Del Webb's 866-home gated 55+ community in Apollo Beach — 17 miles south of Tampa, ~$320/mo HOA, no CDD, two resort pools, and guard-gated security. One of the most straightforward fee structures in the South Hillsborough market.
Southshore Falls occupies a specific niche in South Hillsborough's 55+ market: smaller than Sun City Center, less expensive than Regency at Waterset, newer than most of Kings Point, and — critically — no CDD. Construction started in 2004 under Centex (which became part of Pulte/Del Webb) and wrapped final phases in 2023.
The community's 866 homes create a more intimate scale than SCC or Kings Point. Residents consistently cite the community's manageable size as a feature — it's large enough to have a full amenity set and active social calendar, but small enough that you're likely to recognize your neighbors.
No CDD at Southshore Falls. This saves approximately $1,500–$2,000/year compared to CDD-carrying communities at similar price points in the same market. Combined with a HOA fee that's lower than most comparable gated communities, Southshore Falls offers one of the better fee-to-amenity ratios in South Hillsborough.
Based on median price ~$315,000, standard homestead exemption, Hillsborough County unincorporated rate ~17.9 mills, insurance estimated $3,800/year. Verify all figures with current HOA documents and a licensed insurance agent.
Not covered by HOA: cable/internet (paid individually), water/sewer (paid individually), exterior painting, roof (homeowner's responsibility for single-family homes). Attached villa buildings may have a separate villa HOA covering exterior maintenance — confirm with the specific listing.
Homeowner vs. villa insurance: Single-family homes at Southshore Falls require full homeowner's insurance. Attached villas may have a master policy covering exterior — confirm with the HOA documents. Insurance costs can vary $1,000–$2,000/year depending on structure type.
Single-family homes (1,730–2,544 sq ft): The largest homes in the community. Two bedrooms plus den standard, two-car garage, screened lanai. Price range $320,000–$550,000.
Attached duplexes (1,363–1,650 sq ft): Three models, paired units, 2BR/2BA, two-car garage. Generally priced $249,000–$340,000.
Villa quads (1,448–1,602 sq ft): Two models of attached villas in quad configurations. The most affordable entry point. $240,000–$300,000.
Apollo Beach sits 17 miles south of Tampa International Airport, 7 miles from Sun City Center's commercial corridor, and adjacent to Tampa Bay. The Manatee Viewing Center at Apollo Beach is a 5-minute drive — manatees gather at the warm-water discharge from the nearby power plant November through March, which is a genuinely unusual natural attraction. Gulf beaches are 30–40 minutes west via I-75.
| Factor | Southshore Falls | Sun City Center | Regency at Waterset |
|---|---|---|---|
| HOA/mo | ~$320 | ~$200 | $35–$441 |
| CDD | None | None | Yes |
| Homes | 866 | ~8,500 | ~500 planned |
| Scale | Intimate | City-like | Boutique |
| Golf carts | Within community | Full community + roads | Within community |
| Clubhouse | 14,000 sq ft | Two major campuses | The Cove facility |
Southshore Falls' sweet spot is buyers who want gated security, a genuine resort pool, and a no-CDD cost structure without the overwhelming scale of SCC or KP. Full SCC comparison →
A local agent can tell you which sections of SSF have the best lake views, which home types hold value best, and how the community compares to what you'd get at the same price in SCC or Wimauma. Performance-based referral, no cost to you.
Connect with a Southshore Falls Specialist