HILLANDALE RESERVE PH 1
Homes for Sale in TAMPA, FL
True comps, carrying-cost math, and listings before the portals.
Hillandale Reserve Ph 1 is a mixed-vintage pocket of Tampa, with homes spanning 1943 to 2017 and a median build year of 1999. That spread means the market here prices on condition and updates as much as square footage — a 1999-era home that has been renovated can compete directly with something built two decades later, and buyers should expect to evaluate each listing on its own merits rather than assume uniformity across the community.
With homestead exemptions filed on roughly 88% of parcels, most owners here are in the homes long-term, which tends to keep turnover modest. Over the most recent two-month closing window, that shows up as a market where well-priced, well-maintained listings move but inventory doesn't churn quickly — sellers benefit from patience on pricing, and buyers should expect to move decisively when the right one comes up.
The 60-Second Overview
Hillandale Reserve Ph 1 is a 115-home community in Tampa built out over more than seven decades, giving it a layered housing stock rather than a single architectural era.
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 HILLANDALE RESERVE PH 1 is best for.
Best for
- Buyers prioritizing larger living space over amenity access
- Buyers comfortable evaluating condition and updates on a home-by-home basis given the wide build-year range
- Buyers planning a longer hold, matching the high homestead-exemption share among current owners
Probably not for
- Buyers who want a community organized around shared recreational amenities
- Buyers seeking a uniform architectural style or consistent build era across the community
- Buyers expecting frequent, high-volume inventory turnover to shop against
The market around HILLANDALE RESERVE PH 1
HILLANDALE RESERVE PH 1 is a small community — 15 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 33613, 74 homes are on the market and 31% are under contract — a fast-moving corner of TAMPA.
Across Hillsborough County, 6,259 homes are active and 2,098 pending (25% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not HILLANDALE RESERVE PH 1 specifically. Momentum Research analysis of MLS records.
The HILLANDALE RESERVE PH 1 buying strategy.
If we were buying in HILLANDALE RESERVE PH 1 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 HILLANDALE RESERVE PH 1.
A community defined by vintage spread, not uniformity
The build-year range here, from 1943 to 2017, is unusually wide for a single named community, and the median year built of 1999 sits roughly in the middle of that span. In practice this means shoppers will find genuinely different housing stock under one community name — older homes with smaller footprints and different construction methods alongside newer builds with more current systems and layouts. Living space also runs generous, with a median of 3,023 square feet, which points to larger-format homes being the norm rather than the exception.
No community amenities were identified from current MLS listings, so this reads as a housing-stock play rather than an amenity-driven one — the case for buying here rests on the homes and the location within Tampa, not on shared recreational facilities. The high homestead share (about 88%) also suggests a market where listings, when they do come up, are often owner-occupied departures rather than investor turnover, which can affect condition and negotiating posture.
The location and the amenities are priced into every listing in HILLANDALE RESERVE PH 1. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this much variance in build year and condition, pricing a home correctly means reading each listing against its specific vintage and update history rather than a single community average. We pull the actual comparable closings, weigh them against condition and square footage, and give you a grounded number — for a purchase offer or a listing price — instead of a generic estimate.
HILLANDALE RESERVE PH 1 in 15 seconds.
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 HILLANDALE RESERVE PH 1 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 HILLANDALE RESERVE PH 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in HILLANDALE RESERVE PH 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your HILLANDALE RESERVE PH 1 home worth?
Get a no-obligation home value based on real comparable sales in HILLANDALE RESERVE PH 1, 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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Frequently Asked Questions
How many homes are in HILLANDALE RESERVE PH 1?
What share of HILLANDALE RESERVE PH 1 is owner-occupied?
When were the homes in HILLANDALE RESERVE PH 1 built?
Do cash buyers compete in HILLANDALE RESERVE PH 1?
Who is the best real estate agent for HILLANDALE RESERVE PH 1?
How do I find a top TAMPA real estate agent who knows HILLANDALE RESERVE PH 1?
Can Momentum Realty connect me with an agent for HILLANDALE RESERVE PH 1?
Should you buy in HILLANDALE RESERVE PH 1?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 33613)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2013 (23 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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