Bloomingdale is one of those neighborhoods that sells itself the moment you drive through it. Canopy oaks lining the streets, kids riding bikes to the community pool, a golf course winding through the subdivisions - it's the kind of established, family-centered living that newer master-planned communities try to replicate but rarely match. Located in the 33596 zip code, right on the border of Brandon and Valrico in eastern Hillsborough County, Bloomingdale has been a top choice for families since the first homes went up in the mid-1980s. I'm Barrett Henry with REMAX Collective, and I've helped dozens of families buy and sell in this community. This guide gives you everything you need to know about living in Bloomingdale - the real story, not the brochure version.
Bloomingdale Quick Facts
| Category | Details |
|---|---|
| Zip Code | 33596 |
| Location | Eastern Hillsborough County - Brandon/Valrico border |
| Median Home Price | $340K-$450K |
| Price Range | $280K-$550K+ |
| Typical Lot Size | 0.15-0.35 acres |
| Year Built Range | 1985-2005 |
| Home Sizes | 1,400-3,200+ sq ft |
| Schools | Alafia Elementary (A), Burns Middle (A), Bloomingdale High (A) |
| HOA Fees | $50-$150/month (varies by subdivision) |
| CDD Fees | Generally none (most are paid off) |
| Golf Course | Bloomingdale Golfers Club (semi-private) |
| Community Pools | Yes - multiple pool facilities across subdivisions |
| Commute to Downtown Tampa | 25-35 minutes via Selmon Expressway |
Where Is Bloomingdale and What's the Area Like?
Bloomingdale sits along Bloomingdale Avenue (which becomes Nature's Way east of US-301) in unincorporated Hillsborough County. It straddles the boundary between what most people call "Brandon" and "Valrico." Your mailing address will say Valrico, your zip code is 33596, and everyone in the area just calls it Bloomingdale. It's a community with its own identity regardless of the official lines on a map.
The neighborhood is bounded roughly by US-301 to the west, Lithia-Pinecrest Road to the east, Lumsden Road to the north, and Bloomingdale Avenue to the south. The entire community was master-planned, which means the layout was designed with residential streets, green space, recreational areas, and a golf course built into the fabric of the neighborhood from the start. That kind of intentional planning is something you feel when you drive through - the streets connect logically, there's adequate buffering between commercial and residential areas, and the community doesn't have that thrown-together feel of some areas that grew organically.
If you're comparing areas in eastern Hillsborough County, my Brandon vs. Riverview vs. Valrico comparison gives you the broader context of how Bloomingdale fits into the market.
Sub-Communities Within Bloomingdale
Bloomingdale isn't a single subdivision - it's a collection of smaller neighborhoods that share the Bloomingdale name, school zones, and community feel. Each one has slightly different characteristics, price points, and HOA structures. Here's what you need to know about the main sections.
Bloomingdale Hills
One of the original sections, built primarily in the late 1980s and early 1990s. Homes here tend to be single-story or split-level, 1,400-2,200 sq ft, on lots around 0.20 acres. This is the most affordable entry point into Bloomingdale. Expect homes in the $280K-$360K range. The mature landscaping is beautiful, but you'll want to budget for updates - many of these homes still have original kitchens or bathrooms if they haven't been renovated.
Bloomingdale East
Slightly newer than Bloomingdale Hills, with homes built in the early to mid-1990s. You'll find more two-story homes here, typically 1,800-2,600 sq ft. Lots are a touch larger on average, and the section sits closer to the golf course. Prices generally run $320K-$420K. This section strikes a nice balance between affordability and move-in readiness.
Bloomingdale Oaks
One of the more desirable sections, Bloomingdale Oaks was built in the mid-1990s to early 2000s. Homes are typically larger - 2,000-3,200 sq ft - and lot sizes range from 0.20 to 0.35 acres. Many homes here back to conservation areas or the golf course, which gives you a premium backyard view without neighbors behind you. Expect prices in the $380K-$500K range.
Bloomingdale Estates and Other Sections
Several smaller pockets round out the community - Bloomingdale Estates, The Enclave at Bloomingdale, and a few other subdivisions that carry the Bloomingdale name. Some of these are gated, and a few offer slightly larger lots. Prices vary from $350K to $550K+ depending on size, condition, and lot specifics. If you want gated living in the Bloomingdale area, read my guide to the best gated communities in Brandon.
Home Prices and Styles by Sub-Community
Here's a breakdown so you can quickly compare what each section offers. Prices reflect typical sales in recent years - the market shifts, so call me at (813) 733-7907 for the most current numbers.
| Sub-Community | Price Range | Typical Sq Ft | Year Built | Lot Size | Style |
|---|---|---|---|---|---|
| Bloomingdale Hills | $280K-$360K | 1,400-2,200 | 1985-1993 | 0.15-0.22 acres | Single-story ranch, split-level |
| Bloomingdale East | $320K-$420K | 1,800-2,600 | 1990-1997 | 0.18-0.25 acres | Mix of one and two-story |
| Bloomingdale Oaks | $380K-$500K | 2,000-3,200 | 1995-2003 | 0.20-0.35 acres | Two-story, conservation lots |
| Bloomingdale Estates | $400K-$550K+ | 2,200-3,200+ | 1998-2005 | 0.22-0.35 acres | Larger executive-style homes |
| Enclave at Bloomingdale | $350K-$475K | 1,800-2,800 | 2000-2005 | 0.15-0.25 acres | Gated, newer construction |
The most common home configuration across Bloomingdale is a 3-4 bedroom, 2-3 bath single-family home with a two-car garage. Architectural styles lean toward traditional Florida design - concrete block construction, tile or shingle roofs, screened-in lanais, and open floor plans in the newer sections. Many homes have been updated over the years with modern kitchens, impact windows, and refreshed pool areas.
Schools in the Bloomingdale Zone
Schools are one of the biggest reasons families choose Bloomingdale, and honestly, the school situation here is as strong as it gets in the Brandon area. The entire Bloomingdale community feeds into the same trio of top-rated schools, which means you don't have to play the "which street is in the right zone" game that's so common in other parts of Hillsborough County.
| School | Type | Grades | FL DOE Rating | Enrollment |
|---|---|---|---|---|
| Alafia Elementary | Elementary | PK-5 | A | ~750 |
| Burns Middle School | Middle | 6-8 | A | ~1,200 |
| Bloomingdale High School | High | 9-12 | A | ~2,400 |
Alafia Elementary consistently earns an A rating and has a reputation for strong parent involvement and engaged teachers. It's a neighborhood school in the truest sense - many kids walk or bike there.
Burns Middle School is one of the top-performing middle schools in Hillsborough County. It offers advanced academic programs and has a solid extracurricular lineup including band, athletics, and STEM activities.
Bloomingdale High School carries an A rating and is known for strong academics, competitive athletics (particularly baseball and softball), and a wide range of AP courses. The school has a strong community connection - Friday night football games are a legitimate neighborhood event.
For a broader look at school options across the area, check out my Hillsborough County school zones guide.
Bloomingdale Golfers Club
The Bloomingdale Golfers Club is the centerpiece amenity that sets this neighborhood apart from most other communities in the Brandon area. It's an 18-hole, par-72 championship golf course that winds through the heart of the community. The course was designed by Ron Garl and opened in 1983 as part of the original Bloomingdale development.
The club operates as a semi-private facility, meaning residents and the public can both play. Bloomingdale homeowners don't get an automatic membership - it's a separate fee - but residents do get preferred rates and priority tee times. Annual memberships are available, or you can pay per round as a guest.
For buyers who care about golf, having a well-maintained course literally in your backyard is a major draw. And even if you don't play, homes that back to the golf course carry a premium because of the unobstructed views and the fact that you won't have another house behind you. If golf communities are what you're after, my Tampa Bay golf communities guide covers other options in the area.
Amenities and Recreation
Beyond the golf course, Bloomingdale offers a range of amenities that make daily life here comfortable and active.
