C87 | Berry Bay Subdivision Village M
Homes for Sale in Wimauma, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, C87 | Berry Bay Subdivision Village M in Wimauma, FL has 1 home for sale. As of September 2026, the MLS records 6 closed sales in C87 | Berry Bay Subdivision Village M in Wimauma, FL since 2022, the most recent in March 2024. Across Wimauma as a whole, 233 homes closed in the last 12 months at a median of $359,990, 34 median days on market, with 117 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,660 ($5,040 with the full homestead exemption).
There is not enough recent closing activity in Village M to point to a price trend one way or the other. The current MLS snapshot shows no completed sales in the window we track, which means anyone quoting you a confident number for this specific village is guessing rather than reporting.
That is not unusual for a smaller platted section inside a larger master-planned community — pricing here will mostly track what is happening in the broader Berry Bay development and in Wimauma generally until enough Village M-specific sales accumulate. Buyers and sellers should treat any pricing conversation as provisional until we see actual contracts close inside this village.
The 60-Second Overview
Village M is one of the named subdivisions inside the larger Berry Bay community in Wimauma, Hillsborough County. Current MLS data does not show closed sales activity or a distinct amenity package tied specifically to this village, so it is best understood right now as a section of the broader Berry Bay footprint rather than a fully established market of its own.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who C87 | Berry Bay Subdivision Village M is best for.
Best for
- Buyers interested in the broader Berry Bay community who are open to a section that has not yet built up its own sales record
- Buyers working with a longer time horizon who can wait for build-out and infrastructure to mature
- Buyers who want direct, agent-verified answers on HOA/CDD structure and amenities rather than relying on public listing data alone
Probably not for
- Buyers who want to see multiple recent closed sales in the exact village before making a decision
- Buyers who are prioritizing a specific, already-built amenity package as a must-have
- Buyers on a tight timeline who cannot absorb uncertainty around build-out phase or fee structure
The market around C87 | Berry Bay Subdivision Village M
C87 | Berry Bay Subdivision Village M is too small for its own price trend, so here is the market around it.
In ZIP 33598, 331 homes are on the market and 25% are under contract — a steady corner of Wimauma.
Across Hillsborough County, 6,274 homes are active and 1,939 pending (24% under contract).
ZIP and county figures describe the wider market, not C87 | Berry Bay Subdivision Village M specifically. Momentum Research analysis of MLS records.
C87 Berry Bay Subdivision Village M Market Scorecard
C87 Berry Bay Subdivision Village M is currently a thin data market. Limited supply, a median asking price of $499,900, and homes go under contract in about 56 days.
Typical home value in the 33598 ZIP is $347,501, about 24.0% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in C87 | Berry Bay Subdivision Village M
Live MLS inventory for C87 | Berry Bay Subdivision Village M. 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 and pending C87 | Berry Bay Subdivision Village M listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2024. Tap any home to ask about it.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Reddick Elementary School · Elementary
- Shields-HB · Middle
- Sumner High School · High
Zoned schools reflect the assignments reported on recent C87 | Berry Bay Subdivision Village M listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any C87 | Berry Bay Subdivision Village M address.
The C87 | Berry Bay Subdivision Village M buying strategy.
If we were buying in C87 | Berry Bay Subdivision Village M today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in C87 | Berry Bay Subdivision Village M.
A Village Without a Track Record Yet
Berry Bay is a larger master-planned community, and Village M is one of its subdivided sections. What we do not have, based on current listings, is a run of closed sales specific to this village or a documented amenity set tied to it. That is a data gap, not necessarily a knock on the location — it usually means the section is newer, thinner on inventory, or simply has not turned over enough units for the feed to register a pattern.
Anyone evaluating this village should ask directly what phase of build-out it is in, what is planned or already in place for shared amenities at the Berry Bay level, and whether HOA or CDD obligations are set at the master community level or the village level. Those answers matter more here than they would in an established, high-turnover neighborhood, because the paper trail buyers usually lean on — recent comparable closings — is not yet there.
The location and the amenities are priced into every listing in C87 | Berry Bay Subdivision Village M. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a village has little or no closed-sale history on the MLS, the value of an agent shifts from reciting comps to doing the legwork — pulling builder release schedules, checking what other Berry Bay sections have sold for, and confirming what amenities and fees actually apply to Village M specifically. That is the work we do before we let a client make an offer or set a list price in a data-light section like this one.
C87 | Berry Bay Subdivision Village M in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a C87 | Berry Bay Subdivision Village M buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed C87 | Berry Bay Subdivision Village M sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in C87 | Berry Bay Subdivision Village M, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your C87 | Berry Bay Subdivision Village M home worth?
Get a no-obligation home value based on real comparable sales in C87 | Berry Bay Subdivision Village M, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in C87 | Berry Bay Subdivision Village M?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near C87 | Berry Bay Subdivision Village M with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2022 (6 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how C87 | Berry Bay Subdivision Village M fits the bigger picture — live prices, inventory, and Momentum Scores: