A quiet 1950s south St. Pete subdivision with established single-family roots and a surrounding corridor coming back to life.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Tangerine Highlands is a quiet, mid-century platted subdivision within the 33712 ZIP code in south St. Petersburg, confirmed in Pinellas County Property Appraiser records with homes dating to the early 1950s. It is not a master plan or HOA community, it is a block-and-lot grid of modest single-family homes that sit within one of the most actively reinvested corridors in St. Pete. The Deuces corridor on 22nd Street South, Tangerine Plaza, and the new Pelican Place townhomes are all within walking distance or a short drive, making this a location play for buyers who want an established home near real neighborhood reinvestment. The work here is reading the individual parcel: roof age, systems, flood zone, and insurability drive value far more than the Tangerine Highlands name itself."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Tangerine Highlands is a platted single-family subdivision in south St. Petersburg, within the 33712 ZIP code, with homes dating primarily to the early 1950s. It is recorded in the Pinellas County Property Appraiser (pcpao.gov) with individual block and lot designations and is an owner-occupied neighborhood of modest mid-century block construction.
The subdivision sits in south St. Pete near the Melrose area and the 22nd Street South corridor, which the city of St. Petersburg has been actively reinvesting through the Deuces Rising initiative. Adjacent projects include the Tangerine Plaza redevelopment (186 affordable apartments and a grocery store, with a Sugar Hill Group agreement approved by City Council in June 2024) and Pelican Place (a 40-unit Habitat for Humanity townhome community that broke ground in December 2025).
Because this is a small platted neighborhood and not a master plan, there is no community HOA or CDD. Fees, flood zone, and condition vary by individual parcel, so the honest due diligence is at the address level, not the subdivision level.
The value case is location within a corridor that the city, county, and private developers are putting real money behind, combined with the entry pricing of established mid-century stock. The risk is the same as any older south St. Pete block home: roof age, systems, and insurance cost need to be verified before you fall for a price.
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 24, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Tangerine Highlands listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Tangerine Highlands buys, holds, and resells. See the five factors.
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.
Tangerine Highlands trades its south St. Pete location for access to downtown, the beaches, and the Gulfport waterfront, all within a reasonable drive on city streets or the interstate.
Drive times from Tangerine Highlands. They are approximate and vary with traffic and the exact parcel within the subdivision.
Distances and drive times are approximate and vary with traffic and your specific address. Confirm your real commute at your real departure time before you buy.
Explore more neighborhoods near Tangerine Highlands Homes for Sale in St with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
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.
Tangerine Highlands is served by Pinellas 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 Tangerine Highlands address.
What is actually shaping value around Tangerine Highlands: the active Deuces corridor reinvestment, multiple city-funded housing projects near 22nd Street South, and St. Petersburg broad south-side investment push. Each item below is sourced and linked.
Our read on what is being built around Tangerine Highlands, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Multiple city-funded projects along 22nd Street South are under construction or approved, including townhomes, mixed-use retail, and affordable housing, signaling sustained south St. Pete investment.
City Council approved a 75-year lease with the Sugar Hill Group in June 2024 for 186 affordable apartments and a grocery store at 1794 22nd Street South, within walking distance of the subdivision.
Habitat for Humanity broke ground on a 40-unit affordable townhome community at 2100 18th Avenue South, adding owner-occupied for-sale housing stock immediately adjacent to this corridor.
Homes in Tangerine Highlands date to the early 1950s, so roof age, systems, and insurability are the critical diligence items that drive value on any specific parcel.
The plat carries no HOA, which keeps carrying costs low but also means no community-enforced maintenance standards. Parcel condition varies and must be verified individually.
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 Tangerine Highlands, 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 ↓
Habitat for Humanity of Tampa Bay Gulfside held a groundbreaking ceremony in December 2025 for Pelican Place, a 40-unit affordable townhome community at 2100 18th Avenue South in south St. Petersburg, within close proximity of Tangerine Highlands. Why it matters: New for-sale affordable housing stock within walking distance of the subdivision supports the corridor investment story for south St. Pete buyers. Source
The St. Petersburg City Council approved a 75-year lease with the Sugar Hill Group in June 2024 to redevelop the 3.6-acre city-owned Tangerine Plaza site at 1794 22nd Street South into 186 income-restricted apartments and 10,000 square feet of commercial space including a grocery store. Why it matters: A new grocery anchor and 186 apartments within walking distance addresses the long-standing food desert designation in this south St. Pete corridor and strengthens the area investment case. Source
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.