- Community pools: Several subdivisions within Bloomingdale have their own community pool facilities with dedicated pool areas, pavilions, and sundecks. Pool access is typically included in your HOA fees.
- Parks and playgrounds: Multiple pocket parks are scattered throughout the community, with playground equipment, open fields, and picnic areas. The Bloomingdale community park along Nature's Way is a popular gathering spot.
- Walking and biking trails: Sidewalks and paved paths connect the different sections of Bloomingdale, making it easy to walk or bike to the pool, the school, or a neighbor's house. The trail system along the golf course is particularly scenic.
- Tennis and basketball courts: Available in several subdivisions, usually part of the HOA-maintained common areas.
- Conservation areas: Bloomingdale was built with significant natural buffers and conservation land. Many homes back to preserved wetlands and wooded areas, which adds privacy and attracts wildlife.
For more outdoor recreation, check out my guide to the best parks in Brandon FL. The Alafia River State Park and Lithia Springs are both within a 15-20 minute drive.
Shopping, Dining, and Daily Conveniences
Bloomingdale's location gives you solid access to shopping and dining without having to drive far. Here's what's nearby.
- Bloomingdale Square: The closest commercial center, located at the intersection of Bloomingdale Avenue and Bell Shoals Road. Includes grocery stores, restaurants, a pharmacy, and various retail shops. This is your day-to-day errand hub.
- Bell Shoals Road corridor: Additional restaurants, banks, medical offices, and service businesses line Bell Shoals Road north and south of Bloomingdale Avenue.
- Brandon Town Center and Westfield Brandon: The major mall and retail complex is about 10-15 minutes west on Bloomingdale Avenue. Every big-box store, chain restaurant, and national retailer you'd want is along this corridor.
- Dining options: You'll find a solid mix of local restaurants, pizza joints, and chain restaurants within a five-minute drive. The Brandon and Valrico restaurant scene has grown considerably, with everything from casual family spots to date-night-worthy choices.
- Publix and grocery: Multiple Publix locations, a Walmart, and specialty grocers are within a short drive. Most Bloomingdale residents have a Publix within five minutes of their front door.
Bloomingdale isn't walkable to shopping - this is suburban Florida, and you'll drive to errands. But the convenience of having everything close by keeps daily life easy.
HOA Details and Community Standards
Every subdivision within Bloomingdale has its own HOA with its own fee structure and rules. Here's what you can generally expect.
- Monthly HOA fees: $50-$150/month depending on the subdivision. Some sections with more amenities (gated entry, larger pool facilities) will be on the higher end.
- CDD fees: Most sections of Bloomingdale have paid off their original CDD bonds. This is a significant advantage - you avoid the $100-$300/month CDD fees that are common in newer communities like those in Riverview. For details on how CDDs work, read my CDD fee guide for Florida.
- Community standards: HOAs in Bloomingdale enforce typical Florida subdivision rules - lawn maintenance, exterior paint colors, fence styles, parking regulations, and noise guidelines. They're generally reasonable and focused on maintaining property values rather than micromanaging residents.
- Architectural review: If you want to make exterior changes (add a pool, build a fence, repaint your house), you'll need HOA approval. The process is usually straightforward as long as your plans are consistent with the neighborhood's aesthetic.
For a broader overview of what to expect from Florida HOAs, my Florida HOA rules guide breaks down your rights and responsibilities.
Commute Times from Bloomingdale
Bloomingdale's location gives you reasonable access to the major employment centers in Tampa Bay. Here's what you're looking at for commute times during normal traffic conditions.
| Destination | Distance | Drive Time (Non-Rush) | Rush Hour Estimate |
|---|---|---|---|
| Downtown Tampa | ~18 miles | 25-30 min | 35-50 min |
| Brandon Town Center / Westfield Brandon | ~5 miles | 10-12 min | 12-18 min |
| MacDill AFB | ~22 miles | 30-35 min | 40-55 min |
| Tampa International Airport | ~25 miles | 30-35 min | 40-60 min |
| Riverview / US-301 | ~6 miles | 10-15 min | 15-20 min |
| Lakeland | ~30 miles | 35-40 min | 40-55 min |
The Selmon Expressway (toll road) is your best friend for getting into Tampa quickly. The entrance at US-301 is about 10 minutes from Bloomingdale, and it drops you right into downtown or connects to the Gandy Bridge for MacDill. I-75 is also accessible via Bloomingdale Avenue heading west. During rush hour, Bloomingdale Avenue itself can get congested near US-301, so factor in some buffer time. For a detailed commute breakdown, check out my guide to commuting from Brandon to Tampa.
