Aberdeen Creek
Riverview Homes for Sale

Early 2000s single-family community · Hillsborough County · ZIP 33569

A small early 2000s single-family community off McMullen Loop near the Alafia River, the residential read for owner-occupiers who want a no-CDD address in Riverview.

No CDD, low HOARoughly 51 homesNear the Alafia River

Live Market Pulse

52/100
Momentum

Buyer-Leaning Market (limited data)

This is a small, established community of roughly 51 homes, so the honest read is the no-CDD carrying cost, the owner-occupier deed restrictions, the lot, and the Alafia River flood picture, not a big-subdivision average. Confirm every line by address and with the latest HOA documents.

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Unlock Off-Market Aberdeen Creek

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

$512K

Median Price

3mo

Supply

41days

Avg DOM

Soft

Seller Leverage

$211/sf

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Aberdeen Creek is a small early 2000s single-family community of roughly 51 homes off McMullen Loop in Riverview, so the read is a small-community read: the value drivers are the no-CDD carrying cost, the low HOA, the owner-occupier deed restrictions, the lot and home condition, and the proximity to the Alafia River, not a sprawling master-plan average. The no-CDD structure is a genuine advantage in a market where many newer Riverview communities carry a CDD assessment on top of taxes, so the all-in monthly can be lower here than in a comparable new build. The caveat is water: the Alafia River corridor in south Hillsborough has a real flood history, including the 2024 storm season, so confirm the FEMA flood zone, the elevation, and any past intrusion for the exact address. As an early 2000s home the roof, HVAC, and systems may be at or past replacement age, so price the condition honestly. Your leverage is reading the HOA documents, the deed restrictions, and the flood zone before you fall for the boat-ramp access."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Aberdeen Creek market snapshot (as of June 25, 2026): the median sale price is about $512K ($211 per sq ft), with homes averaging 41 days on market and 3.0 months of supply, a buyer-leaning market (limited data). Based on 4 recent closings in live Stellar MLS data.

Aberdeen Creek is a small single-family community off McMullen Loop near Balm Riverview Road in Riverview, Hillsborough County (multiple Riverview real estate community guides, 2026). Community guides describe it as roughly 51 homes built in the early 2000s, a compact, established neighborhood rather than a large master plan, with winding streets, mature trees, and sidewalks.

Listing guides describe larger single-family homes here, generally with sizes in the low-to-mid two thousands up to around three thousand square feet and three to four bedroom floor plans; confirm the exact size, bedroom count, and year built for any specific home. Most homes date to roughly 2002 to 2003, so as an early 2000s community the roof, HVAC, and major systems may be at or near replacement age on some homes.

The community is a no-CDD neighborhood with a low annual HOA (Aberdeen Creek community guides, 2026), which is a real advantage in a Riverview market where many newer communities carry a CDD assessment. The deed restrictions favor owner-occupancy: guides cite that homes generally may not be leased during the first year of ownership, tenant approval and background checks are required, and short-term rentals are prohibited. Confirm the current HOA dues, the rules, and any reserves with the latest association documents.

The pitch is a quiet, established address with quick access to the water: a public boat ramp on the Alafia River, which flows into Tampa Bay, is within about a mile, and US 301 and the Selmon Expressway connect to Brandon, MacDill, and downtown Tampa. The work is the diligence: read the HOA documents and deed restrictions, check the flood zone and elevation on the Alafia corridor, and price the roof, systems, and condition for the specific home before you buy.

Quick Match

Who Aberdeen Creek is best for.

Best for

Owner-occupiers who want an established no-CDD home in Riverview
Buyers who want a quiet small community over a large master plan
Boaters who value Alafia River ramp access within about a mile
Buyers who will read the HOA documents, deed rules, and flood zone

Probably not for

Buyers who want resort amenities, gates, or a clubhouse
Investors who want to rent immediately or run short-term rentals
Buyers who want brand-new construction with builder warranties
Buyers unwilling to verify the Alafia River flood zone per address

Market Pulse

How Aberdeen Creek is performing right now

52/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

3Months of supplytight

41Median days on marketdays

0 : 1Under contract vs for salestrong demand

4Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

-14%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Aberdeen Creek listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare Boyette Springs or Riverview. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now1 : 0active : pending

For sale1

Pending0

Sold 12mo4

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Aberdeen Creek buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Aberdeen Creek

Live MLS inventory for Aberdeen Creek. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.

