FERN CLIFF
Homes for Sale in TAMPA, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
FERN CLIFF right now
🟢 Buyer-leaning market. 7.6 months of supply and 12% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: High (8 active and pending listings, 10 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($268K) is down 2.2% from the prior 12 months ($274K) and up 970% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Medium (10 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
FERN CLIFF market snapshot (as of August 2, 2026): the median sale price is about $268K ($211 per sq ft over the trailing 12 months of closed sales), a median 28 days on market for closed sales, and 7.6 months of supply, a buyer-leaning market. The trailing-12-month median is down 2% from the prior 12 months and up 970% since 2012, computed from record-level Stellar MLS closed sales (10 closings in the current window).
FERN CLIFF is a community of 1,238 homes in TAMPA, Hillsborough County, built between 1900 and 2024 (median 1958.0), with a median living area of about 1,384 square feet. 47% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of FERN CLIFF. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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FERN CLIFFPrice History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($268K) IS the median in the snapshot above, and the move from 2025 ($274K) IS the -2.2% one-year change.
Windows contain 0 to 29 sales each (10 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Deemed reliable but not guaranteed.
28% of homes for sale in ZIP 33604 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 (2026-08-01).
FERN CLIFF Market Scorecard
FERN CLIFF is currently a buyer-leaning market. About 7.6 months of supply, a median asking price of $315,000, and homes go under contract in about 36 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in FERN CLIFF, TAMPA
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in FERN CLIFF
Live MLS inventory for FERN CLIFF. 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 · 65 daysTop listing
Active · 0 days
Active · 33 days
Active · 36 days
Pending · 18 days
Pending · 9 daysActive and pending FERN CLIFF listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
FERN CLIFF on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sulphur Springs-HB · Elementary
- Sligh-HB · Middle
- Chamberlain-HB · High
Zoned schools reflect the assignments reported on recent FERN CLIFF 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 FERN CLIFF address.
Recent Developments in Fern Cliff
Development, infrastructure, retail, and school activity affecting Fern Cliff, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
33-story tower planned for Water Street Tampa expansion
Strategic Property Partners plans a 33-story mixed use tower at Water Street and Cumberland Avenue in downtown Tampa on a 1.9-acre site. The building would hold 452 residential units ranging from studios to three bedrooms plus about 37,000 square feet of retail and 645 parking spaces. Construction is scheduled to begin in spring 2027 with completion targeted for 2029.
What it may mean for the marketAdds a 33 story tower with 452 residential units and ground floor retail to the downtown Tampa market, continuing the buildout of the Water Street district and expanding high rise housing supply. The project is about 5 miles south of Fern Cliff, elsewhere in Hillsborough County.
Source: Florida YIMBY - July 2026Infrastructure
New Interstate 75 interchange planned for Parrish area access
A new Interstate 75 interchange is being planned to improve access for the Parrish area, primarily located in Hillsborough County and connecting to Manatee County through a possible Fort Hamer Road extension. The project is in the planning phase.
What it may mean for the marketPlans a new interstate interchange that would expand road capacity and connectivity for a growing area, potentially shaping future development patterns along the corridor. The project is about 28 miles south of Fern Cliff, elsewhere in Hillsborough County.
Source: Tampa Bay Times - July 2026Development
Mercy Oaks II affordable apartments open on North Florida Avenue
Catholic Charities, with the City of Tampa and Hillsborough County, completed Mercy Oaks II, a 17-unit affordable apartment building on North Florida Avenue in East Tampa built on the site of a former strip mall. The project includes 15 one-bedroom and two two-bedroom units, with seven units serving households up to 80 percent of area median income and ten up to 50 percent. It was supported by 1.25 million dollars in state SHIP funds from the city and sits next to the 20-unit Mercy Oaks I completed in 2022.
What it may mean for the marketAdds 17 income restricted apartments on a former strip mall site, expanding the affordable rental supply and converting vacant commercial land to housing. The site is less than a mile north of Fern Cliff.
Source: City of Tampa - July 2026Builder Activity
First 3D-printed affordable home nears completion in East Tampa
The nonprofit Corporation to Develop Communities of Tampa is completing Tampa's first 3D-printed affordable home on Lurline Circle in East Tampa, using a gantry-style printer that layers concrete for the walls. The house is expected to be finished within weeks and listed for sale in about two months, with down payment assistance and first time homebuyer programs available. The effort is part of a broader CDC initiative that includes more than 90 multifamily units in East Tampa.
What it may mean for the marketIntroduces 3D concrete printing construction to the local for sale housing market, with a new single family home and additional multifamily units planned. The method signals a new building technique entering the area home supply. The project is about 4 miles southeast of Fern Cliff, elsewhere in Hillsborough County.
Source: Bay News 9
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 FERN CLIFF buying strategy.
If we were buying in FERN CLIFF 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 FERN CLIFF.
A closer look at the FERN CLIFF market
At a median of $211 per square foot, FERN CLIFF prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 7.6 months of supply, a buyer-leaning market and the trailing-12-month median down 2% year over year. Homes that do trade take a median 28 days on market, useful leverage on any listing that has lingered.
The housing stock is 1,238 homes built between 1900 and 2024, and 47% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in FERN CLIFF. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in FERN CLIFF buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (4.8). Basis: Long-Term Appreciation +970% since 2012; Recent Direction -2.2% year-over-year; Liquidity & Demand 7.6 months of supply; Owner Commitment 47% owner-occupied; Pricing Power 87.0% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 FERN CLIFF 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 FERN CLIFF sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in FERN CLIFF, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your FERN CLIFF home worth?
Get a no-obligation home value based on real comparable sales in FERN CLIFF, 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 FERN CLIFF on the map →
Frequently Asked Questions
What is the median home price in FERN CLIFF?
How long do homes in FERN CLIFF take to sell?
Is FERN CLIFF a buyer's or seller's market right now?
How many homes are in FERN CLIFF?
What share of FERN CLIFF is owner-occupied?
When were the homes in FERN CLIFF built?
Do cash buyers compete in FERN CLIFF?
Have FERN CLIFF home prices gone up?
Who is the best real estate agent for FERN CLIFF?
How do I find a top TAMPA real estate agent who knows FERN CLIFF?
Can Momentum Realty connect me with an agent for FERN CLIFF?
Nearby Communities
Explore more neighborhoods near FERN CLIFF with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (13 streets, ZIP 33603/33604/33605)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (153 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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