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Forest Brooke Active Adult in Wimauma

Forest Brooke
Active Adult Homes for Sale in Wimauma, FL

55-plus active-adult section · Southshore Bay · ZIP 33598

A gated, age-restricted active-adult neighborhood by Lennar inside the Southshore Bay master plan, marketed as Medley at Southshore Bay, with a clubhouse and a Crystal Lagoon. The read is the home, the homesite, and the full carrying cost: HOA dues, the CDD assessment, and any separate lagoon membership.

55-plus active adultCrystal Lagoon accessHOA plus CDD
Live Market Pulse
66/100
Momentum
Balanced Market
Resale here turns on the model, the homesite, condition and the monthly stack; confirm the age restriction, the HOA dues, the CDD assessment and any lagoon membership before anchoring on a number.
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Unlock Off-Market Forest Brooke Active Adult

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
$475K
Median Price
5mo
Supply
72days
Avg DOM
Balanced
Seller Leverage
$201/sf
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Forest Brooke Active Adult is the 55-plus, age-restricted section of the Southshore Bay master-planned community in Wimauma, built by Lennar and marketed as Medley at Southshore Bay. It pairs single-family homes and attached villas with a private clubhouse, a fitness center, pickleball, tennis, bocce and a tiki bar, plus access to the Southshore Bay Crystal Lagoon. The appeal is a low-maintenance, amenity-rich, age-restricted lifestyle at a value price tier south of Tampa. The homework is the carrying-cost stack: HOA dues that differ between villas and single-family homes, a CDD assessment on the tax bill, and a separate lagoon membership, plus any special assessment tied to the community clubhouse. The read is the model, the homesite, condition and the full monthly stack, confirmed in writing before you offer."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Forest Brooke Active Adult market snapshot (as of June 25, 2026): the median sale price is about $475K ($201 per sq ft), with homes averaging 72 days on market and 5.0 months of supply, a balanced market. Based on 12 recent closings in live Stellar MLS data.

Forest Brooke Active Adult is the 55-plus, age-restricted section of Southshore Bay in Wimauma (ZIP 33598), Hillsborough County, built by Lennar and marketed as Medley at Southshore Bay. It mixes single-family homes and attached villas in a gated, low-maintenance setting just south of Tampa and near Sun City Center.

Residents have a private clubhouse with a fitness center, multipurpose and billiards rooms, plus a resort-style pool, tiki bar, pickleball, tennis, bocce and walking trails. The neighborhood also sits within the larger Southshore Bay master plan and its Crystal Lagoon, a multi-acre swimmable lagoon with beach-style recreation.

The carrying-cost stack is the part to read carefully. There is an HOA, billed differently for villas and single-family homes, a Community Development District assessment on the property tax bill, and a separate Crystal Lagoon membership. A special assessment tied to the community clubhouse has also been reported. Confirm every line for the specific home.

Confirm the age restriction and occupancy rules under the federal 55-plus housing provisions, the HOA dues and what they include, the CDD assessment amount, any lagoon membership cost, and whether short-term or vacation rentals are permitted, since this is an age-restricted master-plan section rather than a rental community.

Quick Match

Who Forest Brooke Active Adult is best for.

Best for

  • Buyers 55 and over who want a low-maintenance, amenity-rich home
  • Buyers who value a clubhouse, pickleball, pool and lagoon access
  • Buyers who want newer construction at a value price tier south of Tampa
  • Buyers who will confirm the HOA, CDD and lagoon membership stack

Probably not for

  • Buyers who want the lowest possible monthly carrying cost
  • Buyers who want an established, non-age-restricted neighborhood
  • Buyers who want a short-term or vacation rental property
  • Buyers unwilling to confirm the full HOA plus CDD plus lagoon stack
Market Pulse

How Forest Brooke Active Adult is performing right now

66/100
momentum
Balanced Market
Seller's marketBalancedBuyer's market
5Months of supplytight
72Median days on marketdays
5 : 5Under contract vs for salestrong demand
12Sold in last 12 monthsliquidity
-8%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 Forest Brooke Active Adult listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Forest Brooke Active Adult buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Forest Brooke Active Adult