Active · 41 daysTop listing

$415,000

4 bd · 2 ba · 2,276 sqft · built 2002

8912 Aberdeen Creek Circle, RIVERVIEW, 33569

Reno opportunityBest value

Listed by KASTING REAL ESTATE

Active and pending Aberdeen Creek listings as of 2026-06-25, priced high to low. Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.

Interactive Map

Aberdeen Creek on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

Aberdeen Creek trades amenities for a quiet established address with quick water access, with the Alafia boat ramp within about a mile and US 301 and the Selmon Expressway connecting to Brandon and Tampa.

Drive times from the community. They are approximate and vary with traffic and your exact routine.

Alafia River public boat ramp~3 to 5 min · within about a mile

US 301~5 min · main corridor

Riverview shops and dining~10 min · everyday errands

Brandon and Westfield Brandon~15 to 20 min · shopping and dining

Selmon Expressway~15 min · to Tampa

Downtown Tampa and MacDill~25 to 35 min · jobs and bases

Tampa International Airport~30 to 40 min · via the Selmon

Distances and times are approximate and vary with traffic and the specific home. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Aberdeen CreekRiverview with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Aberdeen Creek (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Hillsborough County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Aberdeen Creek is served by Hillsborough County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Hillsborough County Public Schools (verify by address)

Verifyrating

By address

Confirm zoned elementary, middle, and high

Verifyrating

Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Aberdeen Creek address.

The takeaway

What is actually shaping value at Aberdeen Creek: rapid growth and road investment across Riverview, the Alafia River flood picture after the 2024 storm season, and the no-CDD advantage in a market full of assessment-heavy new communities. Each item is sourced and linked.

Recent Developments in Aberdeen Creek

Development Intelligence

Our read on what is being built around Aberdeen Creek, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishRiverview growth and US 301 mobility investment support long-term demand, with the watch items being the Alafia River flood exposure and the aging roofs and systems on early 2000s homes.

Rapid population growth across Riverview

2025

BullishMajor impact

SignificanceRadius: Area

Riverview population estimates topped 125,000 in 2025 with continued annual growth, supporting demand for established homes near jobs and roads.

US 301 mobility and capacity study

2025

BullishNotable impact

SignificanceRadius: Area

A study to enhance capacity along US 301 between the Selmon Expressway and Big Bend Road aims to ease the corridor that serves Riverview commuters.

Alafia River flooding in the 2024 storm season

2024

NeutralMajor impact

SignificanceRadius: Area

Record Alafia River flooding during the 2024 hurricanes underscores why the FEMA zone, elevation, and insurance read are critical per address.

No-CDD structure versus newer communities

Ongoing

BullishNotable impact

SignificanceRadius: Community

Many newer Riverview communities carry a CDD assessment, so the no-CDD status here can lower the all-in carrying cost for buyers.

Owner-occupier deed restrictions

Ongoing

NeutralNotable impact

SignificanceRadius: Community

First-year leasing limits and a short-term-rental prohibition favor owner-occupiers and limit investor demand, which can steady resale character.

Early 2000s roofs and systems aging

Ongoing

NeutralMinor impact

SignificanceRadius: Community

As homes here approach replacement age for roofs and HVAC, condition and system ages increasingly drive price within the community.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Aberdeen Creek, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

March 2025
Planning
Hillsborough updates the Riverview planning area profile
Hillsborough County planners published an updated Riverview planning area profile detailing the community's rapid growth, housing mix, and infrastructure priorities along the US 301 corridor and the Alafia River. Why it matters: Continued growth and planning attention support long-term demand for established Riverview communities, while flood and infrastructure priorities remain key diligence items. Source
September 2024
Flooding
Record flooding along the Alafia River during the 2024 storms
Record flooding along the Alafia River during the 2024 hurricane season left residents in parts of Riverview scrambling to protect homes and possessions, highlighting the river corridor's flood exposure. Why it matters: The Alafia flood history makes the FEMA zone, elevation, and insurance quote essential diligence for any river-adjacent Riverview home. Source

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 Northeast Florida.

The Strategy

The Aberdeen Creek buying strategy.

If we were buying in Aberdeen Creek, this is the order of operations we would run, and the one we run for our clients.

