Why FishHawk Ranch is Hillsborough County’s Premier Master-Planned Community
FishHawk Ranch is not a neighborhood. It is a self-contained community on 3,000+ acres in the Lithia area of Hillsborough County, built around the idea that residents should be able to live, work, play, and raise children without needing to drive 30 minutes for everything they need. Since development began in 1999, FishHawk Ranch has grown into one of the most recognized planned communities in the Tampa Bay region, drawing families who specifically seek it out for its A-rated schools, 30+ miles of paved trails, multiple resort-style amenity centers, and a Town Center that hosts farmers markets and community events.
The community is technically unincorporated Hillsborough County, in the Lithia area of ZIP code 33547. But residents identify as FishHawk Ranch residents first. The community has its own distinct identity, its own HOA and Community Development District structures, and its own internal geography of villages and phases that have expanded steadily over the past 25 years.
FishHawk Ranch appeals to a specific buyer: typically families with school-age children who want the best public schools in Hillsborough County, active adults who value trails and resort amenities within walking distance, and professionals who are willing to drive 35 to 45 minutes to Tampa or MacDill in exchange for more house, better schools, and a tighter community than they can find closer to the city. The community is not for everyone. If you want minimal HOA, maximum lot size, or old Florida rural character, neighboring Lithia outside the Ranch gates may be a better fit. But for families who want the full package, FishHawk Ranch is among the strongest arguments in Hillsborough County.
Barrett Henry has extensive experience with FishHawk Ranch buyers and sellers. He understands the difference between the original Ranch, FishHawk Ranch West, Starling, and Encore, and what buyers in each phase are actually getting for their money. If you are comparing phases, builders, or trying to decode the CDD fee structure, Barrett can walk you through it clearly.
Where is FishHawk Ranch? Location and Getting Around
FishHawk Ranch is located in the Lithia area of southeastern Hillsborough County, approximately 20 miles southeast of downtown Tampa and about 28 miles from Tampa International Airport. The main entrance is accessed via FishHawk Boulevard off Lithia Pinecrest Road. From the community, US-301 and I-75 are accessible within about 15 minutes, connecting residents to the broader Tampa Bay highway network.
Commute times from FishHawk Ranch to downtown Tampa run 40 to 50 minutes in morning traffic, occasionally longer during peak hours or incidents on I-75. MacDill Air Force Base is approximately 35 to 45 minutes depending on routing. Brandon (417 Lithia Pinecrest Rd, the address of Barrett’s RE/MAX Collective office) is about 20 minutes northwest, making Brandon’s full complement of shopping, dining, and services easily accessible. Tampa International Airport is approximately 45 minutes by car.
Within the community, driving is still the primary mode of transportation for most daily needs. However, the trail network is genuinely useful for cyclists and residents who want to connect between neighborhoods, amenity centers, and the Town Center without using a car. FishHawk Ranch West and the newer phases have expanded this internal connectivity further.
FishHawk Ranch Real Estate Market Overview
FishHawk Ranch carries a higher price point than most of the Hillsborough County suburban market, reflecting the community’s school quality, amenity level, and demand from buyers who specifically target this community. As of 2025, median list prices in FishHawk Ranch are around $565,000, with the average running approximately $236 per square foot. Available homes span a range from around $237,000 for smaller or dated properties to nearly $2.8 million for estate-sized luxury homes on the best lots.
At around $350,000 to $450,000, buyers can find townhomes, smaller single-family homes in FishHawk Ranch West, or homes in the original Ranch phases that may need updating. The $500,000 to $700,000 range represents the core of the FishHawk Ranch single-family market: 3 to 5 bedrooms, 2,000 to 3,500 square feet, two-car garage, and typically a community pool nearby. Above $700,000 and into the $1 million-plus range, buyers find larger homes on more premium lots, higher-end builder finishes, or estate-sized properties in areas like the Garden District. Encore, the 55+ section by David Weekley Homes, offers a separate price tier with new construction options.
Compared to Brandon and Valrico to the northwest, FishHawk Ranch commands a meaningful premium. That premium is primarily driven by schools. When Bevis Elementary is ranked the number one elementary school in Hillsborough County and Newsome High consistently posts the highest test scores in the district, buyers pay for access. The premium is also supported by the amenity infrastructure, which is genuinely comparable to resort-style communities in higher-cost markets.
