What buyers actually spend each month — HOA, CDD, property taxes, and insurance — across all nine major communities in this market. The numbers listings don't show you, side by side.
Each community's all-in monthly estimate adds four components: HOA fee (or association fee), CDD assessment annualized to monthly, property tax at the Hillsborough County unincorporated rate (~17.9 mills) with standard $50,000 homestead exemption, and estimated homeowners insurance. The median home price for each community sets the tax baseline.
This is the number that comes out of your pocket each month — not the HOA fee in the listing, which is typically 30–60% of the true all-in cost.
These are estimates, not guarantees. HOA fees vary by specific unit/section within each community. Insurance varies by home age, construction type, and coverage level. CDD varies by parcel and phase. Property tax varies by assessed value and exemptions claimed. Use these for directional comparison — verify every number with current community documents and quotes before purchasing.
| Community | Median Price | HOA/mo | CDD/mo | Tax/mo* | Insurance/mo* | All-In/mo |
|---|---|---|---|---|---|---|
| Sun City Center (mid-range villa) | $270,000 | ~$228 | $0 | ~$197 | ~$333 | ~$758 |
| Kings Point (mid-range) | $195,000 | ~$580 | $0 | ~$108 | ~$83† | ~$771 |
| Southshore Falls | $315,000 | ~$320 | $0 | ~$235 | ~$325 | ~$880 |
| Renaissance (SCC) | $380,000 | ~$400 | $0 | ~$295 | ~$360 | ~$1,055 |
| Medley/Southshore Bay | $280,000 | ~$325 | ~$138 | ~$204 | ~$300 | ~$967 |
| Valencia del Sol | $370,000 | ~$420 | ~$150 | ~$287 | ~$360 | ~$1,217 |
| Valencia Lakes | $390,000 | ~$515 | ~$150 | ~$304 | ~$375 | ~$1,344 |
| Regency at Waterset (Vine SF) | $440,000 | ~$135‡ | ~$100 | ~$356 | ~$325 | ~$916 |
| Regency at Waterset (Teal villa) | $395,000 | ~$441 | ~$77 | ~$308 | ~$180† | ~$1,006 |
*Tax at ~17.9 mills unincorporated Hillsborough with standard $50K homestead exemption. †Kings Point and Regency Teal (condo/villa) use HO-6 interior policy only — master policy covers exterior. Full HO policy for all other communities. ‡Regency Vine HOA ($35/mo) does not include lawn care — added ~$100/mo estimate. All figures are estimates. Verify with HOA documents, county tax records, and licensed insurance quotes.
Valencia Lakes, Valencia del Sol, Medley, and Regency all carry CDDs that add $100–$175/month to carrying costs compared to their no-CDD counterparts. Sun City Center and Kings Point — both established pre-CDD communities — don't pay this, and never will on existing homes.
Kings Point's $500–$700/month HOA looks high until you account for what it includes: cable, internet, water, exterior maintenance, and HO-6-only insurance. The true all-in for a mid-range KP unit often runs $750–$900/month — lower than Valencia Lakes despite KP's higher headline fee.
A well-chosen mid-range SCC home at ~$200,000–$280,000 with a mid-tier sub-HOA can produce an all-in monthly cost in the $700–$900 range — meaningfully below any CDD-carrying community in this market at any price point.
Buyers 65+ who qualify for Hillsborough's additional $50,000 senior exemption (income below ~$36,600/household) save approximately $895/year on the property tax line of every community in this table. That's $75/month off the all-in figure for qualifying buyers in every community shown. Full exemption math →
Running each community's all-in monthly estimate forward 10 years at 3% annual HOA increase, 3% annual tax increase (Save Our Homes cap), and 2.5% insurance increase:
| Community | Year 1 Annual | Year 10 Annual | 10-Year Total |
|---|---|---|---|
| Sun City Center (mid) | ~$9,100 | ~$11,100 | ~$101,000 |
| Kings Point (mid) | ~$9,250 | ~$11,300 | ~$103,000 |
| Southshore Falls | ~$10,560 | ~$12,850 | ~$117,000 |
| Valencia del Sol | ~$14,600 | ~$17,000 | ~$156,000 |
| Valencia Lakes | ~$16,100 | ~$18,700 | ~$172,000 |
| Regency Vine | ~$10,990 | ~$12,700 | ~$119,000 |
CDD shown flat (doesn't increase with HOA/tax cap). Regency Vine includes estimated lawn care at $100/mo. All figures estimates. Senior exemption not applied. Does not include maintenance, repairs, or special assessments.
The 10-year gap between the no-CDD communities (SCC, KP, SSF: ~$100K–$117K total) and the CDD communities with higher HOA fees (VL: ~$172K) runs approximately $55,000–$70,000. That's real money that either stays in your pocket or goes toward community fees depending on where you buy.