Live MLS inventory for Forest Brooke Active Adult. 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 · 142 daysTop listing
$599,999
4 bd · 3 ba · 2,805 sqft · built 2023
17109 Star Banks Street, WIMAUMA, 33598
Listed by EXP REALTY LLC
Active · 34 days
$410,000
3 bd · 2.5 ba · 2,128 sqft · built 2023
5513 Little Path Drive, WIMAUMA, 33598
Listed by EXP REALTY LLC
Active · 113 days
$395,000
3 bd · 2.5 ba · 2,128 sqft · built 2023
17245 Star Banks St, WIMAUMA, 33598
Reno opportunityBest value
Listed by YELLOWFIN REALTY
Active · 0 days
$285,000
2 bd · 2.5 ba · 1,747 sqft · built 2023
5309 Kelper Hook Court, WIMAUMA, 33598
Reno opportunityBest value
Listed by DALTON WADE INC
Active · 72 days
$284,900
2 bd · 2.5 ba · 1,737 sqft · built 2023
17538 Holly Well Avenue, WIMAUMA, 33598
Reno opportunityBest value
Listed by EXP REALTY LLC
Pending · 66 days
$549,000
3 bd · 3 ba · 2,651 sqft · built 2023
5336 Windy Grove Drive, WIMAUMA, 33598
Listed by KELLER WILLIAMS SOUTH SHORE
Pending · 306 days
$429,900
3 bd · 2.5 ba · 2,363 sqft · built 2023
17317 Scuba Crest Street, WIMAUMA, 33598
Reno opportunityBest value
Listed by 27NORTH REALTY
Pending · 120 days
$399,000
3 bd · 2.5 ba · 2,128 sqft · built 2023
5524 Little Path Drive, WIMAUMA, 33598
Strong resaleRenovatedGolf
Listed by EXP REALTY LLC
Pending · 10 days
$299,900
2 bd · 2.5 ba · 1,737 sqft · built 2023
17554 Holly Well Avenue, WIMAUMA, 33598
Reno opportunityBest value
Listed by COLDWELL BANKER REALTY
Pending · 160 days
$259,900
2 bd · 2 ba · 1,406 sqft · built 2023
17578 Holly Well Avenue, WIMAUMA, 33598
Strong resaleReno opportunityBest value
Listed by REAL BROKER, LLC

Active and pending Forest Brooke Active Adult 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

Forest Brooke Active Adult 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.

The Club & Membership

15-Second Take
  • A private clubhouse, pool, pickleball, tennis and bocce serve the section
  • Crystal Lagoon access is typically a separate membership; confirm the cost
  • HOA dues differ for villas and single-family homes; confirm in writing
  • Confirm the CDD assessment and any clubhouse special assessment per home
  • No golf course or golf-club cost typical in this section

Forest Brooke Active Adult is the 55-plus, age-restricted section of the Southshore Bay master-planned community in Wimauma (ZIP 33598), Hillsborough County, built by Lennar and marketed as Medley at Southshore Bay. It mixes single-family homes and attached villas with a private clubhouse, fitness center, resort-style pool, tiki bar, pickleball, tennis and bocce, plus access to the Southshore Bay Crystal Lagoon. The carrying-cost stack is the key read: a mandatory HOA billed differently for villas and single-family homes, a CDD assessment on the tax bill, a separate lagoon membership, and any clubhouse special assessment. Confirm the age restriction and occupancy rules, the HOA dues, the CDD assessment, the lagoon membership and the leasing rules for the specific home, since details change.

Nearby & Commute

How far is everything?

The takeaway

The south Hillsborough location is the trade-off: quiet and value-priced, with Sun City Center close and Tampa a longer drive.

Drive times from the community area; the location is quiet and value-priced, with daily needs near and Tampa a longer haul.

Sun City Center services and shopping~10 to 18 min · ~5 to 9 miles
US-301 corridor~8 to 16 min · ~4 to 8 miles
I-75 at SR-674~12 to 20 min · ~7 to 12 miles
Riverview shopping and dining~20 to 30 min · ~13 to 20 miles
Downtown Tampa~35 to 50 min · ~28 to 38 miles
Tampa International Airport~45 to 60 min · ~35 to 45 miles

Drive times are approximate and vary with traffic and your exact departure point. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Forest BrookeActive Adult Homes for Sale in Wimauma, FL with Momentum Realty’s local guides.