[open]FishHawk Ranch Villages and Neighborhoods
FishHawk Ranch is organized into distinct villages and phases, each with its own character, price range, and vintage. Understanding the differences matters when comparing homes, because the community has evolved significantly since its 1999 launch.
The Original FishHawk Ranch (Phase 1)
The original FishHawk Ranch phase includes many of the community’s most established neighborhoods. Subdivisions like Tern Wood, Heronglen, Hawkridge, Kestrel, and Bridgepark developed in the early-to-mid 2000s and feature mature trees and landscaping, established homesites, and proximity to the original Park Square Town Center and Osprey Club. Homes in these areas run from the $400,000s for older, more modest floor plans to over $1 million for larger homes on premium lots. The Garden District represents one of the more distinctive pockets within the original Ranch: larger lots, more architectural variety, and elevated price points. If you want the feel of an established community with mature landscaping and proximity to the original amenity core, Phase 1 neighborhoods deliver it.
FishHawk Ranch West
FishHawk Ranch West is the newer, expanded section of the community, built out from roughly 2015 onward to the west of the original Ranch. FishHawk Ranch West has its own amenity center (Starling Club), its own trail connections to the broader network, and a newer housing stock with more modern floor plans and open layouts. Builders active in FishHawk Ranch West have included Homes by WestBay, David Weekley, Cardel Homes, and others. Prices in FishHawk Ranch West generally align with or slightly exceed the original Ranch for comparable home sizes, reflecting the newer construction vintage and modern layouts. This area also encompasses the Encore 55+ community by David Weekley Homes.
Encore at FishHawk Ranch (55+ Community)
Encore at FishHawk Ranch is an active adult (55+) community by David Weekley Homes located within FishHawk Ranch West. Encore has its own private amenities exclusive to residents, including a clubhouse, pool, and social programming designed for the 55+ lifestyle. This is a meaningful option for buyers who want the FishHawk Ranch address and school access (for grandchildren visiting or adult children) but prefer a community oriented toward active adults rather than young families. Homes in Encore range from villas to single-family designs by David Weekley and reflect that builder’s typically high finish quality.
FishHawk Trails and FishHawk Preserve
FishHawk Trails and FishHawk Preserve are adjacent communities to the original Ranch that share the FishHawk brand and some of the area’s amenities but have distinct HOA structures and pricing. FishHawk Trails tends to attract buyers who want larger lots and more of the rural Hillsborough character while staying in the FishHawk school feeder zone. FishHawk Preserve offers another variation of the area’s established neighborhoods. These communities provide additional options within the broader FishHawk ecosystem at sometimes different price points than the master CDD.
FishHawk Ranch Amenities
The amenity infrastructure at FishHawk Ranch is what most distinguishes it from other Hillsborough County communities at similar price points. The community maintains multiple dedicated amenity centers, each serving different sections of the Ranch.
Park Square Town Center is the social heart of FishHawk Ranch, with an interactive splash-pad fountain, shops, restaurants, open green space, and a calendar of community events including farmers markets, holiday celebrations, and seasonal programming. It functions as a genuine town square rather than just a commercial strip, giving FishHawk Ranch a sense of place that many master-planned communities try but fail to achieve.
The Osprey Club is a 5,400-square-foot clubhouse serving Phase 1 residents and the broader community. It offers resident services, tennis courts, pickleball courts (open 7 days a week), and meeting spaces. The Aquatic Club is the community’s flagship aquatic facility, featuring a dramatic waterfall lagoon pool, waterslide, Junior Olympic pool, water volleyball pool, a cafe, and locker rooms. The Starling Club serves FishHawk Ranch West with its own pool, fitness center, and social amenities. Encore residents have access to their own private clubhouse and pool.
The trail system is a signature feature of the community. With 30+ miles of paved nature trails connecting neighborhoods, parks, schools, and amenity centers, FishHawk Ranch has one of the most extensive trail networks of any residential community in the country. Residents walk, jog, and bike throughout the community without needing to use a car for those internal trips. Multiple parks and playgrounds are woven throughout the community as well. For families with children and active adults, this infrastructure is a meaningful daily quality-of-life factor.
