South Shore Bay is a brand-new community by Lennar Homes in Wimauma, FL - an area that most Tampa Bay buyers haven't even considered yet. Located south of Riverview in the 33598 zip code, South Shore Bay is part of a wave of new construction pushing into south Hillsborough County where land is still plentiful and prices are significantly lower than anything you'll find in Brandon, Riverview, or Valrico. I'm Barrett Henry with REMAX Collective, and I've been watching this corridor closely as builders move south looking for affordable land. This guide covers everything you need to know about South Shore Bay: what Lennar is building, what it costs, what the trade-offs are, and whether Wimauma makes sense for your situation.
| Detail | South Shore Bay |
|---|---|
| Builder | Lennar (Everything's Included) |
| Location | Wimauma, FL 33598 (south Hillsborough County) |
| Price Range | $180,000-$260,000 (opening prices) |
| Home Sizes | 1,200-2,800+ sq ft, 3-5 bedrooms |
| Lot Sizes | 40-ft, 50-ft, and 60-ft wide lots |
| CDD | Yes (estimated $1,200-$1,800/year) |
| HOA | Yes (estimated $75-$125/month) |
| Planned Amenities | Clubhouse, pool, playground, walking trails, sports courts |
| Schools | Wimauma Elementary, Eisenhower Middle, East Bay High |
| Zip Code | 33598 |
What Is South Shore Bay?
South Shore Bay is a large-scale master-planned community being developed by Lennar, one of the biggest national homebuilders operating in the Tampa Bay market. The community is located off U.S. 301 in Wimauma, south of the Sun City Center area and well south of the Riverview communities most buyers are familiar with.
Lennar is building South Shore Bay under their "Everything's Included" (EI) model, which means the base price of each home includes upgrades that other builders charge extra for - granite countertops, stainless steel appliances, upgraded cabinets, tile in wet areas, and smart home technology. There are no design center visits, no agonizing over option packages, and no price creep from add-ons. The price you see is the price you get.
The community is planned for several hundred homes across multiple phases, with the first phases now under construction. Lennar is offering a range of floor plans across three lot widths (40-ft, 50-ft, and 60-ft), targeting buyers from first-time purchasers to growing families looking for more space at a lower price point than what's available further north.
Why Wimauma Is the Next Growth Area
Five years ago, almost nobody was looking at Wimauma for new homes. It was agricultural land - strawberry fields, cattle ranches, and not much else. That's changing fast, and here's why:
- Land is cheap. Developers can buy large parcels in Wimauma at a fraction of what land costs in Riverview or Brandon. That savings gets passed directly to buyers in the form of lower home prices.
- I-75 access is reasonable. Wimauma sits along the U.S. 301 corridor with connections to I-75 via Big Bend Road and SR-674. It's not a quick commute to downtown Tampa, but for buyers who work in south Hillsborough, MacDill, or even Sarasota County, the drive works.
- Infrastructure is coming. Hillsborough County has plans for road improvements along the 301 corridor, and commercial development follows rooftops. As more homes go in, the retail and services will follow.
- Builder confidence. When Lennar, one of the largest homebuilders in the country, commits to a large community in an area, it signals long-term confidence in the growth trajectory. They've done the market research.
- Price pressure in Riverview. Riverview new construction prices have climbed steadily over the last several years. Buyers who are priced out of Riverview are looking south - and Wimauma is where they're landing.
I'll be straightforward: Wimauma is still early in its development cycle. You're buying into potential here, not a finished product. The area doesn't have the retail, restaurants, or amenities that Riverview and Brandon have. But if you're willing to be a little patient and you want a new home at a price that's hard to beat anywhere else in Hillsborough County, South Shore Bay deserves a serious look.
Home Models and Pricing at South Shore Bay
Lennar is offering multiple collections at South Shore Bay, each tied to a lot width. Here's what to expect at opening prices:
| Collection | Lot Width | Sq Ft Range | Bedrooms | Starting Price |
|---|---|---|---|---|
| Americana | 40 ft | 1,200-1,700 sq ft | 3-4 BR / 2 BA | ~$180,000-$210,000 |
| Heritage | 50 ft | 1,700-2,300 sq ft | 3-5 BR / 2-3 BA | ~$210,000-$240,000 |
| Executive | 60 ft | 2,200-2,800+ sq ft | 4-5 BR / 3 BA | ~$240,000-$260,000 |
Every home comes standard with Lennar's Everything's Included package. That means you're getting upgrades that most builders in the area charge $15,000-$30,000 extra for:
- Granite kitchen countertops
- Stainless steel appliance package
- 42-inch upper cabinets
- Tile flooring in wet areas
- Covered lanai (screened pation)
- Lennar smart home technology (Wi-Fi thermostat, smart lock, video doorbell)
- Full yard sod and irrigation system
- Blinds throughout
The EI model is one of the things I like most about Lennar for budget-conscious buyers. With other builders, you tour the model home loaded with $40,000 in upgrades, fall in love with it, and then realize the base home looks nothing like what you saw. With Lennar, the model is the base. What you see is what you get.
