Grand Central at Kennedy vs Suburb Royal
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-02.
| Metric | Grand Central at Kennedy | Suburb Royal |
|---|---|---|
| Median sale price | $292K | $792K |
| Price per sq ft | $394 | $407 |
| Avg days on market | 83 days | 63 days |
| Months of supply | 2.7 mo | 2.7 mo |
| Market | Balanced Market | Seller's Market |
| 1-year price change | False | False |
| Recent closings | 31 | 27 |
The verdict
Suburb Royal carries the higher median price — about 171% above Grand Central at Kennedy. Homes in Suburb Royal sell faster (63 days on market vs 83).
Where each one is
Grand Central at Kennedy and Suburb Royal are about 2 miles apart (straight-line, center to center) and share Hillsborough County.
| Grand Central at Kennedy | Suburb Royal | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Tampa | Tampa |
| ZIP | 33602 | 33602, 33603 |
| FEMA flood zones (sampled parcels) | not enough parcels sampled | all 18 sampled homes outside a flood zone |
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
| Grand Central at Kennedy | Suburb Royal | |
|---|---|---|
| Homes for sale now | 7 | 6 |
| Under contract | 3 | 5 |
| Asking prices today | $350K to $795K | $515K to $1.9M |
| Listed in the last 7 days | 0 | 3 |
| Property types listed | Condominium | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Grand Central at Kennedy homes for sale · Suburb Royal homes for sale.
The homes themselves
| Grand Central at Kennedy | Suburb Royal | |
|---|---|---|
| Homes (parcels) | n/a | 436 |
| Built | n/a | 1900–2024 (median 1949) |
| Typical living area | n/a | 1,660 sq ft |
| Vacant lots | 0 | 24 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Grand Central at Kennedy median | Suburb Royal median |
|---|---|---|
| 2021 | $371K (12 sales) | $460K (7 sales) |
| 2022 | $380K (24 sales) | $803K (19 sales) |
| 2023 | $449K (10 sales) | $814K (11 sales) |
| 2024 | $433K (29 sales) | $798K (20 sales) |
| 2025 | $460K (27 sales) | $650K (22 sales) |
| 2026 | $330K (26 sales) | $720K (23 sales) |
Since 2021, Grand Central at Kennedy's median sale price is -11% and Suburb Royal's is +57% — Suburb Royal has appreciated faster over that stretch.
How each one trades
| Grand Central at Kennedy | Suburb Royal | |
|---|---|---|
| Sale-to-original-list | 91.7% | 95.5% |
| New-construction share of sales | 0% | 30% |
| Typical sold home | 945 sq ft | 1,584 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
| Grand Central at Kennedy | Suburb Royal | |
|---|---|---|
| Elementary | Just-Hb | Graham-Hb |
| Middle | Stewart-Hb | Stewart-Hb |
| High school | Blake-Hb | Hillsborough-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, Grand Central at Kennedy is the lower entry point (median $292K vs $792K). Sellers get a faster sale in Suburb Royal (63 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 Suburb Royal more expensive than Grand Central at Kennedy?
Yes, on recent sales: the median sale price in Suburb Royal is $792,000 versus $292,000 in Grand Central at Kennedy, about 171% higher.
How far apart are Grand Central at Kennedy and Suburb Royal?
About 2 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Which has appreciated more, Grand Central at Kennedy or Suburb Royal?
From 2021 to 2026 the median sale price rose -11% in Grand Central at Kennedy and 57% in Suburb Royal (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Suburb Royal — sellers there received 95.5% of the original list price over the last 12 months versus 91.7% in Grand Central at Kennedy.
What high schools serve Grand Central at Kennedy and Suburb Royal?
Listings in Grand Central at Kennedy most often report Blake-Hb; listings in Suburb Royal report Hillsborough-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Grand Central at Kennedy homes, photos & schools · Suburb Royal homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.