Hillsborough County today
| Typical value | |
|---|---|
| Single family house | $388,000 |
| Condo or townhome | $184,000 |
What this means
Values in Hillsborough County are about flat (−0.9% in a year), now 6.7% below the Aug 2022 peak.
Permits January to September 2026: 6,281 homes, 16% fewer than 2025.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Hillsborough County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 1,574,115 | 6.7% of Florida |
| Growth since 2020 | 7.8% | -1.1 pts |
| Median home value | $371,500 | 3% higher |
| Median gross rent | $1,667 | about the same |
| Median household income | $79,540 | 7% higher |
| Owner occupied homes | 61.5% | -6.1 pts |
| Residents 65 and older | 15% | -6.3 pts |
| Average commute | 29 min | 3% higher |
| Homes built 2010 or later | 18.6% | +4.4 pts |
| Housing units permitted in 2025 per 1,000 residents | 5.5 | 28% lower |
| Veterans, share of adults | 7.3% | -0.1 pts |
| Median property tax paid | $3,010 | 10% higher |
| Average homeowners insurance with wind | $3,525 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Hillsborough County
Three things set apart Hillsborough County: few seasonal and vacation homes (1.6% of housing); a younger population (15% age 65 or older); and more renters than most of Florida (38.5% of homes).
Large west central county that pairs urban Tampa with waterfront, springs and natural areas along Tampa Bay. Tampa is the county seat, and the county dates to 1834.
The population centers are Tampa, Brandon and Riverview. Tampa alone has about 401,618 residents.
What anchors the area
- Colleges: University of South Florida (Tampa); University of Tampa (Tampa); Hillsborough Community College (Tampa)
- Major teams: Tampa Bay Buccaneers (NFL, Tampa); Tampa Bay Lightning (NHL, Tampa); South Florida Bulls (NCAA FBS, Tampa)
- Commercial airports: Tampa International Airport (TPA)
- Military: MacDill Air Force Base
- Economy: trade and transportation; professional and business services; education and health; leisure and hospitality; finance
- Known for: Hillsborough River State Park; Alafia River State Park; Lettuce Lake Park
It skews younger than Florida, with 15% of residents 65 or older.
Growth and where it is heading
The Census counts 1,574,115 residents as of July 2025, versus 1,459,773 in 2020, a 7.8% change. In the latest year it gained 0.19%.
| 2025 building permits | Units |
|---|---|
| Single family | 4,295 |
| 2 to 4 units | 44 |
| 5 or more units | 4,357 |
| Total | 8,696 |
| Per 1,000 residents | 5.5 (close to Florida, 7.6) |
What the regional research shows
Tampa apartments had 5.65% vacancy and an average rent of $1,791 in mid 2026, down 3.16% from a year earlier as new buildings leased up, with a cap rate near 5.61% (Matthews, Q2 2026).2% for 2026, up from 6.8% (ATTOM). Nightly stays under seven days are limited to commercial and lodging districts in Tampa and unincorporated Hillsborough (Tampa Bay rental rules guide).
Regional context lives in the Tampa Bay investor guide.
Risks to price in
No direct landfalls here since 2000; inland wind and flood damage from passing storms is the main exposure.
Hillsborough County homeowners paid $3,525 a year on average for coverage that includes wind (state insurance regulator, March 2026).
On the coast, flood zone and elevation can matter as much as the price.
30.4% of homes predate 1980, so expect four point inspections and roof questions from insurers. Insurance and inspections
With 11% of homes in large buildings, read reserve studies and minutes before buying a condo. Condo financing
Flood, storms and jobs
| Hillsborough County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 56,828 (12.7%) | 13.3% |
| Homes with federal flood insurance | 54,179 (12.1%) | 13.7% |
| Insured share inside high risk zones | 61.4% | |
| Flood insurance claims since 2000 | 14,084, $1,144,925,663 paid | |
| Costliest flood events for insured homes | Hurricane Helene ($877,885,385); Hurricane Milton ($190,406,168); Other or unnamed flooding ($25,618,848) | |
| Major federal disasters declared since 2000 | 14 (10 hurricane, 1 tropical storm, 1 biological) |
Federal flood policies in high risk zones get 30% off here, thanks to the county (unincorporated areas)'s CRS class 4 rating. Current map: 10/07/21.
Hillsborough County counted 697,689 private jobs in 2023; the largest sectors were health care and social assistance (14%), finance and insurance (11%), professional and technical services (11%). Tourism signal: 9% work in hotels and restaurants, well below the state's 13%.
Buying a home in Hillsborough County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
FHA works at the median price here. FHA limits
Price to income: 4.7x locally, 4.8x for Florida.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 21,803 | 71.6% | 72.2% | $377,880 |
| FHA | 5,434 | 17.8% | 17.8% | $343,885 |
| VA | 3,199 | 10.5% | 9.9% | $457,304 |
| USDA | 23 | 0.1% | 0.2% | $191,522 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 56.9% |
| Cash out refinance | 13.1% |
| Rate and term refinance | 11.1% |
| Home improvement | 8.5% |
Total loans rose 1.9% from 2024 (29,878 to 30,459).
Loans that fit the local numbers
- Conventional: used for 71.6% of loans; mortgage insurance comes off later.
- FHA: the $541,287 limit covers the typical $371,500 home.
Down payment help and taxes
Down payment help: use the statewide programs from the Florida Housing Finance Corporation. Current owners pay a median $3,010 a year in property tax; plan on more after a sale resets the value. Homestead and tax caps
Investing in Hillsborough County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Hillsborough County | vs Florida | |
|---|---|---|
| Renter occupied homes | 38.5% | +6.1 pts |
| Rent as share of renter income | 33.9% | -1.3 pts |
| Rental vacancy | 6.4% | -1.2 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 1.6% (-6.2 pts vs Florida) |
| Commercial airport | Tampa International Airport (TPA) |
Nightly rental rights depend on zoning, local registration and the HOA. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 56.9% |
| Buildings with 5+ units | 23% |
| Manufactured homes | 6.5% |
| 2025 loans on 2 to 4 unit properties | 0.85% |
Largest cities and towns in Hillsborough County
Among places with at least 1,000 residents, Tampa has the highest median value ($420,400) and University (Hillsborough County) the lowest ($164,900); University (Hillsborough County) shows the best rent to price ratio (9.42% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Tampa | 401,618 | $420,400 | $1,701 | $75,475 |
| Brandon | 119,767 | $339,000 | $1,784 | $79,685 |
| Riverview | 113,697 | $384,200 | $2,002 | $100,438 |
| Town 'n' Country | 85,928 | $337,100 | $1,734 | $73,538 |
| University (Hillsborough County) | 48,127 | $164,900 | $1,295 | $37,207 |
| Plant City | 40,887 | $291,800 | $1,409 | $67,439 |
| Valrico | 40,239 | $393,700 | $1,937 | $104,839 |
| Carrollwood | 36,725 | $384,600 | $1,715 | $81,959 |
| Egypt Lake-Leto | 35,873 | $315,100 | $1,482 | $54,032 |
| Sun City Center | 33,548 | $317,000 | $2,156 | $73,528 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
4 of its 5 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Hillsborough County | $371,500 | $1,667 | 7.8% |
| Hardee County | $153,600 | $962 | 2.4% |
| Manatee County | $391,400 | $1,671 | 17.1% |
| Pasco County | $300,900 | $1,505 | 20% |
| Pinellas County | $355,100 | $1,642 | -1.1% |
| Polk County | $266,500 | $1,363 | 20.7% |
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.