CMCypress Mill Homes for Sale in Sun City Center, FLSun City Center, FL · 0.5 miSBSouthshore Bay Active Adult Homes for Sale in Wimauma, FLWimauma, FL · 0.9 miWLWest Lake Homes for Sale in Wimauma, FLWimauma, FL · 1.0 miCCCaloosa CountryClub Estates Homes for Sale in Sun City Center, FLSun City Center, FL · 1.3 miFBForest Brooke Homes for Sale in Wimauma, FLWimauma, FL · 1.3 miBBBerry Bay Homes for Sale in Wimauma, FLWimauma, FL · 1.4 miSBSouthshore Bay Homes for Sale in Wimauma, FLWimauma, FL · 1.4 miCRCypress RidgeRanch Homes for Sale in Wimauma, FLWimauma, FL · 1.5 miPPThe Preserve at La Paloma Homes for Sale in Sun City Center, FLSun City Center, FL · 1.6 mi

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
Forest Brooke Active Adult (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

Forest Brooke Active Adult 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.

Buying with schools in mind? We can confirm the exact zoned schools for any Forest Brooke Active Adult address.

The takeaway

What is actually shaping value in this Wimauma active-adult section, sourced and dated. We do not publish rumor.

Recent Developments in Forest Brooke Active Adult

Development Intelligence

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

Net OutlookBullishThe structural story is a newer, gated 55-plus section inside a growing Crystal Lagoon master plan, where the amenity bundle supports demand and the carrying-cost stack is the key risk. Watch HOA, CDD and lagoon costs and any special assessments against durable active-adult demand south of Tampa, and confirm the full monthly stack per home.

Crystal Lagoon master plan keeps activating

2026
BullishNotable impact
SignificanceRadius: Community

The Southshore Bay Crystal Lagoon completed its build-out and is expanding events and access through 2026, a demand driver for the master plan; lagoon access is a separate membership to confirm.

HOA acquired the community clubhouse

2025
NeutralNotable impact
SignificanceRadius: Community

Residents have reported a special assessment tied to the HOA acquisition of the community clubhouse; confirm any current or pending special assessment per home before you offer.

Active-adult demand south of Tampa

Ongoing
BullishNotable impact
SignificanceRadius: Area

Demand for gated, amenity-rich 55-plus living near Sun City Center stays durable, supporting resale for well-kept models; confirm the full carrying cost per home.

Carrying-cost stack is the real watch item

Ongoing
BearishNotable impact
SignificanceRadius: Community

HOA dues, the CDD assessment, lagoon membership and any special assessment add up; confirm the full monthly stack before you anchor on a price.

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 Forest Brooke Active Adult, 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 ↓

  1. January 2026
    Development

    Southshore Bay Crystal Lagoon completes build-out and expands activation

    Crystal Lagoons reported that the Southshore Bay project in Wimauma completed its construction phase, with the developer planning expanded residential, commercial and experiential activation of the lagoon through 2026, including continued public-access lagoon operation under the PAL model. Why it matters: A maturing, well-activated lagoon is a demand driver for the Southshore Bay master plan and the active-adult section, but lagoon access is a separate membership; confirm the current cost and terms per household. Source

  2. November 2025
    Community

    Medley at Southshore Bay HOA acquires the community clubhouse

    Community-run resident information for Medley at Southshore Bay reported that the Homeowners Association acquired the community clubhouse in November 2025, with members servicing the acquisition through an added monthly special assessment. Why it matters: A resident-controlled clubhouse can be a long-term positive, but the related special assessment adds to the monthly stack; confirm any current or pending special assessment for the specific home before you offer. Source

Development alerts for Forest Brooke Active AdultGet a short monthly email when something new is approved, funded, or opens near Forest Brooke Active Adult.

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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 Forest Brooke Active Adult buying strategy.

If we were buying in Forest Brooke Active Adult, this is the order of operations we would run, and the one we run for our clients.

1

Confirm the full monthly stack first. Add the HOA dues, the CDD assessment, and any lagoon membership before you anchor on a price.