Pros and Cons of Living in Bloomingdale
I always give my clients the honest picture. Here's my real assessment of what Bloomingdale does well and where it falls short.
Pros
- A-rated schools across the board - Alafia Elementary, Burns Middle, and Bloomingdale High are all consistently rated A by the Florida DOE
- No CDD fees in most subdivisions - saves you $1,200-$3,600/year compared to newer communities with active CDDs
- Mature landscaping and canopy oaks - the neighborhood has a character and beauty that takes 20+ years of growth to develop
- Golf course community - Bloomingdale Golfers Club provides recreation and premium lot views
- Strong resale value - Bloomingdale homes hold their value well thanks to the schools, location, and community reputation
- Community feel - established neighborhood with long-term residents, active HOAs, and community events
- Reasonable HOA fees - $50-$150/month is affordable compared to many newer master-planned communities
- Central location - close to Brandon shopping, easy Selmon Expressway access, not too far from Tampa
Cons
- Aging housing stock - many homes are 20-35 years old, which means potential roof, HVAC, plumbing, and cosmetic updates. Budget for renovations on older homes.
- Bloomingdale Avenue traffic - the main corridor through the neighborhood gets congested during rush hour and school drop-off/pick-up times
- Smaller lots in some sections - especially in the older parts like Bloomingdale Hills, lots can be compact at 0.15 acres
- No new construction - Bloomingdale is fully built out. If you want a brand-new home, you'll need to look at Riverview or the newer parts of Valrico
- Some homes need major updates - original kitchens, single-pane windows, and dated bathrooms are common in homes that haven't been renovated
- Limited walkability to commercial - you'll need a car for shopping and dining
Who Is Bloomingdale Best For?
In my experience working with buyers in this community, Bloomingdale is the best fit for these groups:
- Families with school-age kids: The A-rated school trifecta is the number one draw. If schools are your top priority in the Brandon area, Bloomingdale delivers.
- Buyers who want established character: If you prefer mature trees, established streetscapes, and a neighborhood that feels "settled" rather than still under construction, Bloomingdale has that in spades.
- Cost-conscious buyers avoiding CDDs: The absence of CDD fees saves you real money every month. If you're coming from Riverview sticker shock on monthly costs, Bloomingdale is worth a serious look.
- Golfers and outdoor recreation enthusiasts: Having an 18-hole course in your neighborhood is a lifestyle perk that's hard to replicate elsewhere at this price point.
- Move-up buyers from Brandon proper: If you bought your first home in a more affordable part of Brandon and now want better schools and more space, Bloomingdale is the natural next step.
- Military families stationed at MacDill: The 30-35 minute commute to MacDill is manageable, and the schools and community stability are a big draw for families on a 3-4 year assignment.
Bloomingdale is probably not the best fit if you need brand-new construction, want a half-acre lot, or are looking for the absolute lowest price point in the area. For those needs, I'd steer you toward other Brandon-area neighborhoods or compare Brandon, Riverview, and Valrico to find the right match.
Bloomingdale Neighborhood - Frequently Asked Questions
What zip code is Bloomingdale in?
Bloomingdale is in the 33596 zip code. Your mailing address will say Valrico, FL 33596, even though the neighborhood is commonly associated with Brandon. The 33596 zip code covers the Bloomingdale area and parts of Valrico east of US-301.
Are there CDD fees in Bloomingdale?
