Home to two of Florida's largest active adult communities — Sun City Center and Kings Point — plus a growing corridor of newer options in Wimauma and Apollo Beach. Here's the real cost math, HOA breakdowns, and honest comparisons you won't find on 55places.
Talk to a Local AgentSun City Center sits 25 miles south of Tampa on I-75, straddling the line between affordable and amenity-rich in a way few Florida retirement markets match. The area spans two distinct zones: the original Sun City Center / Kings Point corridor along SR-674, and a newer Wimauma / Apollo Beach growth corridor developing along US-301 and the Waterset master plan.
The single most important thing to understand before buying here: not all communities in this market carry a CDD fee. Sun City Center proper and Kings Point have none. Valencia Lakes, Valencia del Sol, Medley at Southshore Bay, and Regency at Waterset do. On a $350,000 home, that CDD can add $1,500–$3,000 per year to your ownership cost — a number most buyers don't factor in until closing.
The CDD Divide: Sun City Center proper and Kings Point = no CDD. Southshore Falls = no CDD. Valencia Lakes, Valencia del Sol, Medley at Southshore Bay, Regency at Waterset = CDD fees apply. Always ask before making an offer.
Every community below gets its own page with HOA fees, what's included, CDD status, and 10-year cost math where data exists.
~8,500 homes across 165+ mini-HOAs. Del Webb founded 1961. Golf cart access to Walmart, medical, restaurants. HOA fees $25–$700+/mo depending on neighborhood.
Community Page →~5,277 homes, gated, 100+ individual condo associations. Two clubhouses, tram service, 8 pools. HOA $345–$850/mo. Legally separate from SCC — different amenity access rules.
Community Page →Gated sub-community within SCC. Own clubhouse (Club Renaissance, 43,000 sq ft). Semi-private golf. Distinct HOA structure from the broader SCC association.
Community Page →Paired villas by William Ryan Homes. Active build, limited homes remaining. Golf course views. Low-maintenance HOA structure. Between I-75 and SR-301.
Community Page →104 homes, gated, new construction. Part of Villages at Cypress Creek master plan. Pool, sundeck, golf course views. Smaller and quieter than SCC/KP.
Community Page →G.L. Homes, ~1,600 homes, completed 2019. 40,000 sq ft clubhouse, resort pools, tennis, pickleball. HOA ~$515/mo. CDD adds to annual carrying cost.
Community Page →G.L. Homes, newer build, active resale market. Similar amenity profile to Valencia Lakes. HOA $400+/mo. CDD applies. Slightly newer homes than VL.
Community Page →Lennar-built, 55+ section within Southshore Bay master plan. 655–858 homes, gated, Crystal Lagoon access. Mid $200s–mid $300s. Three home collections.
Community Page →Del Webb, 866 homes, gated. HOA ~$320/mo with no CDD — one of the best fee-to-amenity ratios in the market. Built 2004–2023. Two lagoon pools, fitness center.
Community Page →Toll Brothers luxury, broke ground 2024. ~500 homes planned. HOA $35–$441/mo depending on collection, CDD on top. Upper $300s+. Waterset master plan amenities included.
Community Page →What buyers actually pay each month, at median home prices for each community. Property tax estimate uses Hillsborough County unincorporated rate (~1.0–1.1% effective after standard homestead) on median price. Insurance estimated at $3,000–$5,000/year for South Hillsborough. Verify all figures with current HOA documents and your insurance agent.
| Community | Median Price | HOA/mo | CDD/yr | Est. All-In/mo |
|---|---|---|---|---|
| Sun City Center | $270,000 | $150–$400 | None | $1,650–$1,900 |
| Kings Point | $195,000 | $500–$750 | None | $1,800–$2,050 |
| Valencia Lakes | $390,000 | $515 | ~$1,800 | $2,200–$2,450 |
| Valencia del Sol | $370,000 | $420 | ~$1,800 | $2,050–$2,300 |
| Southshore Falls | $325,000 | $320 | None | $1,650–$1,900 |
| Regency at Waterset | $420,000 | $35–$441 | ~$1,400 | $2,100–$2,600 |
| Medley/Southshore Bay | $280,000 | $250–$400 | Varies | $1,700–$2,000 |
Estimates only. HOA fees vary by unit/neighborhood within each community. CDD amounts depend on bond balance and phase. Verify with HOA documents, Hillsborough County property records, and a licensed insurance agent before purchasing.
They share roads and golf carts but are legally separate with no shared amenity access. Buying in SCC doesn't get you into KP's clubhouses, and vice versa. SCC has lower HOA fees, more home variety, and a more open feel. Kings Point is gated with all-inclusive fees that cover things SCC residents pay separately. Full comparison →
KP has over 100 individual condo associations, each setting its own fee for exterior maintenance, roofs, reserves, and common areas. The master association covers gates and shared facilities. This means two identical-looking units on the same street can have different monthly fees and different reserve fund health. How to navigate it →
No. Sun City Center proper and Kings Point have no Community Development District assessments — which is rare for a large-scale Florida 55+ community. Communities in the Wimauma corridor (Valencia Lakes, Valencia del Sol, Medley at Southshore Bay) and Regency at Waterset in Apollo Beach do carry CDDs. Full CDD guide →
Realtor.com ranked SCC #1 and The Villages #4 in a 2024 national retirement community ranking, with SCC winning on price ($315K median vs $400K) and coastal access. The Villages wins on scale, newer infrastructure, and lower HOA fees. Detailed breakdown →
Sun City Center sits in unincorporated Hillsborough County, which carries a combined millage rate of approximately 17.9 mills — lower than incorporated Tampa (19.7+ mills). At that rate, a $300,000 home with the standard $50,000 homestead exemption pays roughly $4,480/year before any senior exemptions.
Here's where it gets significantly better for qualifying seniors: Hillsborough County offers an additional $50,000 exemption for residents 65 or older whose total household income falls below approximately $36,600. That brings total exemptions to $100,000 off assessed value — dropping the tax bill on that same $300K home to around $3,580/year.
Add Save Our Homes (3% annual cap on assessed value increases) and the picture improves further over time. Full tax guide with all exemption math →
The difference between Kings Point sub-associations, the SCC/KP amenity access rules, and whether a particular community's CDD bond is close to retirement — these are questions a local specialist can answer before you make an offer. Our referral partners work on a performance-based model: no fee to you, agent paid at closing.
Connect with a South Hillsborough Specialist