Hillsborough County Homes for Sale
Hillsborough County is Tampa — the economic engine of Tampa Bay, with one of the most diversified economies in Florida spanning finance, healthcare, defense at MacDill, the port, and a fast-growing tech scene.
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"Hillsborough County is Tampa — the economic engine of Tampa Bay, with one of the most diversified economies in Florida spanning finance, healthcare, defense at MacDill, the port, and a fast-growing tech scene. Strong in-migration and a relatively affordable price point for a major metro have driven years of growth, though the 2024 storm season and rising insurance have introduced new caution on the coast. For buyers that means real negotiating room; for sellers, sharp pricing and a willingness to offer a concession. The county median is a starting point — the number that matters is the one for a specific home in a specific Hillsborough County neighborhood, which is what we price against live comps."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Hillsborough County snapshot (April 2026): typical home value $378K ($235/sqft), median rent $1,999, about 5,917 active listings, a median 62 days on market, and 24.2% of listings cutting price — a buyer's market. Values are -3.2% over the past year and +5.6% over five years.
Hillsborough has one of Florida's most balanced economies. Finance is anchored by Raymond James (headquartered in the metro), a large Citigroup operation, and a growing fintech presence; healthcare by Tampa General, BayCare, and Moffitt Cancer Center; and defense by MacDill Air Force Base, which hosts U.S. Central Command and Special Operations Command. Add Port Tampa Bay, the University of South Florida, and major operations from Amazon, Jabil, and TECO, and you have a job base that rarely contracts across sectors at once.
Homes for Sale in Hillsborough County
About 5,917 active listings across Hillsborough County right now, median list price $430K at $235/sqft. Browse everything for sale, filter by price, area, and school zone, and ask us about any address.
Condos, townhomes, and starter homes — the lowest-cost way into Hillsborough County and its school zones.
The heart of the market: established single-family homes and newer planned-community product.
Luxury, waterfront, acreage, and custom homes — the county's strongest-resale tier.
Rolled-up counts and medians from Realtor.com, April 2026. Price bands are typical ranges for orientation, not an appraisal.
“Under contract” share = homes under contract ÷ (under contract + active listings) — a forward read on how much of the available inventory buyers have already claimed. In Hillsborough County, 25% of homes for sale are already under contract. Here is the breakdown by price band. Source: MLS data (2026-07-18).
| Price band | % under contract |
|---|---|
| Under $250K | 23% |
| $250K - $350K | 29% |
| $350K - $500K | 26% |
| $500K - $750K | 24% |
| $750K - $1M | 23% |
| $1M - $2M | 22% |
| $2M+ | 18% |
Hillsborough County Market Scorecard
Hillsborough County is a buyer's market: about 5,917 active listings, a median list price of $429,999, 24.2% of them cutting price, and homes going under contract in about 62 days.
Go deeper: county scorecard · all 67 counties · true cost calculator · affordability calculator.
Typical value & rent: Zillow Research. Listings & days on market: Realtor.com, April 2026. Market metrics describe homes for sale and recent sales, not residents.
Should You Buy, Sell, or Invest Here?
A major-metro job market at a more reasonable price than Miami or Orlando — but storm surge and flood zones near the bay should be priced into every coastal offer.
Migration keeps demand solid, but inland-vs-coastal risk and insurance costs now sort buyers, so positioning and disclosure matter.
Deep, diversified job base and steady rent demand make Hillsborough one of the better balanced large-metro rental markets in Florida, especially inland away from surge zones.
Get a Cash Offer in Hillsborough County
Need to sell fast, as-is, or skip the showings? Momentum Offers gets you a real cash offer on your Hillsborough County home in 24 hours — and, because we're a licensed RealTrends-500 brokerage, we'll also show you what the same home would net on the open market, so you can choose with both numbers in front of you.
