FishHawk RanchLithia · Hillsborough County · Florida 33547
FishHawk Ranch is a master-planned community of roughly 3,800 acres in Lithia, Florida, about 20 miles southeast of downtown Tampa. It holds more than 4,500 homes across five villages built between 2001 and today, is zoned to six A-rated Hillsborough County schools, and carries both an HOA fee and a CDD assessment that together run most owners $250 to $500 a month.
Median list price$579,900Lithia 33547, September 2026
Median days on market97Up from 84 a year ago
Active listings21133547 ZIP, mid-October 2026
Price per sq ft$216Median asking, 33547
Zoned schools6All A-rated, Hillsborough
HOA + CDD$250–500Per month, varies by village
Take the whole report with you
Nine pages covering schools, flood zones, fees, commutes, pricing by village and where residents actually eat. Print it, email it to your lender, or bring it to a showing. No form to fill out.What FishHawk Ranch is
FishHawk Ranch is a master-planned residential community in Lithia, unincorporated Hillsborough County, covering roughly 3,800 acres with more than 4,500 completed homes and a projected buildout above 5,000.
It is not a single subdivision. FishHawk is five distinct villages developed in sequence over twenty-five years, which is why a buyer comparing two FishHawk addresses can find a twenty year difference in construction, a different school assignment, and a fee structure that is not close to the same. The village is the unit that matters here, not the ZIP code.
| Village | Built | Character | Typical asking range |
|---|---|---|---|
| FishHawk Ranch (original) | 2001–2006 | The first phase. Mature tree canopy, closest to Park Square Town Center. | $280k–$450k |
| The Preserve | 2006–present | Largest lots and homes, conservation frontage. | $500k–$750k+ |
| FishHawk Trails | 2005–2012 | Gated, low density, heavily wooded. | $325k–$525k |
| FishHawk West | 2012–present | Newer construction, zoned to Stowers and Barrington. | $300k–$475k |
| Starling | 2014–present | Newest inventory, its own amenity center. | $375k–$600k |
Why the village matters more than the community name. Two homes a mile apart in FishHawk can differ by roughly $130 a month in CDD assessment and feed into different middle schools. Every number below is broken out by village for that reason.
Home prices by village
Asking prices in FishHawk Ranch generally run from about $280,000 in the original village to $750,000 and above in The Preserve. The median list price across the wider Lithia 33547 ZIP was $579,900 in September 2026, at a median of $216 per square foot.
The market has kept loosening since the summer. Median days on market for 33547 listings moved from 84 to 97 year over year, 207 homes closed in September against 222 a year earlier, and roughly about 44 percent of active listings have taken at least one price cut. In practice that means sellers who price to the last comparable rather than to current inventory are sitting. Townhomes in the original village and the entry tier of FishHawk West are the fastest moving segments; homes above $700,000 are the slowest.
Two numbers that look like they disagree. Closed-sale trackers put the 33547 median sale price near $542,341 (down 2.3 percent year over year) with homes selling at 97.8 percent of asking after about 49 days. Listing trackers show a $579,900 median and 97 days. Both are right. The first counts only homes that actually sold; the second counts everything on the market, including the overpriced homes that are still waiting. The gap between them is the clearest picture of where asking prices need to go.
Ranges reflect listed asking prices, not closed sales. Individual homes fall outside these bands in both directions.
The Preserve2006–present
Starling2014–present
FishHawk Trails2005–2012
FishHawk West2012–present
Original village2001–2006
$250k$400k$550k$700k$850k
Source: community price guides, 2026 · ranges rounded to nearest $25k
Schools and zoning
FishHawk Ranch is zoned to six Hillsborough County public schools, all currently A-rated by the Florida Department of Education: three elementary, two middle, and Newsome High School.