Schools in FishHawk Ranch: The Community’s Top Draw
FishHawk Ranch’s schools are, for many buyers, the primary reason they choose this community over less expensive alternatives. The feeder pattern includes schools that consistently rank among the best in Hillsborough County and among the top in the state of Florida.
Bevis Elementary School is the flagship of the FishHawk school system. Receiving an A grade in the 2024-2025 school year, Bevis was ranked the number one elementary school in Hillsborough County and is consistently rated among the top elementary schools in Florida. Niche users give it a 4.8-star average review. For parents with young children, Bevis Elementary is a genuine differentiator that justifies the FishHawk Ranch price premium for many families.
FishHawk Creek Elementary School is a second elementary option within the community. Like Bevis, FishHawk Creek Elementary serves the FishHawk area and offers strong academics for K-5 students. Both schools serve students from within the community, with specific zoning determining which school a given address feeds to.
Barrington Middle School earned an A grade in 2024-2025 and serves the 6th through 8th grade population of the FishHawk area. Randall Middle School also serves part of the FishHawk area’s middle school population. Both options reflect the community’s commitment to strong middle school academics.
Newsome High School is the feeder high school for most of FishHawk Ranch. It is consistently one of the highest-performing high schools in Hillsborough County, with 81% of 10th-grade students scoring proficient or better in English Language Arts on the FAST assessment as of 2024-2025, compared to a county average of 57% and a state average of 58%. Newsome also ranks 103rd of 844 Florida high schools according to SchoolDigger, placing it firmly in the top 15% statewide. For families who prioritize college preparatory academics, Newsome High is one of the strongest public high schools accessible from anywhere in the southeastern Hillsborough County market.
Private and charter school options also exist in the surrounding Lithia area and within a reasonable drive. The Hillsborough County school choice program allows families to apply for magnet programs and specialized academies at schools across the county. But for most FishHawk Ranch families, the public feeder pattern is the draw, not the exception to it.
Things to Do in FishHawk Ranch and the Lithia Area
Life in FishHawk Ranch is organized heavily around the community’s internal amenities, but the surrounding Lithia area adds natural recreational options that most master-planned communities cannot match.
Within FishHawk Ranch, the social calendar is busy by suburban standards. Park Square hosts regular community events: farmers markets, holiday festivals, movie nights, and seasonal programming that draws residents from across the community. The pool facilities are well-used year-round, with the Aquatic Club functioning as a social hub for families during the warmer months (which is most of the year). The trail network supports walking, jogging, cycling, and family bike rides. Community organized sports leagues, fitness classes, swim teams, and social clubs operate through the amenity centers. FishHawk Ranch has a well-earned reputation for strong community spirit.
Beyond the gates, the Lithia area offers natural Florida recreation that is increasingly rare as development consumes the surrounding land. Alafia River State Park, approximately 4 miles from FishHawk Ranch, is one of the premier mountain biking destinations in Florida, with over 20 miles of single-track trails through hardwood hammocks and river bluffs. It also offers hiking, canoe and kayak launches on the Alafia River, and picnicking in a genuinely wild Florida landscape. Lithia Springs Park (now officially called Lithia Pinecrest Park and Natural Area) is a short drive and offers access to natural spring swimming, though the facility is managed by Hillsborough County Parks and access may be limited at peak times.
Brandon’s shopping and dining scene is about 20 minutes northwest via Lithia Pinecrest Road, giving FishHawk Ranch residents convenient access to Westfield Brandon mall, Costco, a wide range of restaurants, and healthcare facilities. The Brandon area guide covers the full range of options in that corridor.
Best Restaurants and Dining Near FishHawk Ranch
FishHawk Ranch’s Park Square has an active dining scene for a suburban community center, with options that serve residents well for everyday needs and casual dining. As the community has grown, dining options directly within and immediately adjacent to FishHawk have expanded.
Park Square itself hosts a mix of restaurants and cafes that change over time as the dining scene evolves. Historically, Park Square has been home to family-friendly restaurants, a coffee shop (Cool Beans has been a community staple), and casual dining that works well for everyday meals. Anytime Fitness and service businesses round out the square’s commercial tenants. The community itself generates enough foot traffic to support a small commercial ecosystem.
