Town Center homes for sale · River Hills Country Club homes for sale.
The homes themselves
| FishHawk Ranch Town Center | River Hills Country Club | |
|---|---|---|
| Homes (parcels) | 190 | 346 |
| Built | 2005–2013 (median 2008) | 1989–2019 (median 1998) |
| Typical living area | 3,080 sq ft | 2,378 sq ft |
| Homesteaded (owner-occupied) share | 68% | 77% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | FishHawk Ranch Town Center median | River Hills Country Club median |
|---|---|---|
| 2015 | $110K (17 sales) | $320K (52 sales) |
| 2016 | $120K (28 sales) | $342K (60 sales) |
| 2017 | $128K (13 sales) | $326K (38 sales) |
| 2019 | $170K (4 sales) | $412K (6 sales) |
| 2021 | $390K (7 sales) | $430K (17 sales) |
| 2022 | $430K (39 sales) | $562K (39 sales) |
| 2023 | $555K (19 sales) | $637K (15 sales) |
| 2024 | $550K (15 sales) | $572K (40 sales) |
| 2025 | $530K (17 sales) | $594K (36 sales) |
| 2026 | $480K (29 sales) | $537K (46 sales) |
Since 2015, FishHawk Ranch Town Center's median sale price is +336% and River Hills Country Club's is +68% — FishHawk Ranch Town Center has appreciated faster over that stretch.
How each one trades
| FishHawk Ranch Town Center | River Hills Country Club | |
|---|---|---|
| Sale-to-original-list | 96.8% | 94.0% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 2,556 sq ft | 2,374 sq ft |
| Momentum market-heat score | 19 (cold) | 27 (cold) |
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
| FishHawk Ranch Town Center | River Hills Country Club | |
|---|---|---|
| Elementary | Fishhawk Creek-Hb | Lithia Springs-Hb |
| Middle | Randall-Hb | Randall-Hb |
| High school | Newsome-Hb | Newsome-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, River Hills Country Club is the lower entry point (median $464K vs $500K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in FishHawk Ranch Town Center; River Hills Country Club trades that for a more established street and, typically, larger lots. Sellers get a faster sale in FishHawk Ranch Town Center (81 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 FishHawk Ranch Town Center more expensive than River Hills Country Club?
Yes, on recent sales: the median sale price in FishHawk Ranch Town Center is $500,000 versus $464,000 in River Hills Country Club, about 8% higher.
How far apart are FishHawk Ranch Town Center and River Hills Country Club?
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, FishHawk Ranch Town Center or River Hills Country Club?
FishHawk Ranch Town Center: its homes were built 2005–2013 with a median year of 2008, versus a median of 1998 in River Hills Country Club (Florida DOR assessment roll).
Which has bigger homes?
FishHawk Ranch Town Center. The typical home there is 3,080 sq ft of living area, versus 2,378 sq ft in River Hills Country Club.
Which has appreciated more, FishHawk Ranch Town Center or River Hills Country Club?
From 2015 to 2026 the median sale price rose 336% in FishHawk Ranch Town Center and 68% in River Hills Country Club (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
FishHawk Ranch Town Center — sellers there received 96.8% of the original list price over the last 12 months versus 94.0% in River Hills Country Club.
What high schools serve FishHawk Ranch Town Center and River Hills Country Club?
Listings in FishHawk Ranch Town Center most often report Newsome-Hb; listings in River Hills Country Club report Newsome-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: FishHawk Ranch Town Center homes, photos & schools · River Hills Country Club homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.