Riverbend vs Villages of Lake St. Charles
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 | Villages of Lake St. Charles |
|---|---|---|
| Median sale price | $361K | $405K |
| Price per sq ft | $156 | $207 |
| Avg days on market | 84 days | 95 days |
| Months of supply | 5.8 mo | 2.5 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 31 | 43 |
The verdict
Villages of Lake St. Charles carries the higher median price — about 12% above Riverbend. Homes in Riverbend sell faster (84 days on market vs 95). Villages of Lake St. Charles is the tighter market on inventory (2.5 months of supply).
Where each one is
Riverbend and Villages of Lake St. Charles are about 11 miles apart (straight-line, center to center) and share Hillsborough County.
| Riverbend | Villages of Lake St. Charles | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Tampa | Riverview |
| ZIP | 33604 | 33569, 33578 |
| FEMA flood zones (sampled parcels) | all 12 sampled homes outside a flood zone | 94% of 16 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 | Villages of Lake St. Charles | |
|---|---|---|
| Homes for sale now | 15 | 9 |
| Under contract | 5 | 3 |
| Asking prices today | $270K to $675K | $350K to $539K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Riverbend homes for sale · Villages of Lake St. Charles homes for sale.
The homes themselves
| Riverbend | Villages of Lake St. Charles | |
|---|---|---|
| Homes (parcels) | 134 | 394 |
| Built | 1921–2019 (median 1947) | 1996–2005 (median 2001) |
| Typical living area | 1,442 sq ft | 2,363 sq ft |
| Homesteaded (owner-occupied) share | 63% | 71% |
| 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 | Villages of Lake St. Charles median |
|---|---|---|
| 2022 | $382K (6 sales) | $320K (5 sales) |
| 2024 | $360K (7 sales) | $362K (5 sales) |
| 2025 | $480K (7 sales) | $326K (6 sales) |
| 2026 | $365K (6 sales) | $315K (7 sales) |
Since 2022, Riverbend's median sale price is -4% and Villages of Lake St. Charles's is -2% — Villages of Lake St. Charles has appreciated faster over that stretch.
How each one trades
| Riverbend | Villages of Lake St. Charles | |
|---|---|---|
| Sale-to-original-list | 90.0% | 95.2% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,192 sq ft | 1,487 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 | Villages of Lake St. Charles | |
|---|---|---|
| Elementary | Ruskin-Hb | Riverview Elem School-Hb |
| Middle | Shields-Hb | Giunta Middle-Hb |
| High school | Lennard-Hb | Spoto High-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, Riverbend is the lower entry point (median $361K vs $405K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Villages of Lake St. Charles; 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 Villages of Lake St. Charles more expensive than Riverbend?
Yes, on recent sales: the median sale price in Villages of Lake St. Charles is $405,000 versus $361,000 in Riverbend, about 12% higher.
How far apart are Riverbend and Villages of Lake St. Charles?
About 11 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 Villages of Lake St. Charles?
Villages of Lake St. Charles: its homes were built 1996–2005 with a median year of 2001, versus a median of 1947 in Riverbend (Florida DOR assessment roll).
Which has bigger homes?
Villages of Lake St. Charles. The typical home there is 2,363 sq ft of living area, versus 1,442 sq ft in Riverbend.
Which has appreciated more, Riverbend or Villages of Lake St. Charles?
From 2022 to 2026 the median sale price rose -4% in Riverbend and -2% in Villages of Lake St. Charles (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Villages of Lake St. Charles — sellers there received 95.2% of the original list price over the last 12 months versus 90.0% in Riverbend.
What high schools serve Riverbend and Villages of Lake St. Charles?
Listings in Riverbend most often report Lennard-Hb; listings in Villages of Lake St. Charles report Spoto High-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Riverbend homes, photos & schools · Villages of Lake St. Charles homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.