For a broader dining selection, most FishHawk Ranch residents make the easy drive to Brandon, where the dining options along the Brandon Boulevard corridor include everything from local favorites to national chains. Riverview’s US-301 corridor has also developed a meaningful restaurant concentration as the Southshore area has grown. These drives are typically 15 to 25 minutes from FishHawk Ranch and give residents access to a full range of cuisines and dining environments.
Commute and Transportation from FishHawk Ranch
FishHawk Ranch is a car-dependent community. The internal trail system provides great recreational connectivity, but daily commuting requires a vehicle. There is no meaningful public transit serving the FishHawk area.
The morning commute to downtown Tampa typically runs 40 to 50 minutes via Lithia Pinecrest Road connecting to US-301 north or I-75 north. The route via I-75 is generally faster for Tampa destinations, while US-301 provides an alternative that can be useful when I-75 is congested. MacDill Air Force Base is approximately 35 to 45 minutes from FishHawk Ranch, making it a viable location for military families who want top-tier schools within the Hillsborough County system. The drive to Tampa International Airport runs around 45 to 55 minutes.
Brandon is the most convenient major hub for everyday needs, approximately 20 minutes northwest. Riverview is about 15 to 20 minutes north and has grown significantly in retail and services. For those with periodic Orlando obligations, I-75 north connects to I-4 east with the total drive running 75 to 90 minutes to the Orlando metro.
Cost of Living in FishHawk Ranch
Understanding the true monthly cost of FishHawk Ranch ownership requires looking beyond the purchase price. HOA fees, CDD fees, and property taxes all add to the effective carrying cost of a home here.
FishHawk Ranch is governed by the FishHawk Ranch Community Development District (CDD), which funds and maintains the community’s amenity infrastructure, trails, and common areas. CDD fees are assessed annually and embedded in property tax bills. For a typical FishHawk Ranch home, CDD fees add roughly $1,500 to $3,500 per year depending on the phase and home type, on top of the standard Hillsborough County property tax. Newer sections and FishHawk Ranch West may carry different CDD fee schedules. Understanding exactly what CDD fees apply to a specific property is essential before budgeting. Our CDD fee guide explains how these districts work and what questions to ask before buying.
HOA fees in FishHawk Ranch vary by section and neighborhood. Many homes in the master community pay a community-wide HOA fee plus an individual neighborhood-level HOA fee. Budget $100 to $300 per month for combined HOA fees, with Encore and FishHawk Ranch West potentially carrying different fee structures. Request the full HOA disclosure package before making an offer so you understand every fee obligation.
Property taxes in Hillsborough County run approximately 1.0% to 1.5% of assessed value annually, with the homestead exemption reducing the assessed value by $50,000 for primary residence owners. On a $550,000 home, expect property taxes in the range of $5,500 to $8,000 per year before homestead, reduced somewhat after the exemption is applied in the first year of ownership.
Flood risk in most of FishHawk Ranch is relatively low compared to coastal communities like Apollo Beach. Most of the community is not in a high-risk FEMA flood zone, though specific parcels near drainage areas or retention ponds should be verified. Standard homeowners insurance for FishHawk Ranch homes typically runs $3,000 to $5,000 per year, reflecting the Tampa Bay market’s elevated insurance environment following recent hurricane activity. See our Florida flood zones guide for full context on how flood designations work.
New Construction in FishHawk Ranch
FishHawk Ranch West continues to see new construction activity, with David Weekley Homes, Cardel Homes, and Homes by WestBay among the builders active in newer phases. Encore at FishHawk Ranch West is still being built out by David Weekley, with new homes available for the 55+ buyer.
The original FishHawk Ranch is largely built out, so new construction opportunities there are limited. In FishHawk Ranch West, new single-family homes start in the upper $400,000s and can climb well into the $700,000s and $800,000s for larger homes on premium lots. David Weekley homes at Encore typically start in the $400,000s to $500,000s for active adult configurations. Design center options allow buyers to customize finishes within builder program parameters.
