River Hills / Fairway
Homes for Sale in Valrico, FL
True comps, carrying-cost math, and listings before the portals.
River Hills / Fairway 01 is a community in Valrico, Hillsborough County, FL. Across Valrico as a whole, 198 homes closed in the last 12 months at a median of $415,500, 35 median days on market, with 42 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $6,530 ($5,910 with the full homestead exemption).
River Hills / Fairway 01 in Valrico currently shows no consistent pricing pattern across active MLS listings, so we are not going to manufacture a median or a pace-of-market number that is not there. What we can say is that this is a Hillsborough County pocket where valuation is going to be driven almost entirely by individual home condition, lot position, and any golf-course or fairway proximity rather than by a tight, predictable community-wide band.
For a buyer or seller, that means the usual shortcuts do not apply here. You cannot lean on a headline median or a documented amenity package to anchor an offer or a listing price. The right move is a home-by-home comparison rather than a community-level assumption, and that is exactly the kind of analysis worth having a local agent walk through with you before you commit to a number.
The 60-Second Overview
River Hills / Fairway 01 sits in Valrico, Hillsborough County, and current MLS data does not surface a defined set of community amenities, so any clubhouse, pool, or recreational features would need to be verified property by property rather than assumed from the community name.
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 River Hills / Fairway is best for.
Best for
- A buyer targeting a specific address here who is prepared to have comps pulled and verified individually
- A buyer or seller comfortable working without a defined community amenity package
- Someone prioritizing Valrico's Hillsborough County location over a bundled recreational amenity set
Probably not for
- A buyer who wants a clearly documented clubhouse, pool, or recreational amenity list before touring
- A buyer relying on a published community median to set price expectations
- Someone who wants a fast, data-driven pace-of-market read before writing an offer
The market around River Hills / Fairway
River Hills / Fairway is a small community — 1 recorded sale on file, most recently in 2020 — too few for its own price trend. Here is the market around it.
Across Hillsborough County, 5,970 homes are active and 2,046 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not River Hills / Fairway specifically. Momentum Research analysis of MLS records.
River Hills Fairway 01 Market Scorecard
River Hills Fairway 01 is currently a thin data market. Limited supply, a median asking price of $464,900, and homes go under contract in about 150 days.
Typical home value in the 33596 ZIP is $463,065, about 17.4% 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 River Hills / Fairway
Live MLS inventory for River Hills / Fairway. 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 River Hills / Fairway listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. 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
- Lithia Springs-HB · Elementary
- Randall-HB · Middle
- Newsome-HB · High
Zoned schools reflect the assignments reported on recent River Hills / Fairway 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 River Hills / Fairway address.
The River Hills / Fairway buying strategy.
If we were buying in River Hills / Fairway 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 River Hills / Fairway.
What the data actually shows
The honest starting point here is that current MLS activity in River Hills / Fairway 01 does not give us a reliable median price, a days-on-market figure, or a documented amenities list to build a narrative around. That is not unusual for smaller or lower-turnover pockets, but it does mean generic community marketing language would be guesswork rather than fact.
The name suggests a fairway-adjacent setting, which can matter for lot value and view, but that needs to be confirmed at the individual listing level rather than assumed community-wide. Anyone evaluating a specific address here should treat it as its own case: pull comparable closed sales for that home's immediate street or lot type rather than leaning on a community average that does not currently exist in the data.
The location and the amenities are priced into every listing in River Hills / Fairway. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the MLS feed does not hand us a clean median or amenity list, the value we add is knowing how to build the comparison manually, pulling the right nearby closed sales, checking lot and fairway position, and pressure-testing a price before you write it into a contract.
River Hills / Fairway 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 River Hills / Fairway 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 River Hills / Fairway sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Hills / Fairway, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Hills / Fairway home worth?
Get a no-obligation home value based on real comparable sales in River Hills / Fairway, 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 River Hills / Fairway on the map →
Should you buy in River Hills / Fairway?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near River Hills / Fairway 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 2026-07-12 |
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.
Own a home here?
You just read the data. Now see what your home is worth.
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 River Hills / Fairway 01 fits the bigger picture — live prices, inventory, and Momentum Scores: