FishHawk Ranch is one of the premier master-planned communities in the entire Tampa Bay area - and honestly, it's the neighborhood I get the most questions about from buyers relocating to this part of Florida. Located in Lithia (ZIP code 33547), about 25 miles southeast of downtown Tampa, FishHawk offers A-rated schools, resort-style amenities, over 40 miles of trails, and a community atmosphere that's hard to match. I'm Barrett Henry with REMAX Collective, and I've helped dozens of families buy and sell in FishHawk Ranch. This guide covers everything you need to know: sub-neighborhoods, pricing, builders, schools, CDD fees, commute times, and the honest pros and cons of calling FishHawk home.
Whether you're looking at new construction in Tampa Bay or considering a resale in one of FishHawk's established sections, this breakdown will give you the real picture - not the sales pitch you'll get at a model home center.
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FishHawk Ranch Quick Facts
| Detail | FishHawk Ranch |
|---|---|
| Location | Lithia, FL (unincorporated Hillsborough County) |
| ZIP Code | 33547 |
| Community Size | ~3,800 acres, 5,000+ homes at buildout |
| Year Established | 2001 (first homes completed 2001-2002) |
| Developer | Newland Communities (now Brookfield Residential) |
| Home Price Range | $280,000 - $750,000+ (some estate lots over $1M) |
| Lot Sizes | 50-foot wide up to half-acre+ estate lots |
| HOA Fees | $100 - $200/month (varies by section) |
| CDD Fees | $150 - $300/month (varies by phase and lot) |
| Combined Monthly HOA + CDD | $250 - $500/month |
| Schools | Bevis Elementary (A), Barrington Middle (A), Newsome High (A) |
| Amenities | 3 clubhouses, pools, splash pads, 40+ miles of trails, sports fields |
| Active Builders | Homes by WestBay, David Weekley, Ashton Woods, Taylor Morrison, and others |
What Is FishHawk Ranch and Where Is It?
FishHawk Ranch is a master-planned community located in Lithia, Florida - an unincorporated area of southeastern Hillsborough County. If you're not familiar with the geography, Lithia sits east of Riverview and south of Brandon, along the FishHawk Boulevard and Lithia Pinecrest Road corridors. The community stretches across roughly 3,800 acres of former ranch land and has been in development since the early 2000s.
The developer, Newland Communities (now Brookfield Residential), designed FishHawk as a lifestyle-oriented community with an emphasis on outdoor recreation, family activities, and top-tier schools. What started as a single neighborhood has expanded into multiple distinct sub-communities, each with its own character, price point, and mix of builders. As of 2026, new phases are still being developed and several builders are actively selling new construction - meaning you have options for both brand-new homes and established resales.
The 33547 ZIP code, which covers FishHawk and surrounding Lithia, consistently ranks among the most desirable ZIP codes in Hillsborough County based on school ratings, safety data, and property values.
When Was FishHawk Ranch Established? History & Developer
FishHawk Ranch was established in 2001 when Newland Communities (now Brookfield Residential) began developing approximately 3,800 acres of former ranch and agricultural land in Lithia, Florida. The first homes were completed and sold in 2001-2002 in what is now known as the original FishHawk Ranch section. Development has continued for over two decades, with new phases and builders still actively constructing homes as of 2026. FishHawk Ranch is one of the largest and most successful master-planned communities in the Tampa Bay area, with over 5,000 homes at projected buildout.
FishHawk Ranch Development Timeline
- 2001: Development begins; first homes completed in original FishHawk Ranch section
- 2003-2006: FishHawk Trails sections developed; Aquatic Club amenity center opens
- 2006-2010: The Preserve (estate lots) and additional phases launch
- 2012-2015: FishHawk West sections open with new builder partnerships
- 2014-present: Starling at FishHawk begins, bringing newer floor plans and builders
- 2020s: Continued development in western sections; Brookfield Residential (successor to Newland) oversees remaining phases
Sub-Neighborhoods Within FishHawk Ranch
One thing that confuses buyers at first is that "FishHawk Ranch" isn't one neighborhood - it's a collection of sub-communities under the same master development umbrella. Each section has its own feel, price range, and in some cases, different builders. Here's the breakdown of the major sections.
FishHawk Ranch (Original Sections)
The original FishHawk Ranch sections were among the first built, starting around 2001-2005. These neighborhoods have mature landscaping, established tree canopies, and some of the most desirable lots in the community. You'll find a mix of home sizes from around 1,800 to 3,500 square feet. Because these homes are older by FishHawk standards, they tend to be priced lower per square foot than newer sections - but they're also the closest to the Aquatic Club amenity center.
FishHawk Trails
FishHawk Trails is the section that borders the community's extensive trail system most directly. Homes here were generally built between 2005 and 2012 and range from 2,000 to 4,000+ square feet. If your family is big on biking, running, or just being outdoors, Trails puts you right on the network. The Osprey Club amenity center serves this section.