2

Confirm the age restriction and occupancy rules under the federal 55-plus housing provisions for the specific home.

3

Check for any special assessment tied to the community clubhouse and budget it per home.

4

Comp by model and homesite, single-family versus villa, since dues and floor plans differ.

5

Weigh the nearby alternative, Mirada Active Adult, on amenities, fees and total carrying cost.

The Quick Decision
Best Buy
A well-kept model on a desirable homesite with the HOA, CDD, lagoon and any special-assessment math confirmed and comfortable for your budget.
Biggest Risk
Anchoring on the home price alone and being surprised by the CDD assessment, the lagoon membership, or a clubhouse special assessment.
Best Lot
Homesite position, view and the conservation or water exposure shape resale; quieter, well-sited lots defend price best.
Smart Timing
Newer active-adult inventory here moves with the broader master plan and rate environment; confirm live inventory and the full carrying cost 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

Forest Brooke Active Adult is the 55-plus, age-restricted section of the Southshore Bay master-planned community in Wimauma (ZIP 33598), Hillsborough County, built by Lennar and marketed as Medley at Southshore Bay. It mixes single-family homes and attached villas with a private clubhouse, fitness center, resort-style pool, tiki bar, pickleball, tennis and bocce, plus access to the Southshore Bay Crystal Lagoon. The carrying-cost stack is the key read: a mandatory HOA billed differently for villas and single-family homes, a CDD assessment on the tax bill, a separate lagoon membership, and any clubhouse special assessment. Confirm the age restriction and occupancy rules, the HOA dues, the CDD assessment, the lagoon membership and the leasing rules for the specific home, since details change.

Forest Brooke Active Adult Homes For Sale

What your money buys in Forest Brooke Active Adult.

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 Forest Brooke Active Adult today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: attached villas
$280K to $460K

The lower-maintenance attached villas, the entry door into the section, with HOA dues that typically bundle more exterior upkeep. Confirm current pricing on the live listings below.

Lowest entry
Core: single-family models
$460K to $562K

The detached single-family models on standard homesites, the core of the section. Confirm current pricing and the applicable dues on the live listings below.

Most inventory
High: premium homesites and larger models
$562K to $640K

The larger single-family models and premium homesites with water or conservation exposure. Homesite and condition separate these most. Confirm current pricing on the live listings below.

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 ~$475K buys here.

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

$280K to $460K
Entry: attached villas
The lower-maintenance attached villas, the entry door into the section, with HOA dues that typically bundle more exterior upkeep. Confirm current pricing on the live listings below.
$460K to $562K
Core: single-family models
The detached single-family models on standard homesites, the core of the section. Confirm current pricing and the applicable dues on the live listings below.
$562K to $640K
High: premium homesites and larger models
The larger single-family models and premium homesites with water or conservation exposure. Homesite and condition separate these most. Confirm current pricing on the live listings below.

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 Forest Brooke Active Adult, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take
  • Renovation math decides the deal
  • Golf and lake lots resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Proprietary Data

The renovation premium.

Updated homes ask about 2% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot
Renovated$188
Original$185
Median days on market
Renovated120
Original72

From current Forest Brooke Active Adult listings (renovated 1, original 9); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Jon Brooks, Momentum Realty
Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, 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.

Jon Brooks, Momentum Realty
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 Forest Brooke Active Adult holds value.

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

Newer, well-built active-adult stockStrong
Amenity-rich, gated master planStrong
Confirm HOA dues and what they includeManage it
Confirm the CDD assessment per homeWatch it
Confirm lagoon membership and any special assessmentWatch it

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in Forest Brooke Active Adult

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Ignoring the optional club cost
  • Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Forest Brooke Active Adult1

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.

Forest Brooke Active Adult2

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.

Forest Brooke Active Adult3

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Forest Brooke Active Adult4

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Forest Brooke Active Adult5

Skipping the systems check

A 1990s home means 1990s-era 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.

“

Forest Brooke Active Adult is a lifestyle bundle, not just a house. The deal is won or lost on the model, the homesite, and the full HOA plus CDD plus lagoon stack, confirmed before you offer.

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.