- Close in as little as 7–14 days
- No repairs, cleaning, or showings
- No financing fall-through
- Pick your move-out date
- Often nets more, even after commission
- Sells 1.25% above MLS average, 8 days faster
- Full marketing & negotiation
- We front the prep with our concierge
Figures are illustrative ranges, not an offer. Your actual cash offer and net-to-seller depend on the home's condition, location, and current Hillsborough County demand. Compare both at our Hillsborough County cash-offer page.
Schools in Hillsborough County
Hillsborough County Public Schools is one of the largest districts in the country, with strong magnet and IB options and a wide quality range by zone. The strongest pockets cluster in South Tampa, the FishHawk area, and New Tampa.
- Plant High School (South Tampa)
- Steinbrenner High School
- Newsome High School (FishHawk)
- Strawberry Crest High School (IB)
- Sickles High School
- FishHawk Creek Elementary
Quality varies widely across this large district; confirm the zoned assignment and any magnet/IB eligibility for a specific address. See school-zone guides →
Taxes, Insurance & Cost to Own
A median-priced Hillsborough County home costs about $2,748/month all-in (mortgage, tax, and insurance, 10% down) against median household income of $75,011. Florida's homestead exemption removes up to $50,000 of assessed value, and Save Our Homes caps annual assessed-value increases at 3% while you keep the homestead.
| Typical property-tax millage | 15.728 mills (~1.57% before exemptions) |
| Avg. homeowners insurance | $1,816/yr (Citizens county avg) |
| Homestead exemption | Up to $50,000 + 3% Save Our Homes cap |
| Est. all-in monthly (PITI) | $2,748/mo on a $378K home |
| Income to buy median home | $109,922/yr (est.) |
At about $1,816 a year on average, Hillsborough is middle-of-the-pack for Florida — manageable, but very address-dependent near the water. Wind-mitigation features earn insurance credits; flood insurance is priced separately by address. Run your own numbers with the true cost calculator.
New Construction in Hillsborough County
Builders pulled 8,696 residential permits last year (-3.9% YoY) — 4,295 single-family and 4,401 multifamily, about 5.8 per 1,000 residents. Active master-planned communities include FishHawk Ranch (Lithia); Waterset (Apollo Beach); MiraBay (Apollo Beach); Triple Creek (Riverview); Belmont; Tampa Palms / Hunter's Green (New Tampa). Builders compete on rate buydowns and closing-cost credits; buyer representation matters even on a new build. See active builders →
Population & Migration
Hillsborough County has about 1,489,634 residents. On a net domestic basis it saw net domestic out-migration of about 1,186 people and a net +$305.40M in adjusted gross income in the latest IRS filing year (county-to-county moves within the U.S.; this does not count international migration or births). Domestic arrivals are led by NY, TX, NJ, GA. Notably, even where the county loses residents on net, the income arriving outweighs the income leaving — a wealth-migration pattern.
12-Month Forecast
Expect Hillsborough to remain one of Florida's stronger large-metro fundamentals stories on the back of its diversified job base and migration, with modest near-term price growth. The swing factors are insurance and storm risk, which are reshaping coastal demand, and the heavy new-construction pipeline in Riverview and the south county, which gives buyers leverage.
Cities & Towns in Hillsborough County
The cities and communities that make up Hillsborough County — each its own market with its own prices, schools, and feel.
| Tampa | County seat; South Tampa luxury, downtown/Water Street, New Tampa, and everything between. |
| Riverview | Booming southeast suburb with extensive new construction and family communities. |
| Brandon | Established eastern suburban hub, central and convenient. |
| Apollo Beach | Waterfront south-county community on Tampa Bay; MiraBay and boating access. |
| Plant City | Eastern agricultural city (the Strawberry Capital) with more land and lower prices. |
Economy & Major Employers
Hillsborough has one of Florida's most balanced economies. Finance is anchored by Raymond James (headquartered in the metro), a large Citigroup operation, and a growing fintech presence; healthcare by Tampa General, BayCare, and Moffitt Cancer Center; and defense by MacDill Air Force Base, which hosts U.S. Central Command and Special Operations Command. Add Port Tampa Bay, the University of South Florida, and major operations from Amazon, Jabil, and TECO, and you have a job base that rarely contracts across sectors at once.
