Tropical Acres South 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 2026-09-18.
| Metric | Tropical Acres South | Villages of Lake St. Charles |
|---|---|---|
| Median sale price | $300K | $405K |
| Price per sq ft | $213 | $199 |
| Avg days on market | 27 days | 102 days |
| Months of supply | 0.9 mo | 3.2 mo |
| Market | Balanced Market (limited data) | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 27 | 45 |
The verdict
Villages of Lake St. Charles carries the higher median price — about 35% above Tropical Acres South. Homes in Tropical Acres South sell faster (27 days on market vs 102). Tropical Acres South is the tighter market on inventory (0.9 months of supply).
What is for sale today
| Tropical Acres South | Villages of Lake St. Charles | |
|---|---|---|
| Homes for sale now | 2 | 12 |
| Under contract | 1 | 1 |
| Asking prices today | $280K to $350K | $350K to $539K |
| Property types listed | Manufactured Home | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Tropical Acres South homes for sale · Villages of Lake St. Charles homes for sale.
The homes themselves
| Tropical Acres South | Villages of Lake St. Charles | |
|---|---|---|
| Homes (parcels) | 158 | 394 |
| Built | 1954–2024 (median 1987.0) | 1996–2005 (median 2001) |
| Typical living area | 1,590 sq ft | 2,363 sq ft |
| Homesteaded (owner-occupied) share | 56% | 71% |
| Vacant lots | 5 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Tropical Acres South median | Villages of Lake St. Charles median |
|---|---|---|
| 2022 | $260K (8 sales) | $320K (5 sales) |
| 2024 | $145K (3 sales) | $362K (5 sales) |
| 2025 | $266K (6 sales) | $326K (6 sales) |
| 2026 | $310K (11 sales) | $315K (7 sales) |
Since 2022, Tropical Acres South's median sale price is +19% and Villages of Lake St. Charles's is -2% — Tropical Acres South has appreciated faster over that stretch.
How each one trades
| Tropical Acres South | Villages of Lake St. Charles | |
|---|---|---|
| Sale-to-original-list | 92.6% | 95.2% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,516 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
| Tropical Acres South | Villages of Lake St. Charles | |
|---|---|---|
| Elementary | Summerfield Crossing Elementary | Riverview Elem School-Hb |
| Middle | Barrington Middle | Giunta Middle-Hb |
| High school | East Bay-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, Tropical Acres South is the lower entry point (median $300K 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; Tropical Acres South trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Tropical Acres South (27 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 Tropical Acres South?
Yes, on recent sales: the median sale price in Villages of Lake St. Charles is $405,000 versus $300,000 in Tropical Acres South, about 35% higher.
Which has newer homes, Tropical Acres South 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 1987.0 in Tropical Acres South (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 1,590 sq ft in Tropical Acres South.
Which has appreciated more, Tropical Acres South or Villages of Lake St. Charles?
From 2022 to 2026 the median sale price rose 19% in Tropical Acres South 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 92.6% in Tropical Acres South.
What high schools serve Tropical Acres South and Villages of Lake St. Charles?
Listings in Tropical Acres South most often report East Bay-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: Tropical Acres South 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.