Read the HOA documents and deed restrictions first. Confirm the current dues, the owner-occupier and leasing rules, and any reserves, since the deed restrictions here are stricter than many Riverview communities.

Check the FEMA flood zone and elevation. The Alafia River corridor in south Hillsborough has a real flood history, so confirm the zone, the elevation, and any past intrusion for the exact address.

Quote homeowner and any flood insurance for the address. On a river-adjacent community the flood line can move the monthly math, so get the real numbers before you offer.

Price the roof, HVAC, and systems. As an early 2000s home, major systems may be at or past replacement age, so read the condition and budget for it.

Cross-shop nearby established communities, such as Boyette Springs, if no-CDD value and an established address outrank new construction.

The Quick Decision

Best Buy

An updated home on a strong lot with documented systems and a clean flood read

Biggest Risk

Aging roof and systems, deed-restriction limits, and Alafia flood exposure

Best Lot

A well-positioned interior lot with a verified flood zone and elevation

Smart Timing

Confirm the HOA documents, flood zone, and systems before you offer

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Aberdeen Creek is a small, established single-family community rather than an amenity-heavy master plan, so the lifestyle is quiet residential living with sidewalks, mature trees, and a community park. The standout is location: a public boat ramp on the Alafia River, which flows into Tampa Bay, is within about a mile, and US 301 and the Selmon Expressway connect to Brandon, MacDill, and downtown Tampa. The community is no-CDD with a low HOA and owner-occupier deed restrictions, including first-year leasing limits and a short-term-rental prohibition. Amenities, rules, and dues can change, so confirm the current HOA documents and what each home includes before you buy.

Aberdeen Creek Homes For Sale

What your money buys in Aberdeen Creek.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Aberdeen Creek today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry Home

$399K to $500K

A smaller or more dated home in the community, the affordable way in, where condition and aging systems drive value.

Lowest entry

The Core Home

$500K to $580K

A well-kept three to four bedroom home on a solid lot, the heart of the Aberdeen Creek resale market.

Most inventory

The Top

$580K to $580K

A larger, updated home with a newer roof and systems on a premium lot, the homes that hold value best here.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$512K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$399K to $500K

The Entry Home

A smaller or more dated home in the community, the affordable way in, where condition and aging systems drive value.

$500K to $580K

The Core Home

A well-kept three to four bedroom home on a solid lot, the heart of the Aberdeen Creek resale market.

$580K to $580K

The Top

A larger, updated home with a newer roof and systems on a premium lot, the homes that hold value best here.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Aberdeen Creek, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Aberdeen Creek is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Aberdeen Creek holds value.

Our read on the factors that protect resale here, and the one to manage.

Home ageEarly 2000s, read roof and system ages

Carrying cost and CDDNo CDD, low HOA, lower all-in cost

Flood and insurance exposureAlafia corridor, verify zone per address

Location and accessBoat ramp, US 301, Selmon nearby

Lot and conditionVaries by home, read condition per listing

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Aberdeen Creek

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Aberdeen Creek is one small early 2000s community, not a big-subdivision average. The deal is won or lost on the no-CDD carrying cost, the deed rules, the lot, and the flood read.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.2B · Buy Score

Resale Strength7.2/10

Renovation Risk5.0/10

Location Efficiency7.8/10

Long-Term Defensibility7.4/10

Carrying Cost Advantage8.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Aberdeen Creek is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

In a small community, the home and lot set value
Interior lots with mature trees hold value well
Confirm the FEMA flood zone and elevation per address
Read the roof and system ages before the finishes
Verify the no-CDD status and low HOA dues

In a small single-family community, the part of your money the market protects is the home, the lot, and the no-CDD carrying cost behind it. Well-kept homes on solid interior lots with newer roofs and systems hold value better than dated homes carrying deferred maintenance or a worse flood read. The interior can be renovated and the systems replaced; the lot, the flood zone, and the Alafia corridor cannot. Read the HOA documents, the flood zone, the elevation, and the system ages first, then price the condition of the home against them.

The 15-Second Verdict

Aberdeen Creek in 15 seconds.

Best forOwner-occupiers who want an established no-CDD home in a quiet Riverview community.

Biggest advantageA no-CDD address with a low HOA and Alafia River boat-ramp access nearby.

Biggest riskAging systems, strict deed rules, and Alafia flood exposure per address.