- Hillsborough County Public Schools
- University of South Florida
- MacDill Air Force Base (CENTCOM / SOCOM)
- BayCare Health System
- Tampa General Hospital
- Moffitt Cancer Center
- Raymond James Financial
- Citigroup (Tampa)
- Amazon
- Jabil
- Hillsborough County government
MacDill Air Force Base hosts U.S. Central Command and Special Operations Command.
A deep, diversified employer base is what underpins housing demand through national cycles. Talk to a local Hillsborough County agent →
Most Popular Communities
The master-planned, golf, waterfront, luxury, and 55+ communities buyers ask about most in Hillsborough County.
| Master-planned | FishHawk Ranch (Lithia), Waterset (Apollo Beach), MiraBay (Apollo Beach), Triple Creek (Riverview), Belmont, Tampa Palms / Hunter's Green (New Tampa) |
| Golf | TPC Tampa Bay (nearby), Hunter's Green Country Club, FishHawk Ranch |
| Waterfront | MiraBay (Apollo Beach, Tampa Bay), Westshore Yacht Club, Davis Islands, Apollo Beach canals |
| Luxury | South Tampa (Davis Islands, Hyde Park, Bayshore Beautiful), Westshore Yacht Club, Avila (guard-gated), Beach Park |
| 55+ / active adult | Del Webb Southshore Bay (Wimauma), Medley at Southshore Bay, Valencia Lakes |
Lifestyle in Hillsborough County
Tampa offers a true urban core — the Riverwalk, Water Street, Ybor City, and the Bayshore Boulevard waterfront — alongside pro sports (the Buccaneers, Lightning, and Rays), Busch Gardens, a major international airport, and the Gulf beaches of neighboring Pinellas a short drive away. South Tampa delivers walkable, water-adjacent luxury; the south county and Riverview deliver new-construction value.
Risks to Weigh
The defining risk is water: much of coastal Hillsborough sits in storm-surge and FEMA flood zones, and the 2024 storms (Helene and Milton) were a sharp reminder, pushing insurance costs higher and buyer caution up. Flood-zone status and elevation are decisive near the bay. Inland, risk drops considerably. Rapid south-county growth also brings the usual traffic and new-supply absorption questions.
Every Neighborhood in Hillsborough County
Honest, data-backed guides to 1 Hillsborough County communities, grouped by city. Each has live listings, schools, HOA/CDD costs, and the real trade-offs.
Tampa (1)
Recent Developments in Hillsborough County
Development, infrastructure, retail, and school activity affecting Hillsborough County, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- July 2026Development
Stetson law center site slated for mixed use redevelopment
Stetson University and Bromley Companies announced plans to redevelop the 6.5 acre Tampa Law Center property at 1700 N. Tampa St. into a mixed use district with a replacement law building, hotel, housing, office and retail. The site sits between downtown, the Heights District and the Hillsborough Riverwalk. Groundbreaking is expected in late 2027, and cost, unit counts and hotel room counts were not disclosed.
What it may mean for the marketA project of this scale near the Riverwalk could add housing supply to the downtown fringe over the next several years, though early stage announcements have historically shifted on timing and scope.
Source: Tampa Bay Business and Wealth - July 2026Infrastructure
Port Tampa Bay board advances a fourth cruise terminal design
The port board authorized contract negotiations worth up to 3 million dollars with HDR Engineering for architectural and engineering work on a planned fourth cruise terminal north of Cruise Terminal 6. Six firms bid and three were shortlisted before HDR ranked first. The port targets completion in October 2029 and projects more than 200 additional annual ship calls.
What it may mean for the marketAdded cruise capacity may extend construction and hospitality activity in the Channelside area, though the schedule could move as design and permitting proceed.
Source: Tampa Bay Business and Wealth - July 2026Retail & Dining
Riverview retail center trades for 14 million dollars
The Shoppes at Crescent Park, a 24,056 square foot center built in 2020 at 3904 S. U.S. 301, sold for 14 million dollars to an affiliate of Curbline Properties, a publicly traded REIT, from Clearwater based KW Realty Fund VI. Tenants include AT&T, Eggs Up Grill, GEICO, Foxtail Coffee and Bubbakoo's Burritos, with one 2,627 square foot space open for lease.