Planned Amenities at South Shore Bay
South Shore Bay is planned to include a full amenity package once the community is built out. Here's what Lennar has on the plans:
- Community clubhouse - Central gathering space with event room and fitness equipment
- Resort-style pool - Lap pool and separate splash area
- Playground - Dedicated children's play area
- Walking and jogging trails - Connecting through the community's green spaces and conservation areas
- Sports courts - Basketball and volleyball
- Open green spaces - Parks and picnic areas throughout the community
Keep in mind that in a new community like this, amenities are built in phases. The clubhouse and pool typically come online once a certain number of homes are sold and occupied - usually within the first year or two of initial closings. Early buyers should expect to wait before the full amenity package is available. That's standard for any new construction community, but worth noting if a pool on day one is important to you.
CDD and HOA Fees at South Shore Bay
Like virtually every new construction community in the Tampa Bay area, South Shore Bay has both a CDD (Community Development District) and an HOA. Here's how they break down:
CDD Fees
The CDD at South Shore Bay finances the community's infrastructure - roads, water and sewer lines, stormwater management, streetlights, and amenity construction. The estimated annual CDD assessment is $1,200-$1,800 per year ($100-$150/month), which appears on your annual Hillsborough County property tax bill. The bond portion is fixed for the life of the bond (typically 25-30 years), while the operations and maintenance portion can increase over time.
For a deeper explanation of how CDDs work and what they pay for, read my complete CDD fee guide.
HOA Fees
The HOA at South Shore Bay is estimated at $75-$125/month and covers amenity maintenance, common area landscaping, and community standards enforcement. This is paid directly to the HOA management company, separate from your property tax bill.
Total estimated monthly fees (CDD + HOA): $175-$275/month. That's in addition to your mortgage, property taxes, and homeowners insurance. I always run the full monthly cost calculation for my buyers - the sticker price of the home is only part of the picture.
Schools Serving South Shore Bay
South Shore Bay falls within the following Hillsborough County public school zones:
- Elementary: Wimauma Elementary
- Middle: Eisenhower Middle School
- High: East Bay High School
I'll be honest - the schools serving the Wimauma area don't carry the same ratings as what you'll find in the Brandon, Valrico, or FishHawk zones. If school grades are your top priority, that's a factor to weigh carefully. Some families in this area opt for charter schools or school choice programs to access higher-rated campuses. Hillsborough County does offer school choice, so there are options - but they require planning and aren't guaranteed.
It's worth noting that as more families move into the area and enrollment grows, there's been discussion about new school construction in south Hillsborough County. Growth tends to bring new schools eventually, but there's no confirmed timeline as of this writing.
Location and Commute Realities
This is the section where I need to be completely transparent, because location is both the biggest advantage and the biggest trade-off of buying in South Shore Bay.
The advantage: The price. You're getting a brand-new Lennar home with included upgrades at a price point that doesn't exist in Riverview or Brandon anymore. That's directly because of the location.
The trade-off: You're further south than most buyers are used to. Here's what the commute looks like from South Shore Bay:
| Destination | Distance | Drive Time (No Traffic) | Drive Time (Rush Hour) |
|---|---|---|---|
| Brandon / Westfield Mall | ~22 miles | 30 min | 40-50 min |
| Downtown Tampa | ~35 miles | 40 min | 55-75 min |
| MacDill AFB | ~30 miles | 35 min | 50-65 min |
| Riverview (US-301/Bloomingdale) | ~15 miles | 20 min | 25-35 min |
| Sun City Center | ~8 miles | 12 min | 15 min |
| I-75 (Big Bend Road) | ~10 miles | 15 min | 20 min |
If you work in downtown Tampa, you're looking at a serious commute - potentially over an hour each way during peak times. If you work in south county, the Riverview area, MacDill, or even Sarasota/Bradenton, the commute is more manageable. Remote workers, retirees, and military families at MacDill should find the location workable.
The U.S. 301 corridor is a two-lane road through much of this stretch, and it can get congested. Road widening and improvements are on Hillsborough County's long-range plans, but "long-range" means years, not months.
Shopping, Dining, and Services Near South Shore Bay
This is another area where I'll set realistic expectations. Wimauma is not yet a full-service area for everyday retail and dining. Here's the current situation:
- Groceries: The nearest major grocery stores are in Sun City Center or Riverview, about 10-20 minutes north. There's limited local retail in Wimauma proper.
