Hillsborough County vs Pasco County: The Numbers, Side by Side
Deciding between Hillsborough County and Pasco County? Skip the anecdotes — here is every measurable difference between the two counties: home values and list prices, property taxes at each side’s verified millage, insurance, rents, growth, investor yield and migration — each figure from the named source that produced it.
The head-to-head table
| Metric | Hillsborough County | Pasco County |
|---|---|---|
| Typical home value (Zillow) | $380,041 | $331,852 |
| Median list price | $429,450 | $354,348 |
| 1-yr value change | -2.6% | -2.8% |
| 5-yr value change | 4.6% | 4.2% |
| Median days on market | 63 days | 66 days |
| Active listings | 6,037 | 3,753 |
| Listings with a price cut | 26.9% | 25.9% |
| Typical millage (property tax) | 15.73 mills | 16.15 mills |
| Avg Citizens insurance | $1,816/yr | $1,659/yr |
| Typical rent (ZORI) | $2,025/mo | $2,029/mo |
| Modeled monthly cost to own | $2,309/mo | $1,989/mo |
| Gross cap rate | 6.4% | 7.3% |
| Net migration (people/yr) | -1186 | +18430 |
| Residential permits (2025) | 8,696 | 7,878 |
Bold marks the side a cost-or-yield metric favors. Values from Zillow research series, Realtor.com Economic Research, verified county millage, Citizens Property Insurance filings, Zillow Observed Rent Index, IRS SOI migration and Census permits; all change over time.
What the table actually says
On price, Pasco County is the cheaper market — typical values run about $48,189 lower than Hillsborough County.
On carrying costs, Hillsborough County has the lower typical millage and Pasco County the lower average Citizens premium; the own-versus-rent gap is narrower in Pasco County.
On momentum, Hillsborough County shows the stronger 1-year value change (-2.6% vs -2.8%); five-year growth favors Hillsborough County.
For rental investors, Pasco County carries the higher gross cap rate (7.3% vs 6.4%).
On demand, IRS migration data shows Pasco County gaining more net residents per year (18,430 vs -1,186).
The costs people forget to compare
Two Florida specifics matter more than the sticker gap. First, property tax RESETS to your purchase price when you buy — compare the two markets at YOUR price with the property tax calculator, not at the sellers’ current bills. Second, insurance varies more by home age, construction and distance-to-coast than by county average — quote the specific home. The buyer closing costs calculator builds both into a real cash-to-close for either market.
Dig deeper on Hillsborough County
Run the numbers in Hillsborough County
- Find the best agent in Hillsborough County
- Get a cash offer in Hillsborough County
- Hillsborough County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Dig deeper on Pasco County
Run the numbers in Pasco County
- Find the best agent in Pasco County
- Get a cash offer in Pasco County
- Pasco County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
Is Hillsborough County or Pasco County cheaper to buy a home?
Which has lower property taxes, Hillsborough County or Pasco County?
Which is better for rental investors?
A factual comparison of market data only, from the sources named above as of 2026-06-16; figures change over time and are deemed reliable but not guaranteed. It describes markets, not people, and is not advice about where anyone should live. Equal Housing Opportunity.