Having an A-rated elementary, middle and high school in one contiguous zone is unusual in Hillsborough County, and it is the single most common reason families give us for choosing FishHawk over Riverview or Valrico. Assignment is by address, not by village name, and Hillsborough County adjusts boundaries. Confirm the current assignment on the district's school locator before writing an offer.
| School | Level | Location | Primarily serves |
|---|---|---|---|
| Bevis Elementary | Elementary | 5720 Osprey Ridge Dr | FishHawk Ranch Phase II |
| FishHawk Creek Elementary | Elementary | 16815 Dorman Rd | FishHawk Ranch Phase II |
| Stowers Elementary | Elementary | 13915 Barringtonstowers Dr | FishHawk West |
| Barrington Middle | Middle | 5925 Village Center Dr | FishHawk West |
| Randall Middle | Middle | 16510 FishHawk Blvd | FishHawk Blvd corridor |
| Newsome High | High | 16550 FishHawk Blvd | All of FishHawk Ranch |
Flood zones and insurance
Flood zone is assigned parcel by parcel, not by subdivision. FishHawk Ranch sits roughly 25 miles inland from Tampa Bay and outside the coastal storm surge zones, but parcels bordering FishHawk Creek and its tributaries can still be mapped in a high-risk zone.
FEMA labels high-risk areas Zone A or Zone V, meaning a one percent annual chance of flooding. Any home in one of those zones with a federally backed mortgage is required by law to carry flood insurance. Zone X is outside the high-risk area: shaded X is moderate risk, unshaded X is minimal. A standard Florida homeowners policy does not cover flood damage in any zone.
Two lookups settle it, and they are free. Check both, because the county's own watershed studies sometimes flag drainage the federal map does not:
| Tool | Who publishes it | What it tells you |
|---|---|---|
| FEMA Effective Flood Zone Viewer | FEMA | The official zone a lender and insurer will use |
| Hillsborough County Floodplain Viewer | Hillsborough County Public Works | County watershed studies, which can be broader than FEMA's |
Ask for the elevation certificate. If a FishHawk home is mapped in Zone A or AE, an elevation certificate often lowers the premium substantially, and sometimes supports a LOMA request to remove the requirement. Sellers rarely volunteer it. Hillsborough County Public Works: 813.635.5400.
HOA, CDD and true monthly cost
FishHawk owners pay two separate charges: an HOA fee billed by the village association, and a CDD assessment collected on the county property tax bill. For fiscal year 2026, FishHawk Ranch CDD per-unit assessments ran from about $529.66 to $2,096.93 a year, which is roughly $44 to $175 a month. The FY2027 schedule took effect 1 October 2026; pull your parcel's line from the district's current chart.
The CDD is the piece buyers most often miss, because it does not appear as a monthly bill. It arrives as a non-ad valorem line on the Hillsborough County tax bill, alongside property tax, on the same schedule and with the same discounts and delinquency rules. It has two parts: debt service, which repays the bonds that built the roads, stormwater systems and amenities and is fixed to a payoff schedule, and operations and maintenance, which is set annually by the district board.
CDD figures are the FY2026 adopted per-unit range converted to a monthly equivalent. HOA figures are the typical village range; some associations sit outside it.
CDD assessmentHOA dues
CDD assessmentFY2026 per unit
HOA duesTypical village
$0$50$100$150$200
Source: FishHawk Ranch CDD FY2026 assessment schedule; village association ranges
Two cautions on listing data. Feeds regularly mix monthly and annual frequency on the HOA field, and CDD is often omitted entirely. Before you rely on either number, get the HOA estoppel from the management company and pull the parcel's assessment from the district's current chart. Note that the November tax bill you see on a listing reflects the FY2027 assessment, not the FY2026 range quoted above.
Commute times
From FishHawk Ranch, downtown Tampa is 30 to 35 minutes in normal traffic and 45 to 60 in rush hour. MacDill Air Force Base is 35 to 40 minutes normally and 50 to 70 in rush hour.
