Sun City Center Proper
The original community.
6,200+ homes, 11,000+ residents. Not gated. More than 100 individual HOAs. Single story homes from under 1,000 to over 3,000 square feet.
Key Facts
HOA fees $25 to $700+ monthly
America's #1 Senior Living ZIP Code
Sun City Center
Florida.
Thirty one thousand residents. Two hundred clubs. Eight golf courses. One on-site hospital. Sixty feet above sea level. The community that wrote the playbook on 55 plus living.
ZIP 33573 · Hillsborough County, Florida · Founded 1961 by Del Webb
31,000
Residents
1961
Founded
$257K
Median Home Price
60 ft
Elevation
200+
Clubs and Organizations
1
On-Site Hospital
"Consistently ranked the number one senior living ZIP code in the United States."
Why Sun City Center
The five things every other community wishes it had.
One ZIP, Many Neighborhoods.
Sun City Center is not one community. It is more than 100 neighborhoods sharing one address and one amenity ecosystem. The neighborhood you pick determines your monthly cost, your daily rules, and what you can do at home.
Real Affordability.
Home prices run roughly 35 percent below comparable Tampa properties. Same square footage. Same vintage. Different price tag.
Golf Cart Life.
Every street is approved for cart use. Most residents handle 90 percent of their daily errands without a car. Groceries, doctor, pharmacy, restaurants, all reachable on a 20 mile per hour cart.
A Hospital Inside the Gates.
HCA Florida South Bay Hospital sits inside the community footprint. Most retirement communities are 15 to 30 minutes from the nearest emergency room. Here, it is a few blocks.
Sixty Feet Above Sea Level.
Unusually high for coastal Florida. Outside the mandatory hurricane evacuation zone. Roughly 7 percent of properties carry meaningful flood risk per First Street Foundation. Insurance picture is materially better than coastal Florida.
Section 04
Five communities. One address.
Before you look at a single listing, understand which of these five categories the property falls into. Each one has its own price point, its own rules, and its own personality.
Kings Point
Gated, all included, walkable.
5,595 units. 110 condo associations. Two clubhouses totaling 126,000 square feet. 27 holes of golf. Six pools. Free internal and external tram service.
Key Facts
Fees include exterior, utilities, internet, security, amenities
Renaissance
Modern. Country club feel.
Newer single family enclave with private Club Renaissance country club access. Ideal for buyers who want a more contemporary product and a country club lifestyle.
Key Facts
Mandatory $2,778 annual club membership
The Preserve at La Paloma
The only place to buy new construction.
Single family homes start in the low to mid $300s. Resort style amenities. Pickleball. Pool. Firepit. Steps from Interstate 75.
Key Facts
New construction · low to mid $300s
Independent and Assisted Living
Sun Towers, Lake Towers, Aston Gardens, Freedom Plaza.
Rental and care based options for residents who want services included. Not traditional purchases.
Key Facts
Rental and care based
"Pick the neighborhood category before you pick a floor plan. The right home in the wrong category will not feel right after closing."
Section 06
Stop comparing fees. Compare total monthly cost.
The biggest mistake we see buyers make in Sun City Center is comparing the HOA fee on one listing to the HOA fee on another and assuming the lower number is the better deal. Fees here are not apples to apples. The right comparison is total monthly cost of ownership.
| Cost Category | SCC Proper Home | Kings Point Condo |
|---|---|---|
| HOA fee | $100 | $558 |
| Lawn care | $100 to $150 | Included |
| Water and sewer | $80 to $110 | Included |
| Cable | $80 to $130 | Included |
| Internet | $60 to $90 | Included |
| Pest control | $40 to $60 | Included |
| Trash | $25 to $40 | Included |
| Total per month | $485 to $680 | $558 |
HOA fee
SCC Proper
$100
Kings Point
$558
Lawn care
SCC Proper
$100 to $150
Kings Point
Included
Water and sewer
SCC Proper
$80 to $110
Kings Point
Included
Cable
SCC Proper
$80 to $130
Kings Point
Included
Internet
SCC Proper
$60 to $90
Kings Point
Included
Pest control
SCC Proper
$40 to $60
Kings Point
Included
Trash
SCC Proper
$25 to $40
Kings Point
Included
Total per month
$485 to $680
$558
One-time fee at closing
SCCCA Capital Fund Fee of $3,000, paid by buyer, on every purchase in Sun City Center proper.
