FishHawk Ranch, Lithia FL: Complete 2026 Guide

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.

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.

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.

Destination	Distance	Drive Time (Non-Rush)	Drive Time (Rush Hour)
Downtown Tampa	~25 miles	30-35 min	45-60 min
Brandon Town Center	~12 miles	18-22 min	25-35 min
MacDill Air Force Base	~28 miles	35-40 min	50-70 min
Westshore Business District	~22 miles	28-35 min	40-55 min
Tampa International Airport	~30 miles	35-40 min	50-65 min
Riverview / US-301	~8 miles	12-15 min	20-25 min

The I-75 northbound on-ramp at Big Bend Road is the main route into Tampa from FishHawk, and it gets congested during peak hours. Some residents use the Selmon Expressway (toll road) to shave time off the commute into downtown Tampa and the Westshore area. If you work remotely, even part-time, FishHawk becomes an even stronger choice since the commute is less of a factor.

Pros and Cons of Living in FishHawk Ranch

I always give my clients the full picture. Here's the honest assessment.

Pros

• ✓ All A-rated schools - Bevis Elementary, Barrington Middle, and Newsome High are among the best in Hillsborough County
• ✓ Resort-style amenities including three clubhouses, pools, splash pads, and a fitness center
• ✓ 40+ miles of paved trails connecting every section of the community
• ✓ Active community social calendar with events year-round
• ✓ Multiple builders offering a range of floor plans and price points
• ✓ New construction still available alongside established resale inventory
• ✓ Low crime rates - 33547 consistently reports below-average crime for Hillsborough County
• ✓ Strong property values and resale demand
• ✓ Well-maintained common areas and landscaping throughout

Cons

• ✗ CDD fees add $150-$300/month on top of HOA - total community fees can reach $500/month
• ✗ Longer commute to Tampa, especially during rush hour (45-60 min to downtown)
• ✗ HOA restrictions limit what you can do with your property (no boats in driveway, architectural review required)
• ✗ Newer sections have smaller lot sizes compared to surrounding Lithia properties
• ✗ Premium pricing - you'll pay more per square foot than most Brandon or Riverview neighborhoods
• ✗ Limited dining and shopping within FishHawk itself - you'll drive to Brandon or Riverview for most retail
• ✗ Some sections have construction activity as new phases are built out

Who Is FishHawk Ranch Best For?

FishHawk is ideal for:

• Families with school-age children who prioritize A-rated schools above all else
• Active families who will use the trails, pools, sports fields, and community events regularly
• Buyers relocating from out of state who want a turnkey community with everything built in
• Families who value a strong sense of community and want to know their neighbors
• Buyers who can comfortably afford the combined HOA + CDD fees on top of their mortgage

FishHawk might not be the best fit for:

• Budget-conscious buyers who want to minimize monthly carrying costs - the CDD and HOA add up
• People who commute daily to downtown Tampa or MacDill and need a short drive
• Buyers who want acreage, privacy, or the freedom to use their property without HOA oversight
• Investors looking for rental properties - rental restrictions can limit your flexibility
• Buyers who don't plan to use the amenities - you're paying for them regardless

If the commute or CDD fees are dealbreakers, I'd steer you toward the established Brandon neighborhoods like Bloomingdale or Heather Lakes, which offer A-rated school zones without CDD fees and a shorter drive to Tampa.

Frequently Asked Questions About FishHawk Ranch

What are the total monthly fees for living in FishHawk Ranch?

Expect to pay $250-$500/month in combined HOA and CDD fees, depending on the section of FishHawk you buy in. Older sections have lower CDD fees because their bonds have been paying down longer. Newer sections like Starling carry higher CDD assessments. These fees are on top of your mortgage payment, property taxes, and homeowner's insurance. I always run the full monthly cost calculation for my clients before they make an offer.

What schools are zoned for FishHawk Ranch?

FishHawk Ranch is zoned for Bevis Elementary (A-rated), Barrington Middle School (A-rated), and Newsome Senior High School (A-rated). All three schools are located within or immediately adjacent to the community, making for short commutes and strong parent involvement. These are consistently among the highest-rated public schools in Hillsborough County.

Is FishHawk Ranch still building new homes?