There is one practical constraint worth knowing before you tour. FishHawk has limited road access, and most commuters funnel out through Lithia Pinecrest Road to Bloomingdale Avenue or FishHawk Boulevard to Boyette. When school traffic and rush hour overlap, the first fifteen minutes of the drive are the variable part, not the highway. Anyone commuting to MacDill should drive the route at 7:15 on a weekday before committing.
| Destination | Normal traffic | Rush hour | Note |
|---|---|---|---|
| Brandon Town Center | 18–22 min | 25–35 min | Nearest full retail and hospital |
| Downtown Tampa | 30–35 min | 45–60 min | Via Bloomingdale to Selmon Expressway |
| MacDill AFB | 35–40 min | 50–70 min | Selmon Expressway toll route |
| Tampa International | 40–45 min | 55–75 min | Add 15 minutes for holiday weekends |
Amenities and daily life
FishHawk Ranch has three separate club and pool complexes, more than 40 miles of paved trails, a walkable town center with restaurants and a fitness center, and a dedicated sports complex. Access depends on which village you buy in.
This is the part of the community that the fees actually pay for, and it is the part a listing photo cannot convey. The three clubs are not interchangeable. Buyers with young children generally gravitate to the Aquatic Club for the splash pad and lap pool; Osprey and Palmetto are quieter and closer to the western villages.
| Amenity | What is there | Nearest villages |
|---|---|---|
| The Aquatic Club | Resort pool, lap pool, splash pad, fitness center, event space | Original village, Preserve |
| The Osprey Club | Pool, fitness area, gathering space | Original village, Trails |
| The Palmetto Club | Pool, playground, event space (17004 Dorman Rd) | West, Starling |
| Park Square Town Center | Restaurants, fitness, yoga, dance and martial arts studios, services, community events | Walkable from original village |
| Trail network | More than 40 miles of paved trails; FishHawk Creek Nature Preserve (county shelter rebuild under way in 2026) | All villages |
| FishHawk Sports Complex | Youth soccer and baseball fields, skate park, dog park | All villages |
Eat, shop and meet
FishHawk's locally owned restaurants and studios cluster in two places: Park Square Town Center on Churchview Drive, and the stretch of FishHawk Boulevard between Lithia Pinecrest and FishHawk Crossing. A new family restaurant opened on FishHawk Crossing this summer, a year after a locally owned supper club opened on the Boulevard.
Chains are easy to find on the Boulevard and we have not listed them. These are the independently owned places residents mention when they tell us why they like living here, which is a better test of a neighborhood than any amenity brochure. Hours and menus change; confirm before you drive.
The Boulevard Supper Club
Opened fall 2025 · Dinner
Locally owned, Italian-leaning supper club from the owners of The Scrambled Egg. Upscale but family-friendly; dinner from 4 p.m., weekly trivia and music bingo.
15260 FishHawk Blvd
The Hawk
New in 2026 · Casual
Locally owned family restaurant built around comfort food and casual weeknight dining. Opened summer 2026.
5614 FishHawk Crossing Blvd
The Scrambled Egg
Breakfast & brunch
Breakfast and brunch on the Boulevard, from the same owners as the Supper Club.
15282 FishHawk Blvd
Amici's Pizza & Pasta
Park Square · Italian
Pizza and pasta at Park Square since 2017, walkable from the original village.
16132 Churchview Dr
Cherry's Bar & Grill
Park Square · Bar & grill
Sit-down bar and grill at Park Square Town Center, open since 2014.
16144 Churchview Dr
Hokkaido Hibachi & Sushi
Japanese
Hibachi tables and sushi on the Boulevard. Closed Mondays.
16769 FishHawk Blvd
The Root Studio 7
Park Square · Yoga & Pilates
Resident-owned yoga and Pilates studio, opened at Park Square in 2025. Added this edition.
Park Square, Churchview Dr
Julestarz Academy for the Performing Arts
Dance & performing arts
Dance and performing arts instruction for kids, on the Boulevard. 2026–27 season enrolling.
16131 FishHawk Blvd
Sidekicks Family Martial Arts
Park Square · Martial arts
Family martial arts studio at Park Square Town Center since 2017.
Park Square, Churchview Dr
Your pick goes here
Residents' choice
Know a locally owned place in FishHawk that belongs on this list? Tell us and we will check it out.
•
Nobody pays to be on this list. Businesses are here because FishHawk residents go there and told us so. If one closes or changes hands, we take it off at the next review. Know a place that belongs here? Tell us.
Homes for sale in FishHawk Ranch
Active FishHawk Ranch listings update here several times a day, straight from Stellar MLS. No registration required to browse.