7.8B+ · Buy Score
Resale Strength7.8/10
Renovation Risk8.0/10
Location Efficiency7.4/10
Long-Term Defensibility8.0/10
Carrying Cost Advantage5.8/10

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 Forest Brooke Active Adult 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
GolfLake / 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
  • Homesite position and view drive resale within the section
  • Confirm the homesite and any water or conservation exposure
  • Read condition and updates on the specific model
  • Confirm villa versus single-family and the dues that apply
  • Comp the specific model, not the section average

In a section like this, the model and its homesite set the floor on resale while finishes can be updated. Read the homesite, the view, and any water or conservation exposure first, confirm the product type and the dues that apply, then price the condition of the home against the closest comparable sale rather than a section average. The full carrying stack, HOA plus CDD plus lagoon, belongs in the math from the start.

The 15-Second Verdict

Forest Brooke Active Adult in 15 seconds.

Best forBuyers 55 and over who want a low-maintenance, amenity-rich home with lagoon access south of Tampa.
Strong onA private clubhouse, pickleball, pool and tiki bar, Crystal Lagoon access, and newer construction at a value tier.
WatchThe full monthly stack: HOA dues, the CDD assessment, lagoon membership, and any clubhouse special assessment. Confirm each per home.
Sweet spotA well-kept model on a desirable homesite with the HOA, CDD and lagoon costs confirmed and comfortable.
Not forBuyers who want the lowest carry, a non-age-restricted neighborhood, or a short-term rental property.

HOA, CDD & Fees

15-Second Take
  • Confirm the HOA dues and what they include for the product type
  • Confirm the CDD assessment amount on the tax bill
  • Confirm the separate Crystal Lagoon membership cost
  • Check for any clubhouse special assessment per home
  • Confirm the 55-plus age restriction and occupancy rules

Forest Brooke Active Adult, marketed as Medley at Southshore Bay, has a mandatory HOA, billed differently for attached villas and single-family homes, plus a Community Development District assessment on the property tax bill and a separate Crystal Lagoon membership. A special assessment tied to the community clubhouse has also been reported. Amounts change, so confirm the current HOA dues, the CDD assessment and any lagoon and special-assessment costs in writing for the specific home; we pull the documents for any home you consider.

HOA scope typically covers the gated entry, the private clubhouse and amenities, and common-area upkeep, with lawn care included on some product types. The CDD assessment funds community infrastructure, and the lagoon membership covers lagoon access separately. Confirm exactly what is bundled for the specific home and product type.

Run Your Numbers

Tools for a Forest Brooke Active Adult 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 Forest Brooke Active Adult.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 Forest Brooke Active Adult

Price it to your model, homesite and the full carrying stack, shown clearly.

If you are selling in Forest Brooke Active Adult, the right list price comes from recent sales matched to your model and homesite, single-family or villa, with the HOA, CDD and lagoon costs shown plainly. In an age-restricted section, a clear carrying-cost picture is a real asset.

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 Forest Brooke Active Adult, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Mirada Active Adult, 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 Forest Brooke Active Adult home worth?

Get a no-obligation home value based on real comparable sales in Forest Brooke Active Adult 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.

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Real comps, not a Zestimate.
How much local inventory is already under contract

50% of homes for sale in Forest Brooke Active Adult 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).

Forest Brooke Active Adult Wimauma Market Scorecard

Seller's market

Forest Brooke Active Adult Wimauma is currently a seller's market. About 3.7 months of supply, a median asking price of $402,500, and homes go under contract in about 92 days.