What it may mean for the marketInstitutional buyers acquiring small Riverview centers may reflect continued confidence in the U.S. 301 retail corridor, though a single trade is not a trend on its own.
Source: Tampa Bay Business and Wealth - July 2026Retail & Dining
Raising Cane's to replace the former Macaroni Grill at Brandon Town Center
Raising Cane's plans to demolish the former Macaroni Grill at 132 Brandon Town Center Drive and build a restaurant with a drive thru, updated landscaping, parking improvements and new signage. Citing Hillsborough County records, Tampa Bay Business and Wealth reports asbestos removal was set for mid July, with demolition expected to run Aug. 3 through Aug. 21 before construction begins. The 2.5 acre site sits along West Brandon Boulevard near Interstate 75, with Kimley-Horn as project engineer and PM Design Group as architect.
What it may mean for the marketReinvestment in an aging outparcel along the Brandon Town Center corridor may reflect continued retail demand at that interchange, though a single restaurant replacement is a narrow indicator on its own.
Source: Tampa Bay Business and Wealth - July 2026Development
Former North Florida Avenue strip center reopens as 17 income restricted apartments
Mercy Oaks II opened on July 15 with 15 one bedroom and two two bedroom apartments built from a converted strip commercial center. The City of Tampa put in 1.25 million dollars in State Housing Initiatives Partnership funds toward acquisition, with Catholic Charities financing the balance. Ten units are set aside at up to 50 percent of AMI and seven at up to 80 percent of AMI, bringing the adjacent Mercy Oaks I and II to 37 units combined.
What it may mean for the marketSmall commercial to residential conversions may become a more common way to add income restricted units on built out corridors, though the unit counts per project stay modest.
Source: Tampa Bay Business and Wealth - July 2026Market
296 unit eastern Hillsborough apartment community trades at 64.7 million dollars
Cortland Santos Flats at 8733 Rooks Park Circle sold for roughly 64.7 million dollars according to property records, with Houston based Camden the buyer. The 2021 built community spans 16.3 acres with one, two and three bedroom units across seven buildings just south of Causeway Boulevard near U.S. 301. The seller, Rooks Park FL Partners, had acquired the community for 119.88 million dollars in 2022 per Hillsborough County property records.
What it may mean for the marketA resale well below the 2022 basis on a recently built community may reflect the repricing that higher financing costs have brought to institutional multifamily, though a single trade reflects its own circumstances and says little about for sale pricing nearby.
Source: Tampa Bay Business and Wealth - July 2026Market
Arbor Terrace Citrus Park senior living community sells for 38.5 million dollars
Arbor Terrace Citrus Park, a 139 unit senior living community at 13810 Sheldon Road in northwest Hillsborough County, sold for 38.5 million dollars to an affiliate of Principal Real Estate Investors. The buyer assumed about 31.1 million dollars in existing Freddie Mac debt, and the community, which opened in 2018 on roughly nine acres, offers independent living, assisted living and memory care.
What it may mean for the marketInstitutional purchases of stabilized senior housing may signal continued investor confidence in long term housing demand across Hillsborough County.
Source: Tampa Bay Business and Wealth - July 2026Market
Azalea Apartments in Tampa lands a 107.7 million dollar loan
Azalea Apartments, a 289 unit community at 2633 Azalea Garden Place in Tampa, secured 107.7 million dollars in financing from Acre Credit Fund II JP LLC according to public records. The owner is an affiliate of Trilogy, which acquired the property for 85.75 million dollars in July 2023, and records do not specify whether the deal is a refinance, construction loan conversion or recapitalization.
What it may mean for the marketLarge financings on recently delivered apartment communities could indicate lenders remain active in the Tampa multifamily market as new supply is absorbed.