Sweet spotAn updated home on a strong lot with documented systems and a clean flood read.

Avoid ifYou want resort amenities or an immediate rental, or brand-new construction.

HOA, No CDD & Deed Restrictions

15-Second Take

Confirm the low annual HOA dues and what they cover
Verify there is no CDD assessment on the tax bill
Read the owner-occupier and first-year leasing rules
Confirm short-term rentals are prohibited per the deed
Verify the FEMA flood zone and elevation per address

This is a no-CDD community with a low annual HOA, which is a real advantage in a Riverview market where many newer communities carry a CDD assessment on top of taxes. The HOA generally covers common-area upkeep and community administration. Confirm the current annual dues, what they cover, and any reserves from the latest association documents for the specific home.

The low HOA on a community like this generally covers common-area maintenance, the community park, and association administration, while each owner maintains their own home and lot. There is no CDD assessment here. The deed restrictions favor owner-occupancy, with leasing limits and short-term rentals prohibited, so confirm exactly what the dues cover and what the rules allow before you buy.

Run Your Numbers

Tools for a Aberdeen Creek buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxHillsborough County millage and the homestead picture.Rent vs buyThe breakeven on owning in Aberdeen Creek.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Aberdeen Creek

Price to the home, the lot, and the no-CDD carrying cost, not a portal average.

Selling here means pricing to your specific home and lot and the no-CDD advantage, not a community-wide estimate. The condition, the roof and systems, the lot position, and a clean flood read are what set your number in a small, established community.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Aberdeen Creek, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Boyette Springs, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Aberdeen Creek home worth?

Get a no-obligation home value based on real comparable sales in Aberdeen Creek matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Aberdeen Creek on the map →
Or get your Aberdeen Creek home value & selling guide →

Real comps, not a Zestimate.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Hillsborough County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$2,065/mo

Hillsborough County typical true cost to own

$151/mo

Hillsborough County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Hillsborough County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

How much local inventory is already under contract

13% of homes for sale in ZIP 33569 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-06-25).

Aberdeen Creek Market Scorecard

Seller's market

Aberdeen Creek is currently a seller's market. About 3.0 months of supply, a median asking price of $415,000, and homes go under contract in about 41 days.

3.0

Months supply

$415,000

Median list

$512,500

Median sold

$182

Per sqft

Days on mkt

1/0/4

Active/Pend/Sold

Typical home value in the 33569 ZIP is $390,030, about 19.5% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Aberdeen Creek?

It is a small single-family community off McMullen Loop near Balm Riverview Road in Riverview, Hillsborough County, ZIP 33569, within about a mile of a public boat ramp on the Alafia River.

When was Aberdeen Creek built?

Community guides describe it as built in the early 2000s, with most homes dating to roughly 2002 to 2003 (Aberdeen Creek community guides, 2026). Confirm the exact year built for any specific home.

How many homes are in Aberdeen Creek?

Community guides describe roughly 51 single-family homes, making it a small, established neighborhood rather than a large master plan. Confirm the exact count and any active listings.

Does Aberdeen Creek have a CDD?

Community guides describe Aberdeen Creek as a no-CDD community with a low annual HOA, which can lower the all-in carrying cost versus newer Riverview communities that carry a CDD assessment. Verify there is no CDD line on the tax bill for the specific home.

What are the HOA and deed restrictions?

The HOA is described as a low annual fee covering common areas and administration. The deed restrictions favor owner-occupancy: guides cite that homes generally may not be leased in the first year, tenant approval and background checks apply, and short-term rentals are prohibited. Confirm the current rules with the association.

What home types and sizes are available?

Listing guides describe larger single-family homes, generally three to four bedrooms with sizes in the low-to-mid two thousands up to around three thousand square feet. Confirm the exact size, bedroom count, and lot for any specific home.

Is Aberdeen Creek a gated community with amenities?

Guides describe a quiet residential community with sidewalks, mature trees, and a community park rather than resort amenities or gates. Confirm the current amenities and any access rules with the association.

Should I worry about flooding near the Alafia River?

The Alafia River corridor in south Hillsborough has a real flood history, including the 2024 storm season, so flood exposure is a genuine consideration in this part of Riverview. Always check the FEMA flood zone, the elevation, and any past intrusion, and quote flood insurance for the exact address.

What insurance do I need here?