If we were buying in Tangerine Highlands, this is the order of operations we would run, and the one we run for our clients.
Run the parcel check first. Tangerine Highlands is a block-and-lot plat, so HOA, CDD, and flood exposure are resolved at the individual parcel, not by neighborhood name.
Quote the roof and insurance at the address. Homes built in the early 1950s carry real age on roofs and systems; get the insurance quote for the specific address during diligence.
Read the corridor context. The Deuces and 22nd Street reinvestment is real and city-funded, so understand which projects are underway and what they mean for the immediate area.
Verify flood zone for the exact lot. South St. Pete flood exposure is parcel specific; run the FEMA map for the address before you price any offer.
Cross-shop nearby. Compare to established neighbors such as Melrose-Mercy to calibrate condition, price, and location value.
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.
Tangerine Highlands is a quiet platted subdivision and not an amenity community, so day-to-day life draws on south St. Petersburg parks, county services, and the walkable corridor nearby. The Deuces corridor on 22nd Street South offers local retail, dining, and community culture, and the Pinellas Trail provides an off-road cycling and walking connection to the broader county. There is no clubhouse, pool, or HOA-operated amenity within the plat itself.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Tangerine Highlands today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Modest 1950s single-family block construction as-is or with deferred updates, priced to condition, the lowest-cost way into the Tangerine Highlands plat.
A renovated or solid-condition 1950s home with a newer roof and updated systems, the heart of the local resale market here.
The best-condition, largest lots or fully renovated homes in the subdivision, which hold value best in this corridor-adjacent location.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Tangerine Highlands, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Tangerine Highlands is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), 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.
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.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The 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.
2A 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.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older 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.
Tangerine Highlands is a quiet 1950s plat, not a brand name. The deal is in the parcel condition, the flood zone, and the surrounding corridor reinvestment.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
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.
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.
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.
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.
In a small platted neighborhood like Tangerine Highlands, the lot is the foundation of value. Higher, drier lots outside any flood zone, with solid older homes or room to renovate, hold value better than lower-lying parcels. The subdivision itself has no HOA or shared amenities, so every lot stands on its own. Read the parcel, the flood map, and the roof before you price any offer here.
Tangerine Highlands is a platted subdivision with no community HOA. There is no mandatory HOA fee or CDD assessment for the subdivision itself. Confirm the exact parcel record to verify no private restrictions apply to a specific lot.
Because there is no HOA, there are no common amenities funded by dues. South St. Pete parks, county services, and the broader city infrastructure serve the area.
Free calculators to pressure-test the real cost before you tour.
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 Tangerine Highlands means pricing to your specific home condition and the active reinvestment happening along the Deuces and 22nd Street South, not to a 33712-wide number that mixes updated homes with unrenovated stock.
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.
Because buyers here are weighing your home against renovated comps and cross-shopping Melrose-Mercy, 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.
Get a no-obligation home value based on real comparable sales in Tangerine Highlands 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.
See homes for sale in Tangerine Highlands on the map →
Or get your Tangerine Highlands home value & selling guide →
Median sale prices in Tangerine Highlands year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
Tangerine Highlands is currently a thin data. Limited supply, a median asking price of n/a.
Go deeper: 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.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Tangerine Highlands 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.
A Momentum Realty Tangerine Highlands specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Pinellas County market guide or every community in the Neighborhood Finder.
Get a real cash offer on your Tangerine Highlands home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net - so you choose with both numbers.
Get my Pinellas County cash offer →
Sell my house fast in Pinellas County · How Momentum Offers works
Buying or researching Pinellas County? See the full Pinellas County real estate market report — prices, inventory, schools, taxes, and every Pinellas County neighborhood.
Own a home here?
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 local market average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.