- Restaurants: A handful of local spots in Wimauma, but for variety you're driving to Sun City Center or Riverview.
- Medical: South Bay Hospital in Sun City Center is the closest facility. Major medical centers in Brandon and Tampa are 25-40 minutes away.
- Shopping: Walmart, Target, and the full Brandon/Riverview retail corridor are 20-30 minutes north. There's a Walmart Supercenter in the Sun City Center/Ruskin area.
- Gas and convenience: Available along US-301 near the community.
The retail gap is real right now, but it's temporary. As rooftops go in across the new communities in the Wimauma corridor, commercial development will follow. That's the pattern we've seen play out in Riverview over the past decade - first the homes, then the shopping centers. If you're an early buyer, you're trading current convenience for future value.
Growth Outlook for Wimauma and South Hillsborough
Wimauma and the broader south Hillsborough corridor are positioned for significant growth over the next decade. Here's what's driving it:
- Multiple builders are active. Lennar isn't the only builder in the area. Several national and regional builders are acquiring land and planning communities along the US-301 and SR-674 corridors.
- Hillsborough County planning. The county's comprehensive plan designates south Hillsborough for continued residential and mixed-use growth. Infrastructure investment is planned to support that growth.
- Affordability is the draw. Tampa Bay's median home price has been rising steadily, pushing buyers further from the urban core. Wimauma offers new construction at price points that simply don't exist closer in.
- Sun City Center proximity. The established Sun City Center community nearby provides a baseline of retail, medical, and services that new Wimauma residents can access while the area develops.
My honest assessment: Wimauma in 2017 reminds me of Riverview in the early 2000s. It's not there yet, but the trajectory is clear. Buyers who get in early at today's prices stand to benefit from the area's growth - if they're patient and comfortable with the current limitations.
Pros and Cons of South Shore Bay
Pros
- Lowest new construction prices in Hillsborough County. Opening prices starting in the low $180Ks for a new Lennar home are hard to beat anywhere in the Tampa Bay market.
- Everything's Included. Lennar's EI package means no surprise upgrade costs. Granite, stainless steel, smart home tech, and covered lanai all come standard.
- Brand new everything. New roof, new AC, new appliances, new warranty. Nothing to fix, nothing to replace for years.
- Community amenities. Pool, clubhouse, playground, and trails are planned - typical resort-style amenity package for a community at this price is rare.
- Growth potential. Buying into an emerging area at the ground floor offers appreciation upside as the corridor develops.
- Builder reputation. Lennar is a publicly traded national builder with established warranty and customer service processes.
Cons
- Location is far south. Wimauma is 35+ miles from downtown Tampa. The commute to central Tampa is 45-75 minutes depending on traffic.
- Limited nearby retail and services. You'll be driving 10-20 minutes for groceries and basic errands until commercial development catches up.
- School ratings are a concern. The schools serving this area don't carry the same grades as Brandon, Valrico, or FishHawk zones.
- CDD + HOA fees add up. Estimated $175-$275/month in combined fees on top of your mortgage and taxes.
- Road infrastructure is still catching up. US-301 through this area is largely two lanes and can be slow during peak times.
- Resale uncertainty. As a new community in a developing area, resale values are less established than in proven markets like Brandon or Riverview.
- Smaller lot sizes. The 40-ft and 50-ft lot widths mean close neighbors. If you want space between homes, you'll need the 60-ft lots or look elsewhere.
Who Is South Shore Bay Best For?
South Shore Bay isn't for everyone, but it's an excellent fit for certain buyer profiles:
- First-time home buyers - If you're priced out of Brandon and Riverview but want a new home in Hillsborough County, South Shore Bay's opening prices are the most accessible in the market right now.
- Commuters who work south of Tampa - If your job is in Sun City Center, Ruskin, Apollo Beach, MacDill AFB, or even Sarasota County, the commute from Wimauma is reasonable.
- Remote workers - If you don't commute daily, the location trade-off disappears. You get a new home with a full amenity package at a fraction of what you'd pay in Riverview.
- Investors - The combination of low entry price, new construction, and a growth corridor makes South Shore Bay attractive for rental investors. Rental demand in south Hillsborough County is strong.
- Military families - MacDill AFB personnel who want to maximize their BAH can get significantly more home in Wimauma than in Brandon or Riverview.
- Retirees looking at alternatives to Sun City Center - If you want a newer home near Sun City Center without the 55+ age restriction, South Shore Bay is worth considering.