You carry a standard homeowner policy, and on a river-adjacent community you should confirm whether flood coverage is required or advisable based on the FEMA zone for the address. Quote both before you buy, since the flood line can move the monthly math.

How old are the roofs and systems?

As an early 2000s community, the roof, HVAC, and major systems may be at or past replacement age on some homes. Read the condition, ask for the ages of the roof and systems, and budget for replacement where needed.

What schools serve Aberdeen Creek?

It is part of Hillsborough County Public Schools, with assignment by address that can change. Confirm the exact zoned elementary, middle, and high schools for the specific home, and note that magnet and choice options may apply.

What is nearby?

A public boat ramp on the Alafia River is within about a mile, with US 301 and the Selmon Expressway connecting to Brandon, MacDill Air Force Base, and downtown Tampa. Confirm real drive times for your routine.

Is Aberdeen Creek a good investment?

An established no-CDD community in a fast-growing part of Riverview supports demand, but the owner-occupier deed restrictions limit immediate rental use, and the Alafia flood picture and aging systems drive the outcome. This is not a guarantee of future value; read the documents and the condition.

How does it compare to newer Riverview communities?

Newer communities often offer brand-new construction and amenities but typically carry a CDD assessment on top of taxes. Aberdeen Creek trades new construction for an established no-CDD address with a low HOA. Which is the better buy depends on your budget, amenities, and tolerance for an older home.

Who is the best real estate agent for Aberdeen Creek?

The best agent for Aberdeen Creek is one who actively works Riverview and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Aberdeen Creek.

How do I find a top Riverview real estate agent who knows Aberdeen Creek?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Aberdeen Creek and the wider Riverview area.

Can Momentum Realty connect me with an agent for Aberdeen Creek?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Aberdeen Creek purchase or sale — no call center and no pressure.

The Verdict

Should you buy in Aberdeen Creek?

An honest fit check. We will tell you when it is not your community.

Owner-occupiers who want an established no-CDD home in RiverviewExcellent fit

Buyers who want a quiet small community over a large master planExcellent fit

Boaters who value Alafia River ramp access within about a mileExcellent fit

Buyers who will read the HOA documents, deed rules, and flood zoneExcellent fit

Buyers comfortable budgeting for an early 2000s roof and systemsExcellent fit

Buyers who want resort amenities, gates, or a clubhouseProbably not

Investors who want to rent immediately or run short-term rentalsProbably not

Buyers who want brand-new construction with builder warrantiesProbably not

Buyers unwilling to verify the Alafia River flood zone per addressProbably not

Buyers who do not want to budget for aging systemsProbably not

Get the inside read on Aberdeen Creek

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Aberdeen Creek home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Aberdeen Creek specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Aberdeen Creek — what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

Aberdeen CreekRiverview Homes for Sale

The 60-Second Overview

Who Aberdeen Creek is best for.

Best for

Probably not for

How Aberdeen Creek is performing right now

Homes For Sale Right Now in Aberdeen Creek

Aberdeen Creek on the map.

How far is everything?

Nearby Communities

Schools

Hillsborough County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in Aberdeen Creek

Rapid population growth across Riverview

US 301 mobility and capacity study

Alafia River flooding in the 2024 storm season

No-CDD structure versus newer communities

Owner-occupier deed restrictions

Early 2000s roofs and systems aging

Hillsborough updates the Riverview planning area profile

Record flooding along the Alafia River during the 2024 storms

The Aberdeen Creek buying strategy.

The full read, only if you want it.

What your money buys in Aberdeen Creek.

What ~$512K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Aberdeen Creek holds value.

5 Mistakes Buyers Make in Aberdeen Creek

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Aberdeen Creek is different.

Which Lots & Views Hold Value Best

Aberdeen Creek in 15 seconds.

HOA, No CDD & Deed Restrictions

Tools for a Aberdeen Creek buy.

Price to the home, the lot, and the no-CDD carrying cost, not a portal average.

In Aberdeen Creek, condition and view decide your number

What is your Aberdeen Creek home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Aberdeen Creek Market Scorecard

Frequently Asked Questions

Should you buy in Aberdeen Creek?

Get the inside read on Aberdeen Creek

You are all set.

Need to sell fast in Hillsborough County?

You just read the data. Now see what your home is worth.

Aberdeen Creek
Riverview Homes for Sale