When you’re thinking about buying a home near Tampa, one of the biggest questions buyers ask us — hands down — is: “How do the costs compare between Hillsborough County and surrounding areas?” With over 40 years of combined real estate experience right here in this market, we’ve helped hundreds of buyers and investors make smart decisions based on total cost of ownership — not just sticker price.
Today, we’re breaking it down in a way that’s clear, practical, and directly useful whether you’re a first-time buyer, relocating family, or seasoned investor.
1. Property Taxes — Hillsborough vs Pasco vs Pinellas (and Beyond)
One of the largest recurring expenses of homeownership is property tax.
Here’s what we see across the Tampa Bay region:
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Hillsborough County: Property taxes here tend to be very competitive compared to many major metro areas in Florida. Tax rates vary by city and district, but generally fall in the 1.0%–1.4% range of assessed value.
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Pinellas County: Often slightly higher overall tax rates than Hillsborough. Because Pinellas is more densely populated (think St. Petersburg & Clearwater), and sometimes offers more localized services, the millage rates can trend up.
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Pasco County: Historically a bit lower on average than Hillsborough and Pinellas. For many buyers, this can translate into thousands of dollars saved annually — especially on higher-priced properties.
But — and this is key — assessment value matters. A lower tax rate on a higher sale price doesn’t always mean “cheaper.” That’s why we always run side-by-side tax comparisons when we help clients evaluate property choices.
2. Homeowners Insurance — Geography & Risk Zones
Florida insurance costs are unique. Hurricanes, flooding, and storm surge risk push premiums higher than the national average. Here’s the local snapshot:
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Hillsborough County (Tampa, Brandon, Riverview): Generally mid-range insurance rates in Tampa Bay. Proximity to water and windstorm zones does increase premiums relative to inland areas, but being farther south than Pasco often helps with cost.
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Pasco County: Because parts of the county sit closer to the coast, and some areas are considered higher wind/storm risk, insurance can be slightly higher or more volatile depending on your exact location and elevation.
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Pinellas County: With more waterfront properties and higher density, insurance here can be among the most expensive in the region. For investors, that’s important to factor into cap rate projections.
The takeaway? Your specific flood zone, elevation, and building construction type (wind-mitigating features) are often more predictive of insurance cost than county alone. We always recommend getting insurance quotes early in your buying process so nothing surprises you at closing.
3. Community Development Districts (CDDs) — What They Are & What They Cost
CDDs are special financing districts used to build infrastructure in master-planned communities. They fund things like roads, lakes, street lights, trails, and more.
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Common in Newer Communities: Especially in fast-growing areas of Hillsborough and Pasco Counties.
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Annual CDD Fees: Can range from $1,000 to $5,000+ per year — depending on the community and total bond assessments.
Here’s what that means in real terms:
Two homes with the same list price could result in notably different annual costs if one has a CDD and the other doesn’t.
We walk every client through the CDD details before they write an offer. No surprises. No confusion.
4. Long-Term Cost Comparisons — Beyond Monthly Payments
Let’s be real: savvy buyers ask beyond today’s mortgage payment. They want to know:
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What will it cost in 5, 10, 20 years?
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Will taxes or insurance spike?
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Is this a good investment for resale or rentals?
Here’s how we frame it:
Hillsborough County
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Strong job market and population growth
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Major infrastructure investments
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Typically appreciated at or above regional average
Pasco County
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Often lower entry-price point
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Growing commuter demand
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Potentially higher appreciation upside in emerging areas
Pinellas County
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Premium coastal lifestyle
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Higher insurance & tax costs offset by strong resale demand and rental yields
We actually prepare custom long-term cost projections for most buyers — updating taxes, insurance estimates, HOA/CDD fees, and market trends — so you see the real picture, not just today’s list price.
Final Thoughts from Us — Emeri & Joe
Choosing where to buy isn’t just about the purchase price — it’s about total cost of ownership and how that fits into your goals.
Whether you’re buying in Hillsborough, Pasco, Pinellas, or beyond, we’ll walk you through:
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Exact tax comparisons
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Personalized insurance estimates
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Community impact fees & CDD obligations
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Resale & rental projections
Because in the Tampa Bay market — with 40+ years of combined experience — we know what matters most to smart buyers and investors: clarity, confidence, and a plan that actually works.
Ready to explore your options with real numbers and real guidance?
Let’s talk!
— Emeri & Joe Lewkowicz
The Lewkowicz Group | Tampa Bay Real Estate Experts
