River Oaks Condo Ii
Homes for Sale in Tampa, FL
True comps, carrying-cost math, and listings before the portals.
River Oaks Condo II is a condo community in Tampa where price is driven less by location than by unit condition and the specifics of each floor plan. The median sits at $160,000, and with a building stock spanning 1936 to 2001, the spread between a dated original unit and an updated one is wide. At a median of about $119 per square foot on roughly 1,348 square feet, you are buying space at a workable price, but you should underwrite each unit on its own condition rather than the community average.
The market posture here needs a clear eye. The median is down 23.8% year over year, so sellers pricing off last year's expectations will sit; buyers have real leverage. That said, units still move at a median of 27 days, so this is not a stalled market — it is a reset one. Price to today's comps and it trades; chase the prior peak and it won't.
River Oaks Condo Ii right now
🔴 Off the recent peak. The trailing-12-month median ($160K) is down 23.8% from the prior 12 months ($210K). With about 3 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 July 15. Confidence: Low (7 and 5 sales in the two windows).
What's unique here: the median sale price is about 59% below the typical Hillsborough County sale ($160K vs $395K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
River Oaks Condo Ii right now
🔴 Off the recent peak. The trailing-12-month median ($160K) is down 23.8% from the prior 12 months ($210K). With about 3 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 July 15. Confidence: Low (7 and 5 sales in the two windows).
What's unique here: the median sale price is about 59% below the typical Hillsborough County sale ($160K vs $395K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 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
River Oaks Condo Ii market snapshot (as of July 15, 2026): the median sale price is about $160K ($119 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales. The trailing-12-month median is down 24% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
River Oaks Condo Ii is a community of 133 homes in Tampa, Hillsborough County, built between 1936 and 2001 (median 1981.0), with a median living area of about 1,348 square feet. 54% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a mid-sized condo community of 133 homes just over half of which carry a homestead exemption, meaning it reads as a mix of owner-occupants and investor or seasonal holdings rather than one or the other.
Who River Oaks Condo Ii is best for.
Best for
- First-time buyers seeking an entry point around the $160,000 median with room to negotiate
- Investors underwriting to today's reset comps who will read the association financials
- Right-sizers who want single-level condo space and don't need new construction
Probably not for
- Buyers who require a newer building and modern systems throughout
- Sellers unwilling to price to current closings rather than last year's peak
- Anyone who wants a fully turnkey unit with no due diligence on reserves or assessments
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($160K) IS the median in the snapshot above, and the move from 2025 ($210K) IS the -23.8% one-year change.
Windows contain 0 to 9 sales each (7 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 %s through %s. Deemed reliable but not guaranteed.
The River Oaks Condo Ii buying strategy.
If we were buying in River Oaks Condo Ii 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 Oaks Condo Ii.
Condition is the whole story
With a construction range from 1936 to 2001 and a median build year around 1981, River Oaks Condo II is an older community, and age shows up in the details buyers should scrutinize: plumbing, electrical, HVAC age, and window condition. The median unit near 1,348 square feet is genuinely usable space, but two units at the same square footage can be worlds apart depending on when they were last renovated. That is why the median tells you where the middle sits, not what any given listing should cost.
For a condo of this vintage, the association's reserves, assessment history, and insurance posture matter as much as the four walls. We push clients to read the financials and meeting minutes before falling for a floor plan — in a building this age, a pending assessment can move your real cost more than the list price does.
The location and the amenities are priced into every listing in River Oaks Condo Ii. 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 River Oaks Condo Ii 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 3 factors (3.6). Basis: Recent Direction -23.8% year-over-year; Owner Commitment 54% owner-occupied; Pricing Power 93.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market down 23.8% year over year rewards accurate pricing and punishes wishful thinking on both sides. We price sellers to what is actually closing so a listing moves near that 27-day median instead of aging on the market, and we help buyers separate a genuinely updated unit from a cosmetically staged one — then read the association's books before anyone signs.
River Oaks Condo Ii 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 River Oaks Condo Ii 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 Oaks Condo Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Oaks Condo Ii, 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 Oaks Condo Ii home worth?
Get a no-obligation home value based on real comparable sales in River Oaks Condo Ii, 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
What is the median home price in River Oaks Condo Ii?
How long do homes in River Oaks Condo Ii take to sell?
How many homes are in River Oaks Condo Ii?
What share of River Oaks Condo Ii is owner-occupied?
When were the homes in River Oaks Condo Ii built?
Do cash buyers compete in River Oaks Condo Ii?
Who is the best real estate agent for River Oaks Condo Ii?
How do I find a top Tampa real estate agent who knows River Oaks Condo Ii?
Can Momentum Realty connect me with an agent for River Oaks Condo Ii?
Should you buy in River Oaks Condo Ii?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (10 streets, ZIP 33617)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (29 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($160K) IS the median in the snapshot above, and the move from 2025 ($210K) IS the -23.8% one-year change.
Windows contain 0 to 9 sales each (7 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 %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (10 streets, ZIP 33617)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (29 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.
Own a home here?
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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 your area comps.
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