South Shore Bay vs. Riverview New Construction
The most common comparison I get is "Why not just buy in Riverview?" Here's the honest side-by-side:
| Factor | South Shore Bay (Wimauma) | Typical Riverview New Construction |
|---|---|---|
| Starting Price | ~$180,000 | ~$250,000-$280,000 |
| Price for 2,000+ sq ft | ~$210,000-$240,000 | ~$300,000-$350,000 |
| CDD Fees | $100-$150/mo | $125-$250/mo |
| Drive to Brandon | 30-50 min | 10-20 min |
| Drive to Tampa | 40-75 min | 25-45 min |
| Nearby Retail | Limited (Sun City Center) | Extensive (US-301, Bloomingdale) |
| School Ratings | Lower | Mixed (some B/A rated) |
| Community Maturity | Brand new, still developing | Established neighborhoods nearby |
The math is simple: South Shore Bay gives you $50,000-$100,000 less in purchase price compared to equivalent Riverview new construction. That translates to a significantly lower monthly payment. The trade-off is a longer commute and fewer nearby services. Whether that trade-off works depends entirely on your daily routine and priorities.
For a full look at what's available north of here, check my Riverview new construction communities guide.
South Shore Bay Wimauma - Frequently Asked Questions
How much do homes cost in South Shore Bay?
Opening prices at South Shore Bay range from approximately $180,000 for a 3-bedroom home on a 40-ft lot to $260,000+ for a 5-bedroom home on a 60-ft lot. All homes include Lennar's Everything's Included upgrade package at no additional cost. These are opening-phase prices and may increase as the community builds out and demand grows.
Does South Shore Bay have CDD fees?
Yes. South Shore Bay has a CDD with estimated annual assessments of $1,200-$1,800 per year ($100-$150/month). The CDD fee appears on your Hillsborough County property tax bill and pays for the community's infrastructure bonds and ongoing maintenance. For a complete explanation of how CDDs work, see my CDD fee guide.
What schools serve South Shore Bay in Wimauma?
The current school zones are Wimauma Elementary, Eisenhower Middle School, and East Bay High School. School choice options are available through Hillsborough County Public Schools if you'd prefer to apply to other campuses. As the area grows, new schools may be built to serve the increasing student population in south Hillsborough County.
How far is South Shore Bay from Tampa?
South Shore Bay is approximately 35 miles from downtown Tampa. Without traffic, the drive takes about 40 minutes. During weekday rush hours, expect 55-75 minutes depending on conditions along I-75 and US-301. The community is closer to Sun City Center (about 8 miles) and Riverview (about 15 miles).
Is Wimauma a good area to buy a home?
Wimauma is a rapidly developing area with strong growth potential. It offers the most affordable new construction in Hillsborough County, which attracts first-time buyers, investors, and anyone willing to trade proximity for price. The area is still early in its development - retail and services are limited compared to Riverview or Brandon - but that gap is expected to close as more communities are built and the population grows.
What is Lennar's Everything's Included program?
Lennar's Everything's Included (EI) means that the base price of every home includes upgrades that other builders typically charge extra for: granite countertops, stainless steel appliances, upgraded cabinets, tile in wet areas, smart home technology, covered lanai, full sod, and blinds. There's no separate design center or option pricing. The listed price is the all-in price for the home as shown in the model.
Sources
- Lennar Homes - South Shore Bay community information and floor plan data
- Hillsborough County Property Appraiser - Tax and CDD assessment data
- Hillsborough County Public Schools - School zone assignments
- Hillsborough County Planning Commission - Growth and infrastructure planning documents
- Stellar MLS - Market pricing data for Wimauma 33598 and Riverview comparables
Curious About South Shore Bay? Let's Take a Look
I've toured the South Shore Bay models and can walk you through the floor plans, pricing, CDD details, and the real pros and cons of buying in Wimauma. Whether you're a first-time buyer stretching your budget or an investor looking at south Hillsborough County, I'll give you the honest breakdown so you can decide if this community fits your situation.
Barrett Henry | REMAX Collective
Direct: (813) 733-7907
Email: barrett@nowtb.com
Website: NOWtb.com
Call, text, or email anytime. No pressure, no obligation - just straightforward answers from a local agent who knows this market.
Barrett Henry is a licensed real estate agent with REMAX Collective, specializing in the Tampa Bay area including Brandon, Riverview, Valrico, Wimauma, and surrounding communities. With hands-on experience in new construction, resale homes, and investment properties across east and south Hillsborough County, Barrett provides buyers and sellers with honest, data-driven guidance.
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Last Updated: . Data sourced from Lennar Homes, Hillsborough County Property Appraiser, Hillsborough County Public Schools, and Stellar MLS. Prices, CDD fees, HOA fees, and school assignments are subject to change. Verify all details directly with the builder and Hillsborough County before purchasing.