For buyers interested in new construction options across the broader Tampa Bay area, our Tampa Bay Home Builders Guide covers all major active builders and their communities. For Hillsborough County specifically, Riverview has significant new construction activity from national builders at lower entry price points.
FishHawk Ranch vs. Neighboring Communities
Buyers considering FishHawk Ranch often compare it to adjacent or competing communities. Here is a clear-eyed comparison:
FishHawk Ranch vs. Lithia: Lithia outside the Ranch gates offers a completely different character: larger lots, acreage, horse properties, and old Florida rural feel. If you want the Lithia-Pinecrest Road address without HOA and CDD overhead, and you value space over resort amenities, the broader Lithia market is worth exploring. Schools in the Lithia area can also feed into the Newsome High zone depending on address. The trade-off is fewer organized community amenities and a less polished neighborhood aesthetic.
FishHawk Ranch vs. Valrico: Valrico offers established neighborhoods, good Hillsborough County schools, and significantly lower price points than FishHawk Ranch. The trade-off is no master-planned resort amenity structure and older housing stock in most areas. For buyers who want value over amenities, Valrico is a strong alternative in the eastern Hillsborough market.
FishHawk Ranch vs. Riverview: Riverview has newer construction at lower price points along the US-301 and Big Bend Road corridors, but the school feeder zones in Riverview are not as consistently strong as FishHawk Ranch’s. Riverview is a larger, more fragmented market without a single master-planned identity.
Pros and Cons of Living in FishHawk Ranch
Pros
Top-ranked schools. Bevis Elementary is ranked the number one elementary school in Hillsborough County. Newsome High is in the top 15% of Florida high schools. For school-focused buyers, this is the strongest case in the southeastern Hillsborough market.
Exceptional amenity infrastructure. Multiple resort-style pools, 30+ miles of paved trails, a functioning Town Center, multiple clubhouses, and extensive programming. Very few communities at any price point match the amenity depth of FishHawk Ranch.
Natural recreation nearby. Alafia River State Park and the surrounding Lithia area provide outdoor recreation options that are genuinely wild and increasingly rare in suburban Hillsborough County.
Strong community identity. FishHawk Ranch residents are engaged and proud of their community. The social fabric here is notably stronger than in typical suburban subdivisions.
Multiple community options. From original Phase 1 neighborhoods to FishHawk Ranch West to Encore for active adults, the community offers options across life stages and budgets within a single zip code.
Cons
HOA and CDD fee burden. The total monthly cost including HOA fees, CDD fees embedded in the tax bill, and property taxes is meaningfully higher than comparable square footage in non-CDD communities. Run the full numbers before comparing to listings that look cheaper on the surface.
Tampa commute distance. Forty-five minutes or more to downtown Tampa in morning traffic is a real commitment. Test the commute before committing.
Limited dining variety within the community. Park Square serves everyday needs but does not offer broad dining variety. Residents drive to Brandon or Riverview for more restaurant options.
Price premium over comparable Hillsborough square footage. You pay a meaningful premium to be in FishHawk Ranch versus non-CDD communities in Brandon or Valrico. The premium is justified by schools and amenities for the right buyer, but it is real.
FishHawk Ranch Real Estate for Investors
FishHawk Ranch has solid rental demand driven by its school reputation. Families who cannot yet afford to purchase in the community, are relocating to the area, or are in a transition period are often willing to pay a premium to be in the FishHawk school feeder zone. Single-family rentals in FishHawk Ranch typically command $2,500 to $3,500 per month depending on size, condition, and community section.
However, HOA and CDD overhead makes the math tighter than in communities without those obligations. Calculate net operating income carefully: CDD fees, HOA fees, property taxes, insurance, and management costs all come off the top of rental income. Short-term rentals are generally restricted by HOA rules within FishHawk Ranch, making the community better suited for long-term professional tenants than Airbnb-style short-term rental income. For a broader investment strategy framework, see our Tampa Bay real estate investing guide.