FishHawk West
FishHawk West is a newer section located on the western side of the community, closer to US-301 and Riverview. This area features more recent construction with open floor plans and modern design. Several national builders are active here, and you can still find new construction inventory. Lot sizes vary, but many are standard 50- to 60-foot-wide lots.
Starling at FishHawk Ranch
Starling is one of the newest sections within FishHawk, with homes currently being built by Homes by WestBay and other builders. This section features some of the most modern floor plans in the community, with homes ranging from about 2,200 to 4,500+ square feet. If you want new construction with the latest energy-efficient features and design trends, Starling is where you should be looking.
The Preserve at FishHawk Ranch
The Preserve is FishHawk's premium section, featuring larger estate-style lots and higher-end homes. If you're looking for more privacy, bigger yards, and homes in the 3,000 to 5,000+ square foot range, this is the section to focus on. Prices here can exceed $750K and some lots back to conservation areas, giving you views of natural Florida landscape rather than your neighbor's back porch.
Home Prices by Sub-Neighborhood
Here's a current snapshot of pricing across FishHawk's sections. These ranges reflect typical sales and active listings - for the most current numbers on a specific section, give me a call.
| Sub-Neighborhood | Price Range | Typical Sq Ft | Year Built | Lot Size |
|---|---|---|---|---|
| FishHawk Ranch (Original) | $280,000 - $450,000 | 1,800 - 3,500 | 2001 - 2006 | Standard to oversized |
| FishHawk Trails | $325,000 - $525,000 | 2,000 - 4,000 | 2005 - 2012 | Standard to large |
| FishHawk West | $300,000 - $475,000 | 2,000 - 3,500 | 2012 - present | 50-ft to 60-ft wide |
| Starling | $375,000 - $600,000 | 2,200 - 4,500 | 2014 - present | Standard to premium |
| The Preserve | $500,000 - $750,000+ | 3,000 - 5,000+ | 2006 - present | Estate / half-acre+ |
Note: Prices reflect Q3 2026 market conditions and fluctuate based on inventory, condition, and lot premium. New construction pricing from builders may differ from resale values.
Thinking About FishHawk Ranch?
I know every section, every builder, and every CDD fee in this community. Let's find the right fit for your budget and lifestyle.
Which Builders Are Active in FishHawk Ranch?
One of FishHawk's strengths is the variety of builders operating within the community. You're not locked into a single builder's floor plans or price point. Here's who's currently building or has recently completed homes in FishHawk.
- Homes by WestBay: One of the most active builders in FishHawk, known for open floor plans, energy-efficient construction, and a strong reputation in the Tampa Bay market. WestBay has built in multiple FishHawk sections including Starling.
- David Weekley Homes: A national builder with a strong presence in FishHawk. Known for quality craftsmanship, customizable floor plans, and a focus on energy efficiency. David Weekley builds in several FishHawk sections.
- Ashton Woods: A design-focused builder offering contemporary floor plans with a lot of standard features that other builders charge extra for. Active in FishHawk's newer phases.
- Taylor Morrison: A large national builder with a range of floor plans from the mid-$300s to the high $500s. Taylor Morrison is known for their energy-efficient designs and has been building in FishHawk for several years.
- Cardel Homes: A regional builder offering mid-range to premium homes with flexible floor plans. Cardel has built in several FishHawk sections.
New Construction vs. Resale in FishHawk
You have a genuine choice here, which is one of the things that makes FishHawk attractive right now. New construction gives you the latest floor plans, current building codes, brand-new appliances and systems, and a builder warranty. Resale homes in the older sections give you mature landscaping, established neighborhoods, and often a lower price per square foot - plus you're not waiting months for construction to finish.
My honest advice: if you're not in a rush, tour both. Walk a model home in Starling or FishHawk West, then look at a few resales in the original FishHawk Ranch sections. You'll get a feel for the trade-offs quickly. And keep in mind that CDD fees on newer construction phases tend to be higher than on older sections where some bond debt has already been paid down.
Schools in FishHawk Ranch
Schools are the number-one reason families choose FishHawk over other communities in the area. The school zone here is one of the strongest in all of Hillsborough County, and I'm not exaggerating. All three primary zoned schools carry A ratings.
- Bevis Elementary (A-rated): Located within the FishHawk community, Bevis is a neighborhood school in the truest sense. Many kids walk or bike to school. It's a high-performing school with strong parent involvement and a community feel that bigger schools can't replicate.
- Barrington Middle School (A-rated): Also located within FishHawk, Barrington offers advanced academic programs and a wide range of extracurricular activities. The school's proximity to the community means short commutes and easy involvement for parents.
