Lake St. Charles vs Southwood Hills
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-11.
| Metric | Lake St. Charles | Southwood Hills |
|---|---|---|
| Median sale price | $392K | $352K |
| Price per sq ft | $207 | $260 |
| Avg days on market | 84 days | 183 days |
| Months of supply | 4.1 mo | 0.5 mo |
| Market | Buyer-Leaning Market | Balanced Market (limited data) |
| 1-year price change | False | False |
| Recent closings | 35 | 25 |
The verdict
Lake St. Charles carries the higher median price — about 11% above Southwood Hills. Homes in Lake St. Charles sell faster (84 days on market vs 183). Southwood Hills is the tighter market on inventory (0.5 months of supply).
Where each one is
Lake St. Charles and Southwood Hills are about 3 miles apart (straight-line, center to center) and share Hillsborough County.
| Lake St. Charles | Southwood Hills | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Riverview | Brandon |
| ZIP | 33569, 33578 | 33511 |
| FEMA flood zones (sampled parcels) | all 22 sampled homes outside a flood zone | 87% of 15 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
| Lake St. Charles | Southwood Hills | |
|---|---|---|
| Homes for sale now | 12 | 1 |
| Under contract | 1 | 2 |
| Asking prices today | $350K to $539K | $375K to $375K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Lake St. Charles homes for sale · Southwood Hills homes for sale.
The homes themselves
| Lake St. Charles | Southwood Hills | |
|---|---|---|
| Homes (parcels) | 328 | 155 |
| Built | 1996–2005 (median 2001) | 1966–2002 (median 1977) |
| Typical living area | 2,403 sq ft | 1,595 sq ft |
| Homesteaded (owner-occupied) share | 77% | 69% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Lake St. Charles median | Southwood Hills median |
|---|---|---|
| 2012 | $130K (7 sales) | $80K (10 sales) |
| 2013 | $180K (17 sales) | $102K (17 sales) |
| 2014 | $198K (33 sales) | $124K (12 sales) |
| 2015 | $193K (43 sales) | $122K (21 sales) |
| 2016 | $230K (49 sales) | $145K (16 sales) |
| 2017 | $221K (38 sales) | $169K (28 sales) |
| 2018 | $240K (11 sales) | $169K (5 sales) |
| 2019 | $198K (4 sales) | $205K (4 sales) |
| 2021 | $350K (14 sales) | $271K (7 sales) |
| 2022 | $440K (29 sales) | $355K (12 sales) |
| 2023 | $457K (12 sales) | $340K (6 sales) |
| 2024 | $440K (27 sales) | $350K (10 sales) |
| 2025 | $396K (23 sales) | $345K (15 sales) |
| 2026 | $392K (26 sales) | $352K (24 sales) |
Since 2012, Lake St. Charles's median sale price is +202% and Southwood Hills's is +341% — Southwood Hills has appreciated faster over that stretch.
How each one trades
| Lake St. Charles | Southwood Hills | |
|---|---|---|
| Sale-to-original-list | 97.2% | 100.0% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,938 sq ft | 1,331 sq ft |
| Momentum market-heat score | 52 (normal) | 59 (normal) |
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
| Lake St. Charles | Southwood Hills | |
|---|---|---|
| Elementary | Riverview Elem School-Hb | Kingswood-Hb |
| Middle | Giunta Middle-Hb | Rodgers-Hb |
| High school | Spoto High-Hb | Brandon-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, Southwood Hills is the lower entry point (median $352K vs $392K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Lake St. Charles; Southwood Hills trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Lake St. Charles (84 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 Lake St. Charles more expensive than Southwood Hills?
Yes, on recent sales: the median sale price in Lake St. Charles is $392,000 versus $352,000 in Southwood Hills, about 11% higher.
How far apart are Lake St. Charles and Southwood Hills?
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, Lake St. Charles or Southwood Hills?
Lake St. Charles: its homes were built 1996–2005 with a median year of 2001, versus a median of 1977 in Southwood Hills (Florida DOR assessment roll).
Which has bigger homes?
Lake St. Charles. The typical home there is 2,403 sq ft of living area, versus 1,595 sq ft in Southwood Hills.
Which has appreciated more, Lake St. Charles or Southwood Hills?
From 2012 to 2026 the median sale price rose 202% in Lake St. Charles and 341% in Southwood Hills (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Southwood Hills — sellers there received 100.0% of the original list price over the last 12 months versus 97.2% in Lake St. Charles.
What high schools serve Lake St. Charles and Southwood Hills?
Listings in Lake St. Charles most often report Spoto High-Hb; listings in Southwood Hills report Brandon-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Lake St. Charles homes, photos & schools · Southwood Hills homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.