Questions we get asked
Is FishHawk Ranch worth the CDD fee?
It depends on whether you will use what it buys. The CDD repays the bonds behind the roads, stormwater system, trails and amenity centers. If your family swims, bikes the trails, or plays at the sports complex most weeks, the $44 to $175 a month is competitive with a private club membership. If you will not use any of it, a nearby Valrico or Riverview neighborhood without a CDD will carry cheaper.
One thing to check: the debt service portion has a payoff date. Ask which year the parcel's bonds retire, because that changes the long-term math.
Which FishHawk village has the best schools?
All six zoned schools are currently A-rated, so there is no bad assignment in FishHawk. The practical differences are middle school and walkability. FishHawk West feeds Stowers Elementary and Barrington Middle; the eastern villages feed Bevis or FishHawk Creek and Randall Middle. Every village feeds Newsome High.
Do I need flood insurance in FishHawk Ranch?
Only if the parcel is mapped in a high-risk zone, which is decided address by address. Most of FishHawk is well inland and outside the coastal surge zones, but lots along FishHawk Creek and its tributaries can be mapped Zone A or AE, and a federally backed mortgage on one of those requires coverage. Check the FEMA viewer and the county floodplain viewer before you make an offer, not after inspection.
How long are homes sitting in FishHawk right now?
Median days on market for listings in the 33547 ZIP was 97 days in September 2026, up from 84 a year earlier. Closed-sale trackers, which count only homes that actually sold, put the figure near 49 days, because well-priced homes still move while overpriced ones sit and skew the listing median. Correctly priced homes under $450,000 move considerably faster than either number; the upper tier above $700,000 is what is pulling the listing figure out.
Can I commute to MacDill from FishHawk?
Yes, and a large number of FishHawk residents do. Budget 35 to 40 minutes off-peak and 50 to 70 minutes in rush hour, using the Selmon Expressway toll route. The variable part is the first fifteen minutes getting out of the community, not the expressway.
Is FishHawk Ranch still being built?
Yes. FishHawk West and Starling are still delivering new homes, with buildout projected above 5,000 homes, and a separate Mattamy Homes community called Skyhawk broke ground on the west edge of Lithia in 2026. That matters if you are reselling in those villages, because you are competing with builder inventory and builder incentives.
Sources and data currency
Every figure in this report is traceable. Where sources disagree, we say so rather than picking the flattering number.- Market figures (median list price, days on market, active listings, price per square foot): public aggregator data for ZIP 33547, September 2026 period, retrieved 6 November 2026. Closed-sale figures (median sale price, sale-to-list ratio) from a second public aggregator for the same period. Production reports draw these from Stellar MLS.
- CDD assessments: FishHawk Ranch Community Development District FY2026 adopted assessment schedule. The FY2027 schedule took effect 1 October 2026; the district publishes it at fishhawkranchcdd.org. Verify your parcel's product type against the current chart.
- School zoning and ratings: Hillsborough County Public Schools and Florida Department of Education school grades. Boundaries change; confirm with the district locator.
- Flood zone mechanics: FEMA flood zone definitions and Hillsborough County Public Works floodplain guidance.
- Local businesses: verified open as of 6 November 2026 against local press, business websites and directory listings. Correction from our August edition: The Boulevard Supper Club opened in fall 2025, not 2026. The Root Studio 7 added. Park Square Social, listed in older guides, closed in 2025 and is not included.
- Village price ranges, amenities, commute times: community guides published in 2026, cross-checked against two independent sources. Commute estimates vary by source and by route.
This report is a research summary, not an appraisal, a survey, or a flood determination. Verify anything that will affect an offer, in writing, with the county, the district, or your lender.
Next step
Thinking about a FishHawk address?
We will pull the parcel-level CDD, the current school assignment and the flood determination for any address you are considering, before you write an offer. No charge, no obligation.Tony BaroniThe Tony Baroni Team · Keller Williams Suburban Tampa · 866.505.6115 · [email protected]
Report last verified 6 Nov 2026 · Equal Housing Opportunity