- Newsome High School (A-rated): Newsome is one of the top public high schools in Hillsborough County. Strong academics, competitive athletics, and a range of AP and honors courses. Newsome consistently produces National Merit Scholars and has high college acceptance rates.
The fact that all three schools are not just within the zone but physically located in or adjacent to the community is a massive advantage. Your kids aren't sitting on a bus for 45 minutes each way. For a deeper look at how school zones work in this area, check my Hillsborough County school zones guide. If you are also exploring nearby communities, compare the best neighborhoods in Valrico and see how Brandon compares to Valrico for families and commuters.
FishHawk Ranch Amenities
This is where FishHawk really separates itself from other communities in the Brandon/Lithia area. The amenity package here is extensive - and it's a big part of what your CDD and HOA fees are paying for.
The Aquatic Club
The Aquatic Club is FishHawk's flagship amenity center, featuring a resort-style swimming pool, lap pool, splash pad for younger kids, a fitness center, and event space. It's the social hub of the community and hosts events throughout the year. If you've ever paid for a gym membership and a community pool membership separately, you already know what these would cost you elsewhere.
The Osprey Club
The Osprey Club serves the Trails section with its own pool, fitness area, and gathering spaces. Having a second amenity center means less crowding and more convenience for residents on the eastern side of the community.
The Palmetto Club
The newest amenity center in FishHawk, the Palmetto Club features a pool, playground, and event space. As the community has grown, adding this third center ensures that amenities keep pace with the population.
Trails, Parks, and Recreation
- 40+ miles of paved trails: Connecting every section of the community. Ideal for biking, jogging, walking the dog, or letting older kids get around independently.
- Sports fields: Soccer, baseball, and multi-use fields throughout the community. FishHawk's youth sports leagues are active and well-organized.
- Playgrounds: Multiple playground areas spread across the community, so there's always one within walking distance.
- Dog park: A dedicated off-leash area for dogs.
- Community events: FishHawk runs a full calendar of events - movie nights, food truck rallies, holiday celebrations, 5K runs, and seasonal festivals. It's one of the most socially active communities I work in.
CDD Fees in FishHawk Ranch - The Honest Breakdown
Let's talk about the elephant in the room. FishHawk is a CDD community, and the fees are not insignificant. Every home in FishHawk pays a CDD assessment that appears on your annual property tax bill. The amount varies depending on which section and phase your home is in.
| CDD Component | Typical Annual Range | Monthly Equivalent |
|---|---|---|
| Bond repayment (debt service) | $1,200 - $2,400 | $100 - $200 |
| Operations & maintenance | $600 - $1,200 | $50 - $100 |
| Total CDD assessment | $1,800 - $3,600 | $150 - $300 |
Add HOA fees of $100-$200/month on top of that, and you're looking at $250-$500/month in community fees before your mortgage, property taxes, and insurance. That's real money, and you need to budget for it.
Here's the nuance that matters: older sections of FishHawk (the original Ranch sections built in the early 2000s) have had their bonds paying down for over a decade. Their CDD fees are on the lower end of the range. Newer sections like Starling, where bonds were recently issued, carry higher CDD fees because the full bond balance is still outstanding.
Is it worth it? That depends on how you use the amenities and how much you value the schools and community lifestyle. I've had clients who calculated that between a gym membership, pool club, and youth sports fees, they'd spend $200-$300/month anyway - so the CDD made sense for them. I've also had clients decide the fees were a dealbreaker and chose a non-CDD neighborhood in Brandon instead. Both are valid decisions. For a complete breakdown of how CDDs work, read my CDD fee guide for Florida buyers.
HOA Rules and Community Standards
FishHawk has an active HOA that enforces community standards. If you're coming from a neighborhood without an HOA, here's what to expect.
- Architectural review: Exterior modifications, additions, fences, and even paint colors need approval before you proceed. This keeps the community looking consistent and protects property values.
- Lawn and landscaping: You're expected to keep your yard maintained. The HOA sends violation notices for overgrown lawns, dead landscaping, and unkempt areas.
- Parking: Boats, RVs, and commercial vehicles can't be parked in your driveway or on the street for extended periods. Some sections have stricter overnight parking rules.
- Rentals: FishHawk has rental restrictions. Most sections require a minimum lease term (typically 12 months) and limit the percentage of homes that can be rented at any given time. If you're thinking about buying as an investment and renting it out, verify the specific rental rules for the section you're considering.
- Pets: There are leash requirements and breed or size restrictions in some sections. Check the specific covenants for details.
The HOA enforcement is something you either appreciate or resent. I find that most buyers who choose FishHawk value the consistency and maintained appearance. If you want more freedom to park your boat in the driveway or paint your house whatever color you want, FishHawk might not be the right fit.
Commute Times from FishHawk Ranch
The commute is the main trade-off for living in FishHawk. You're getting an incredible community, but you're not five minutes from downtown Tampa. Here's what to realistically expect.
