The Most Affordable Communities in Hillsborough County, FL
Where are the most affordable communities in Hillsborough County, FL? Ranked below by MLS median sale price — an objective measure from recorded closings, not an opinion — the 20 lowest-priced communities we track in Hillsborough County start at $98,000. Every ranking is a snapshot: medians move with what actually sold.
Hillsborough County affordability at a glance
The 20 most affordable communities, ranked
| # | Community | City | Median price | 1-yr change | Days on mkt |
|---|---|---|---|---|---|
| 1 | Regency Cove | Tampa | $98,000 | – | 280 d |
| 2 | Ruskin Colony Farms | Ruskin | $106,000 | – | 224 d |
| 3 | Kennedy Hill | Seffner | $115,000 | – | – |
| 4 | Laurel Terrace | Tampa | $129,000 | – | 7 d |
| 5 | Bavarian Village | Tampa | $130,000 | – | 1 d |
| 6 | Lynwood | Tampa | $135,000 | – | – |
| 7 | The Highlands at Hunter's Green | Tampa | $150,000 | – | 129 d |
| 8 | Temple Terrace Patio Homes A-C | Temple Terrace | $154,000 | – | 67 d |
| 9 | Caribbean Isles Residential Cooperative | Apollo Beach | $155,000 | – | 190 d |
| 10 | Eastfield Slopes | Thonotosassa | $158,000 | – | 37 d |
| 11 | Woodmont | Tampa | $162,000 | – | 53 d |
| 12 | Equestrian Parc at Highwoods Preserve | Tampa | $164,000 | – | 90 d |
| 13 | Highgate III | Sun City Center | $164,000 | – | 95 d |
| 14 | Oxford Place at Tampa Palms | Tampa | $170,000 | – | 44 d |
| 15 | Huntington by the Campus | Temple Terrace | $172,000 | – | – |
| 16 | Sheldon West | Tampa | $172,000 | – | 22 d |
| 17 | The Preserve at South Tampa | Tampa | $180,000 | – | – |
| 18 | The Carlisle Club | Brandon | $182,000 | – | – |
| 19 | Florence Villa | Tampa | $189,000 | – | 30 d |
| 20 | Regency Key | Brandon | $189,000 | – | 298 d |
Ranked by MLS median sale price across recent closings in each community. A low median can reflect smaller homes, older stock, condo product, or land-lease/HOA structures — always compare what the price buys. Deemed reliable but not guaranteed.
What a low median actually means
A community median is set by what sold, so the cheapest entries on this list usually share a profile: smaller square footage, older construction, condo or manufactured product, or communities where land lease or age restrictions apply. Before you offer, check four things: the HOA or lot-rent obligation, the insurance quote (older roofs drive Florida premiums), whether financing is restricted (some condo buildings and land-lease parks limit loan types), and the property-tax reset — your bill is based on your purchase price, not the seller’s. Our buyer closing costs calculator and property tax calculator turn a list price into the real monthly number.
What it costs to own here
At Hillsborough County’s typical combined millage of 15.73 mills, a purchase at $98,000 (the lowest community median on this list) generates roughly $1,541 a year in property tax before exemptions — about $128 a month. Florida resets the assessed value to roughly your purchase price, so the seller’s current bill is not a preview of yours; a homesteaded owner then gets the $25,000–$50,000 exemption and the 3% Save Our Homes cap going forward. Citizens Property Insurance policies in Hillsborough County average about $1,816 a year ($151 a month) — private-market quotes vary with roof age and wind mitigation, so price coverage before your inspection window closes. All-in, our county model puts the typical monthly cost of ownership in Hillsborough County near $2,309 (principal and interest on the typical home, tax, and insurance).
Run your exact numbers: the property tax after purchase calculator uses Hillsborough County’s verified millage, and the buyer closing costs calculator builds the full cash-to-close.
Demand and supply in Hillsborough County right now
In the most recent IRS migration data (2022-2023), Hillsborough County lost a net 1,186 people to relocation, with the largest inbound flows from NY, TX, NJ. Households moving IN reported average incomes of $77,979 versus $72,366 for those leaving — the income mix of demand, straight from tax filings. Population is up about 8.0% over the recent multi-year window. On the supply side, builders pulled 8,696 residential permits in Hillsborough County in 2025 (4,295 single-family), down 3.9% year over year — against 17,443 at the 2022 peak. Permits are tomorrow’s inventory: a shrinking pipeline supports prices, a swelling one hands buyers leverage. Our valuation model reads the county as overvalued by about 3.0% versus its income-and-rent fundamentals.
The Hillsborough County market, in context
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.
The economy behind the market: {'drivers': 'finance, healthcare, defense (MacDill / CENTCOM), port and logistics, and technology', 'summary': "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.", 'employers': ['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'], 'jobNote': 'MacDill Air Force Base hosts U.S. Central Command and Special Operations Command.'}
What could change it: 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.
Near-term outlook: 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.
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
Looking at the other end of the market? See the luxury communities in Hillsborough County.
Common questions
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Rankings are objective MLS median-sale-price aggregates as of 2026-06-16, change over time, and are deemed reliable but not guaranteed. They describe home prices only, not any characteristic of residents. Equal Housing Opportunity.