3.7
Months supply
$402,500
Median list
$475,000
Median sold
$189
Per sqft
92
Days on mkt
4/5/13
Active/Pend/Sold

Typical home value in the 33598 ZIP is $349,911, about 23.1% 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 Forest Brooke Active Adult located?
It is the 55-plus section of the Southshore Bay master-planned community in Wimauma, FL (ZIP 33598), Hillsborough County, just south of Tampa and near Sun City Center, marketed by Lennar as Medley at Southshore Bay.
Is Forest Brooke Active Adult a 55-plus community?
Yes. It is an age-restricted active-adult section operating under the federal 55-plus housing provisions. Confirm the exact age restriction and occupancy rules for the specific home before you offer.
Who builds the homes in Forest Brooke Active Adult?
Lennar builds the active-adult section, marketed as Medley at Southshore Bay, with single-family homes and attached villas. Confirm the model, year built, condition and homesite for any specific home.
Does Forest Brooke Active Adult have a Crystal Lagoon?
Yes. The section sits within the Southshore Bay master plan, which includes a multi-acre Crystal Lagoon with swimming and beach-style recreation. Lagoon access is typically a separate membership, so confirm the current cost and terms.
What amenities does Forest Brooke Active Adult have?
A private clubhouse with a fitness center and multipurpose and billiards rooms, plus a resort-style pool, tiki bar, pickleball, tennis, bocce and walking trails, along with Crystal Lagoon access. Confirm the current amenity list with the listing.
Does Forest Brooke Active Adult have an HOA?
Yes. There is a mandatory HOA, billed differently for villas and single-family homes. Confirm the current dues and what they include for the specific product type before you offer.
Is there a CDD assessment in Forest Brooke Active Adult?
Yes. Homes here carry a Community Development District assessment on the property tax bill, which funds community infrastructure. Confirm the current CDD assessment amount for the specific home.
How much does the Crystal Lagoon membership cost?
The lagoon is operated separately from the HOA and CDD, and membership and fees can change. Confirm the current lagoon membership cost and terms in writing for the specific home and household.
What does a home in Forest Brooke Active Adult cost?
We do not publish a price figure here. Pricing tracks the model, the homesite and condition, and the full carrying stack matters as much as the price. Confirm current pricing on the live listings on this page; we pull exact comps before you offer.
Can I rent out a home in Forest Brooke Active Adult as a vacation rental?
This is an age-restricted master-plan section, not a vacation-rental community, and short-term rentals are generally not the intent here. Confirm the HOA leasing rules and any minimum-lease and occupancy restrictions in writing before you offer.
What is the difference between a villa and a single-family home here?
Villas are attached, lower-maintenance homes and single-family homes are detached, and the HOA dues and included services differ between them. Confirm which product type a listing is and the dues that apply.
Is there a special assessment in Forest Brooke Active Adult?
A special assessment tied to the community clubhouse has been reported. Assessments can change, so confirm whether any current or pending special assessment applies to the specific home before you offer.
What schools or services are near Forest Brooke Active Adult?
As an active-adult section, schools are less central, but daily needs, medical services and Sun City Center are a short drive. Confirm current services and any address-specific details with the listing.
Is Forest Brooke Active Adult a good place to buy?
It can be, for a buyer 55 and over who wants a low-maintenance, amenity-rich home and who confirms the HOA, CDD and lagoon stack. We pull live inventory and comps so you can judge value on the actual property and the full carrying cost.
Do I need my own agent to buy in Forest Brooke Active Adult?
Yes. The listing agent works for the seller. Your own agent confirms the age restriction, the HOA, CDD and lagoon costs, any special assessment, and the leasing rules, pulls true comps, and negotiates for you. Momentum Realty represents you, not the seller.
The Verdict

Should you buy in Forest Brooke Active Adult?

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

You are 55 and over and want a low-maintenance, amenity-rich homeExcellent fit
You value a clubhouse, pickleball, pool and Crystal Lagoon accessExcellent fit
You want newer construction at a value tier south of TampaExcellent fit
You will confirm the HOA, CDD and lagoon membership stackExcellent fit
You want a gated, age-restricted setting near Sun City CenterExcellent fit
You want the lowest possible monthly carrying costProbably not
You want an established, non-age-restricted neighborhoodProbably not
You want a short-term or vacation rental propertyProbably not
You will not confirm the full HOA plus CDD plus lagoon costsProbably not
You want a large lot away from a master-plan amenity structureProbably not

Get the inside read on Forest Brooke Active Adult

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Forest Brooke Active Adult 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.

By pressing Get My Forest Brooke Active Adult Game Plan, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call and text you about your inquiry, which may involve automated means and prerecorded or artificial voices, at the number you provided. You do not need to consent as a condition of buying any property, goods, or services. Message and data rates may apply. Message frequency may vary. Reply STOP to opt out, HELP for help. You also agree to our Privacy Policy and SMS Terms.

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A Momentum Realty Forest Brooke Active Adult specialist will reach out personally, usually the same day.

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

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