Section 10
What sixty feet actually buys you.
Elevation as Strategy.
Sun City Center sits roughly 60 feet above sea level. That is unusually high for coastal Florida. It places the community outside the mandatory hurricane evacuation zone and dramatically lowers flood and storm surge risk compared to most of the state.
Real Safety, Real Numbers.
Consistently rated among the safest communities in Hillsborough County. A 1,200 person volunteer security patrol works in radio contact with the Hillsborough County Sheriff. Kings Point is fully gated 24/7.
The Insurance Conversation.
Florida insurance is harder than it was a decade ago. Sun City Center's inland location and elevation generally produce lower premiums than coastal Florida. Roof age is the single biggest factor. Always get quotes before removing contingencies.
Section 11
A buyer's market with real leverage.
The Sun City Center market in 2026 is one of the most buyer favorable in central Florida. Inventory is up. Days on market are long. Prices have softened year over year. Sellers are negotiating. If you have been waiting for the right entry point, this looks like one.
$257K
Median sale price (all property types)
66 to 82
Days on market — buyer-favorable territory
~35%
Below comparable Tampa properties
| Property Type | Typical Range | Notes |
|---|---|---|
| Single family home | $175K to $600K+ | All single story. Avg list around $340K |
| Duplex villa | $200K to $400K | Lower maintenance |
| Condominium villa | Low $100Ks to mid $400s | Most all included. Concentrated in Kings Point |
| New construction | Low to mid $300s | The Preserve at La Paloma only |
Your Team
One team. One inbox. From first call to keys.
DK
Dewey Kopenga
Florida Real Estate Sales Associate · License SL3656230
Tampa Bay based, Maine raised. Brought a Northeast work ethic south and never lost it. Knows Sun City Center, Kings Point, and Apollo Beach street by street. Specializes in helping out of state buyers navigate the layered HOA structures, the fee landscape, and the neighborhood by neighborhood differences that can make or break the right fit.
Direct (656) 216.6566
dewey@tophomesgroup.com
@dewey.deals
Top Homes Group at Keller Williams Realty
TP
Travis Penny
Mortgage Broker, Florida and Maine · NMLS 1649161
In residential mortgage since 2004. Hundreds of families closed across Maine and Florida. Specializes in out of state buyers, Maine to Florida moves, bridge financing, condo loans, jumbo, asset depletion, self employed income, and DSCR investor programs through a nationwide lender network in 38 states. Brokers loans, does not lend directly. Known online as the Home Loan GOAT.
Direct (207) 615.7770
Office (207) 842.6854
travis.mortgage
@homeloangoat
Vision Mortgage LLC · Company NMLS 23007 · Equal Housing Opportunity
Need both?
Get Dewey and Travis on the same call.
One 30-minute conference call. Property strategy and financing in a single conversation, with both of us on the line.
Verify Travis Penny on NMLS Consumer Access at nmlsconsumeraccess.org under individual NMLS 1649161 or Vision Mortgage LLC under company NMLS 23007. Verify Dewey Kopenga at the Florida Department of Business and Professional Regulation. All loans subject to credit and underwriting approval. Equal Housing Opportunity. The "Home Loan GOAT" name is a brand mark and is not a regulatory designation.
Free Download
The 28-page Sun City Center Buyer's Playbook.
Everything worth knowing before you tour a single home. The five neighborhoods. The three governance layers. The complete fee picture. The 2026 market. The due diligence checklist. The Florida HOA law update. Free for serious buyers.