Yes. As of 2026, several builders are actively selling and constructing new homes in FishHawk, primarily in the Starling section and parts of FishHawk West. Builders including Homes by WestBay, David Weekley, Ashton Woods, and Taylor Morrison have available floor plans and inventory. New phases are being planned, so the community will continue growing for the next several years.

How far is FishHawk Ranch from Tampa?

FishHawk Ranch is approximately 25 miles southeast of downtown Tampa. In normal traffic, the drive takes 30-35 minutes. During rush hour (7-9 AM and 4-6:30 PM), expect 45-60 minutes. Most residents commute via I-75 north to the Selmon Expressway. Brandon Town Center is about 12 miles and 18-22 minutes away for everyday shopping and errands.

Can I rent out my home in FishHawk Ranch?

FishHawk has rental restrictions that vary by section. Most require a minimum 12-month lease term, and some sections cap the total percentage of homes that can be rented at any given time. If you're buying with the intention of renting the home - either now or in the future - verify the specific rental restrictions for the section you're considering before you make an offer.

What is the crime rate in FishHawk Ranch?

FishHawk Ranch and the 33547 ZIP code consistently report crime rates well below the Hillsborough County average. The combination of an active community, well-lit streets, trail activity at all hours, and engaged residents contributes to a safe environment. While no community is completely crime-free, FishHawk is one of the safest areas in the greater Tampa Bay region.

Are FishHawk Ranch CDD fees tax deductible?

No. CDD fees are classified as special assessments, not ad valorem property taxes, and are not deductible on your federal income tax return. This is a common misconception. Only the regular property tax portion of your tax bill qualifies for the deduction. For more details on how CDD fees work, read my complete CDD fee guide.

When was FishHawk Ranch established?

FishHawk Ranch was established in 2001. Development began when Newland Communities started building on approximately 3,800 acres of former ranch land in Lithia, Florida. The first homes were completed and sold in 2001-2002.

Who developed FishHawk Ranch?

FishHawk Ranch was developed by Newland Communities, one of the largest private residential developers in the United States. Newland was later acquired by Brookfield Asset Management and now operates as Brookfield Residential. Multiple homebuilders including Homes by WestBay, David Weekley, Ashton Woods, and Taylor Morrison have built homes within the community.

How many homes are in FishHawk Ranch?

FishHawk Ranch has over 4,500 completed homes as of 2026, with a projected buildout of approximately 5,000+ homes. The community spans roughly 3,800 acres across multiple sub-neighborhoods.

What is the CDD fee in FishHawk Ranch?

CDD (Community Development District) fees in FishHawk Ranch range from approximately $150 to $300 per month depending on the section and phase. Older sections like the original FishHawk Ranch have lower CDD fees because their bonds have been paying down since the early 2000s. Newer sections like Starling carry higher CDD fees.

Sources: Hillsborough County Property Appraiser, Hillsborough County School District, GreatSchools.org, FishHawk Ranch Community Development District records, Stellar MLS data, and FishHawk Ranch HOA. Prices, fees, and school ratings are subject to change. Always verify current CDD and HOA fees for specific properties before purchasing.

Interested in FishHawk Ranch? Let's Find Your Home

FishHawk is one of my favorite communities to show buyers because the reaction is almost always the same - people drive in, see the trails and the amenity centers and the schools, and they just get it. But it's not the right fit for everyone, and I'll always be straight with you about whether it makes sense for your situation and budget.

Barrett Henry | REMAX Collective
Phone/Text: (813) 733-7907
Email: barrett@nowtb.com
Website: NOWtb.com

Whether you want to tour new construction in Starling, look at resales in the original Ranch sections, or compare FishHawk to other communities in the area, I'm happy to help. No pressure, no sales pitch - just honest guidance from someone who knows this community inside and out.

About the Author: Barrett Henry is a licensed real estate agent with REMAX Collective, specializing in the Brandon, Lithia, Valrico, and Riverview areas of Tampa Bay. He helps buyers and sellers navigate the local market with data-driven advice and firsthand community knowledge. Contact Barrett at (813) 733-7907 or barrett@nowtb.com.

Related Guides You Might Find Helpful

• Best Neighborhoods in Brandon FL for Families
• CDD Fees in Florida: What Every Buyer Needs to Know
• Hillsborough County School Zones Guide
• New Construction Homes in Tampa Bay
• Cost of Living in Brandon FL

Last Updated: July 2026.