Related Guides and Community Resources
- Lithia Real Estate Guide — The broader Lithia area outside FishHawk Ranch
- Brandon Real Estate Guide — Shopping, dining, and services hub 20 min northwest
- Valrico Real Estate Guide — Established neighborhoods to the north
- Riverview Real Estate Guide — Growing corridor to the north
- Apollo Beach Real Estate Guide — Waterfront living to the west
- Hillsborough County Overview — Full county guide
- CDD Fees in Florida: What You Need to Know
- HOA Rules in Florida: A Buyer’s Guide
- Tampa Bay Home Builders Guide
- Moving to Tampa Bay Guide
- All Tampa Bay Communities
Frequently Asked Questions About FishHawk Ranch
Is FishHawk Ranch a good place to live?
FishHawk Ranch is one of the most consistently well-regarded master-planned communities in Hillsborough County, particularly for families with school-age children. The combination of A-rated schools, 30+ miles of trails, resort-style amenity centers, and a functioning Town Center creates a quality of life that is hard to match at any price point in the Tampa Bay area. The trade-off is the commute distance to Tampa and the HOA and CDD fee overhead.
What schools serve FishHawk Ranch?
FishHawk Ranch is served by Bevis Elementary (ranked number one in Hillsborough County, A rating, 2024-2025), FishHawk Creek Elementary (also highly rated), Barrington Middle School (A rating), and Newsome High School (A rating, top 15% in Florida). All are part of Hillsborough County Public Schools. Specific school zoning depends on your exact address within the community.
What is the difference between FishHawk Ranch and FishHawk Ranch West?
FishHawk Ranch West is the newer, expanded section of the master community developed primarily from 2015 onward. It has its own amenity center (Starling Club) and features newer construction with modern floor plans. The original FishHawk Ranch (Phase 1) has more mature landscaping, established neighborhoods, and direct access to Park Square Town Center and the Osprey Club. Both sections share the overall community trails and some amenities. Encore, the 55+ section by David Weekley, is located within FishHawk Ranch West.
What are the HOA and CDD fees in FishHawk Ranch?
FishHawk Ranch has both HOA fees and CDD (Community Development District) fees. HOA fees vary by section and neighborhood but typically run $100 to $300 per month for combined community and neighborhood-level fees. CDD fees are assessed annually and embedded in the property tax bill, typically adding $1,500 to $3,500 per year. The exact amounts depend on which phase and neighborhood you are in. Always request the full fee disclosure before making an offer.
What is the median home price in FishHawk Ranch?
As of 2025, the median list price in FishHawk Ranch is approximately $565,000, with an average price per square foot around $236. Prices range from the $237,000s for smaller or dated properties to nearly $2.8 million for luxury estate homes. The core of the market is in the $450,000 to $750,000 range for single-family homes.
Is FishHawk Ranch in a flood zone?
Most of FishHawk Ranch is not in a high-risk FEMA flood zone, which is a meaningful advantage over coastal Hillsborough communities like Apollo Beach. However, specific parcels near drainage features, retention ponds, or low-lying areas should be verified individually. Request a flood zone determination for any property before making an offer. Standard homeowners insurance typically does not include flood coverage.
Are there new construction homes available in FishHawk Ranch?
Yes, primarily in FishHawk Ranch West. Active builders include David Weekley Homes (including Encore for 55+), Cardel Homes, and Homes by WestBay. The original Phase 1 neighborhoods are largely built out. New construction in FishHawk Ranch West typically starts in the upper $400,000s and extends well above $700,000.
What is the Encore community in FishHawk Ranch?
Encore at FishHawk Ranch is a 55+ active adult community by David Weekley Homes located within FishHawk Ranch West. It has private amenities for residents including a clubhouse and pool, while also connecting to the broader FishHawk Ranch trail network. It is an option for active adults who want the FishHawk Ranch community identity and school proximity without being surrounded exclusively by young families.
How does FishHawk Ranch compare to Valrico for families?
FishHawk Ranch has superior schools (Bevis Elementary rated number one in Hillsborough County, Newsome High in the top 15% statewide) and more extensive resort amenity infrastructure. Valrico is meaningfully less expensive, has established neighborhoods with a variety of lot sizes, and offers good Hillsborough County schools, though generally not at the same ranking level as FishHawk’s top schools. For school-focused families with the budget for FishHawk Ranch, the premium is typically justified. For buyers who prioritize value and are more flexible on school rankings, Valrico is worth serious consideration.