Source: Tampa Bay Business and Wealth - July 2026Infrastructure
Construction underway on a nearly 60 million dollar West Riverwalk expansion in Tampa
Tampa has started building its West Riverwalk expansion along the west side of the Hillsborough River. Crews are installing nearly 70 drilled shafts and piles to support two new pedestrian bridges at Platt Street and Brorein Street and an observation overlook at Tony Jannus Park. Once finished the riverwalk will span 12.2 miles, backed in part by a 24 million dollar federal grant and a 10 million dollar West Tampa CRA contribution.
What it may mean for the marketThe trail extension could improve pedestrian connectivity between downtown Tampa and nearby areas, though completion timing was not stated.
Source: Business Observer - July 2026Development
GTIS hires JLL to lease the 4Ward Logistics Center near I-4 and I-75 in Tampa
GTIS Partners tapped JLL to handle leasing at the 4Ward Logistics Center at 2898 N. 62nd St. in Tampa. The project will include two rear-load distribution buildings totaling 382,500 square feet with 36-foot clear heights. GTIS bought the 116-acre site earlier this year for 20.5 million dollars and expects to finish work late in 2027.
What it may mean for the marketIndustrial leasing activity along the I-4 corridor points to continued warehouse demand, though tenant commitments were not yet announced.
Source: Business Observer - July 2026Retail & Dining
Michelin adds Big Ray's Fish Camp in South Tampa to its national seafood shack list
The Michelin Guide named Big Ray's Fish Camp in South Tampa among America's best seafood shack restaurants and renewed its Michelin Recommended designation for 2026. The restaurant first earned the designation in 2025 and also operates a location inside the Tampa Convention Center.
What it may mean for the marketRepeat national dining recognition has historically raised the profile of nearby commercial corridors and could support continued restaurant interest in South Tampa.
Source: Tampa Bay Business and Wealth - July 2026Development
Kolter starts construction on Alton Brandon apartments off Graves Road
Kolter bought about 17 acres at 2408 Graves Road near Interstate 75 in Brandon and has begun building Alton Brandon, a 280 unit community across five four story buildings with a central clubhouse. Floor plans range from one to three bedrooms, and the site plan includes a pool, a pet spa and 365 parking spaces. Move ins are expected in late 2027.
What it may mean for the marketThe construction start may add rental inventory to the Brandon submarket, though delivery timing can shift with build conditions.
Source: Business Observer FL - June 2026Civic
Tampa weighs adding a zoning hearing officer step before council votes
Tampa's Charter Review Commission is studying whether rezoning applications should first go to an independent hearing officer instead of directly to City Council. The presentation drew on Hillsborough County's long running hearing officer system, which prepares findings of fact and forwards recommendations to commissioners. Commissioners directed staff to prepare options ranging from a charter amendment to an ordinance to no change.
What it may mean for the marketIf adopted, this could add a review layer that may affect how development proposals move through Tampa's approval process.
Source: Tampa Bay Business and Wealth - June 2026Retail & Dining
Midtown Tampa adds Pura Vida Miami, CorePower Yoga and The Shade Store
Bromley Companies and Ram Realty Advisors said three national brands will join the Midtown Tampa mixed-use district, including the Pura Vida Miami all-day restaurant chain, a CorePower Yoga studio and home brand The Shade Store. The leasing follows a retail joint venture the partners formed earlier in the year to refine the 23-acre property's tenant mix, with opening dates not yet disclosed.
What it may mean for the marketThe additions may signal that retail leasing at the maturing Midtown district between Westshore and downtown is continuing to shift toward food, fitness and home categories.
Source: Tampa Bay Business and Wealth - June 2026Development
Land-use change could allow a 280-home community near Lithia
Hillsborough County is reviewing whether to bring roughly 190 acres along Lithia Pinecrest Road into its Urban Service Area, a step that could allow up to 280 single-family homes on land that currently supports about 37. Planning staff found the proposal consistent with the Comprehensive Plan, while the school district reported available elementary and middle capacity but insufficient high school capacity, with companion plan amendments scheduled for an Aug. 13 hearing.