Most sections of Bloomingdale do not have active CDD fees. The original CDD bonds have been paid off in the majority of subdivisions, which is a significant financial advantage over newer communities. A few of the newer sections built in the early 2000s may still carry small CDD assessments - always verify on a specific property before making an offer. For more on CDDs, see my complete CDD fee guide.
How are the schools in Bloomingdale?
Bloomingdale has one of the strongest school zones in eastern Hillsborough County. All three zoned schools - Alafia Elementary, Burns Middle, and Bloomingdale High - are rated A by the Florida Department of Education. This is a rare trifecta in the area and one of the primary reasons families specifically target this neighborhood.
Is Bloomingdale a good area to buy a home?
Yes. Bloomingdale has a strong track record of home value appreciation, low crime rates, excellent schools, and a stable community. Homes here tend to sell within 7-21 days when priced correctly, and the neighborhood consistently ranks among the most desirable in the Brandon/Valrico area. The main consideration is home age - you may need to budget for updates on older properties.
Can anyone play at Bloomingdale Golfers Club?
Yes. Bloomingdale Golfers Club is a semi-private facility, meaning it's open to both members and the public. Bloomingdale residents get preferred rates and priority tee times but aren't required to join. Annual memberships and per-round guest rates are both available. The course is an 18-hole, par-72 layout designed by Ron Garl.
What's the commute from Bloomingdale to downtown Tampa?
Outside of rush hour, you're looking at about 25-30 minutes to downtown Tampa. During peak rush hour (7:30-9:00 AM and 4:30-6:30 PM), expect 35-50 minutes. The Selmon Expressway is the fastest route - it's a toll road, but it saves significant time compared to surface streets. I-75 is also accessible and connects you to Tampa, the airport, and points north and south.
How does Bloomingdale compare to FishHawk Ranch?
Bloomingdale and FishHawk Ranch are both excellent family communities with A-rated schools, but they have different personalities. FishHawk is newer (built 2000s-2020s), has resort-style amenities, and costs more ($400K-$750K+ plus CDD fees of $150-$300/month). Bloomingdale is older, more affordable, has no CDD fees, and offers the golf course lifestyle. FishHawk feels like a resort; Bloomingdale feels like an established neighborhood. Both are great - it depends on your budget and what kind of community vibe you prefer.
Sources
- Hillsborough County Public Schools - school ratings and enrollment data
- Hillsborough County Property Appraiser - property values, lot sizes, and tax records
- Florida Department of Education - school grades and accountability reports
- Bloomingdale Golfers Club - course details, memberships, and tee times
- Stellar MLS - home sale prices and market data
Thinking About Moving to Bloomingdale?
Bloomingdale is one of those communities where the homes tell the story - mature trees, well-maintained properties, families who've chosen to stay for a decade or more. If that kind of stability and community matters to you, it's worth seeing in person. I'll show you the different subdivisions, walk you through what's available in your price range, and give you my honest take on which section fits your family best.
Barrett Henry | REMAX Collective
Phone/Text: (813) 733-7907
Email: barrett@nowtb.com
Website: NOWtb.com
Call, text, or email anytime. No pressure, no obligation - just honest local expertise from someone who knows Bloomingdale inside and out.
About the Author
Barrett Henry is a licensed real estate agent with REMAX Collective, specializing in the Brandon, Valrico, Riverview, and greater Tampa Bay markets. With deep local knowledge and an honest, data-driven approach, Barrett helps buyers and sellers make confident real estate decisions in eastern Hillsborough County.
Related Guides
- Best Neighborhoods in Brandon FL for Families
- Brandon vs. Riverview vs. Valrico - Complete Comparison
- Tampa Bay Golf Communities Guide
- Hillsborough County School Zones Guide
- Cost of Living in Brandon FL
Last Updated: . Data sourced from Stellar MLS, Hillsborough County Property Appraiser, Hillsborough County School District, Florida Department of Education, and Bloomingdale Golfers Club. Home prices, HOA fees, school ratings, and community details are subject to change. Always verify school zones, HOA rules, and CDD status for specific properties before purchasing.
