Riverbend vs Southwood Hills
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-20.
| Metric | Riverbend | Southwood Hills |
|---|---|---|
| Median sale price | $361K | $352K |
| Price per sq ft | $156 | $260 |
| Avg days on market | 84 days | 220 days |
| Months of supply | 5.8 mo | 0.5 mo |
| Market | Buyer-Leaning Market | Balanced Market (limited data) |
| 1-year price change | False | False |
| Recent closings | 31 | 25 |
The verdict
Riverbend carries the higher median price — about 3% above Southwood Hills. Homes in Riverbend sell faster (84 days on market vs 220). Southwood Hills is the tighter market on inventory (0.5 months of supply).
Where each one is
Riverbend and Southwood Hills are about 13 miles apart (straight-line, center to center) and share Hillsborough County.
| Riverbend | Southwood Hills | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Tampa | Brandon |
| ZIP | 33604 | 33511 |
| FEMA flood zones (sampled parcels) | all 12 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
| Riverbend | Southwood Hills | |
|---|---|---|
| Homes for sale now | 15 | 1 |
| Under contract | 5 | 2 |
| Asking prices today | $270K to $675K | $375K to $375K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Riverbend homes for sale · Southwood Hills homes for sale.
The homes themselves
| Riverbend | Southwood Hills | |
|---|---|---|
| Homes (parcels) | 134 | 155 |
| Built | 1921–2019 (median 1947) | 1966–2002 (median 1977) |
| Typical living area | 1,442 sq ft | 1,595 sq ft |
| Homesteaded (owner-occupied) share | 63% | 69% |
| Vacant lots | 1 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Riverbend median | Southwood Hills median |
|---|---|---|
| 2012 | $57K (5 sales) | $80K (10 sales) |
| 2014 | $180K (5 sales) | $124K (12 sales) |
| 2015 | $185K (6 sales) | $122K (21 sales) |
| 2016 | $341K (6 sales) | $145K (16 sales) |
| 2017 | $248K (9 sales) | $169K (28 sales) |
| 2019 | $263K (3 sales) | $205K (4 sales) |
| 2022 | $382K (6 sales) | $355K (12 sales) |
| 2024 | $360K (7 sales) | $350K (10 sales) |
| 2025 | $480K (7 sales) | $345K (15 sales) |
| 2026 | $365K (6 sales) | $352K (24 sales) |
Since 2012, Riverbend's median sale price is +540% and Southwood Hills's is +341% — Riverbend has appreciated faster over that stretch.
How each one trades
| Riverbend | Southwood Hills | |
|---|---|---|
| Sale-to-original-list | 90.0% | 100.0% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,192 sq ft | 1,331 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
| Riverbend | Southwood Hills | |
|---|---|---|
| Elementary | Ruskin-Hb | Kingswood-Hb |
| Middle | Shields-Hb | Rodgers-Hb |
| High school | Lennard-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 $361K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Southwood Hills; Riverbend trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Riverbend (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 Riverbend more expensive than Southwood Hills?
Yes, on recent sales: the median sale price in Riverbend is $361,000 versus $352,000 in Southwood Hills, about 3% higher.
How far apart are Riverbend and Southwood Hills?
About 13 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Riverbend or Southwood Hills?
Southwood Hills: its homes were built 1966–2002 with a median year of 1977, versus a median of 1947 in Riverbend (Florida DOR assessment roll).
Which has bigger homes?
Southwood Hills. The typical home there is 1,595 sq ft of living area, versus 1,442 sq ft in Riverbend.
Which has appreciated more, Riverbend or Southwood Hills?
From 2012 to 2026 the median sale price rose 540% in Riverbend 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 90.0% in Riverbend.
What high schools serve Riverbend and Southwood Hills?
Listings in Riverbend most often report Lennard-Hb; listings in Southwood Hills report Brandon-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Riverbend homes, photos & schools · Southwood Hills homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.