What it may mean for the marketIf approved, the Urban Service Area expansion could open additional southeastern Hillsborough acreage to higher-density residential development, though school capacity and roadway conditions may shape the outcome.
Source: Tampa Bay Business and Wealth - May 2026Development
Nearly 400 apartments and retail proposed for former Westshore hotel site
Cardinal Point Management filed plans to replace the former Ramada Tampa Westshore at 1200 N. West Shore Blvd. with 398 apartments, about 7,500 square feet of ground-floor retail and a 701-space parking garage. The 237-room hotel, built in 1973, would be demolished under a City of Tampa application near Interstate 275, Tampa International Airport and International Plaza.
What it may mean for the marketThe redevelopment could add residential density to a part of the Westshore district historically dominated by offices, hotels and surface parking.
Source: Tampa Bay Business and Wealth - March 2026Development
BayCare to open its first Plant City urgent care center
BayCare Health System said it would open its first urgent care center in Plant City on March 30 at 1601 W. Timberlane Drive, inside the Ed and Myrtle Lou Swindle Medical Arts Center. The site offers walk-in and reserved visits along with physicals and occupational health services, following BayCare's investment in a new South Florida Baptist Hospital campus off Interstate 4.
What it may mean for the marketThe center may reflect continued healthcare real estate investment along the growing eastern Hillsborough corridor near Plant City.
Source: Tampa Bay Business and Wealth - March 2026Development
68 million dollar, 320-unit apartment project would replace Office Depot on Dale Mabry
Plans filed with the City of Tampa identify The Mabry, a 68 million dollar, 320-unit apartment building proposed at 211 N. Dale Mabry Hwy. in the Westshore district, replacing a 24,500-square-foot Office Depot. LeCesse Development Corporation is the developer, with Baker Barrios as architect, and the design calls for a seven-story building and an eight-story parking garage.
What it may mean for the marketThe project could add apartments to a retail corridor that the same ownership group already controls, potentially shifting more of the area toward residential use.
Source: Tampa Bay Business and Wealth - March 2026Development
County approves up to 1,200 homes at Energy Innovation Park near Dover
Hillsborough County commissioners voted 5 to 1 to approve a major modification allowing up to 1,200 homes within the roughly 3,000-acre Energy Innovation Park south of State Road 60 near Dover, previously approved primarily for energy and industrial uses. Because of the site's phosphate mining history, the county imposed conditions including baseline radiation surveys, radon vapor barriers and groundwater monitoring tied to a nearby Superfund site.
What it may mean for the marketThe approval could advance one of the larger undeveloped sites inside the county's urban service boundary, though extensive environmental review must still occur before homes are built.
Source: Tampa Bay Business and Wealth - March 2026Infrastructure
Hillsborough commits 24 million dollars for roads and safety at the USF Fletcher District
Hillsborough County commissioners voted March 4 to invest 24 million dollars in transportation and safety improvements for USF's planned Fletcher District, a 138-acre mixed-use redevelopment on the former campus golf course north of Fletcher Avenue. The funding will support roadway upgrades, new turn lanes and a pedestrian bridge, with the first phase expected to begin construction in spring 2026 and open in summer 2028.
What it may mean for the marketThe public investment may help support a broader development corridor around USF that also includes a new on-campus stadium and the MOSI property redevelopment.
Source: Tampa Bay Business and Wealth - February 2026Infrastructure
362 million dollar South Selmon Expressway rebuild set to start in spring 2026
The Tampa Hillsborough Expressway Authority said a 362 million dollar reconstruction and widening of the South Selmon Expressway will begin in spring 2026, running from the Hillsborough River bridge near the convention center to Gandy Boulevard. Crews will add one lane in each direction, rebuild bridges and redesign underpasses within the existing right of way, funded entirely through toll revenue with completion targeted for winter 2030.
What it may mean for the marketThe multi-year project could ease afternoon congestion on a key commuter corridor but may bring construction disruption near downtown in the interim.
Source: Tampa Bay Business and Wealth
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Tampa Bay.
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