Sun City Center Proper
The original community.
6,200+ homes. 11,000+ residents. Not gated. More than 100 individual HOAs. Single-story homes from under 1,000 to over 3,000 square feet.
Key Facts
HOA fees $25 to $700+ monthly.
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Sun City Center
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America's #1 Senior Living ZIP Code
Sun City Center,
Florida.The Authority Guide to America's #1 Senior Living ZIP Code
You spent forty years working for this. The last thing you should do is guess your way into the wrong house.
This is the local guide. Real numbers. Real neighborhoods. Real people who live here.
By Dewey Kopenga and Travis Penny. Updated June 2026
ZIP 33573. Hillsborough County, Florida. Founded 1961 by Del Webb.
33,000+
Residents in ZIP 33573
1961
Founded by Del Webb
$257K
Median Home Price
60 ft
Above Sea Level
200+
Clubs and Organizations
1
Hospital On Site
"Consistently ranked the number one senior living ZIP code in the United States."
Why Sun City Center
Five things every other community wishes it had.
One ZIP. More than 100 Neighborhoods.
Sun City Center is not one community. It is more than 100 neighborhoods sharing one address and one amenity ecosystem. The neighborhood you pick decides your monthly cost, your daily rules, and what you can do at home. Pick the wrong one and the home will not feel right after closing. Pick the right one and you will feel it the day you move in.
Real Affordability.
Home prices run roughly 35 percent below comparable Tampa properties. Same square footage. Same vintage. A different price tag. Your money goes further here than almost anywhere else on the Gulf Coast.
Golf Cart Life.
Every street is approved for cart use. Most residents handle 90 percent of their daily errands without a car. Groceries. Doctor. Pharmacy. Restaurants. All reachable on a 20 mile per hour cart. You will be surprised how fast you stop using your driveway.
A Hospital Inside the Gates.
HCA Florida South Bay Hospital sits inside the community footprint. Most retirement communities are 15 to 30 minutes from the nearest emergency room. Here it is a few blocks. When something happens at 2 a.m., minutes matter.
60 Feet Above Sea Level.
Unusually high for coastal Florida. Outside the mandatory hurricane evacuation zone. Roughly 7 percent of properties carry meaningful flood risk per First Street Foundation. Insurance is materially better than coastal Florida. You can sleep through a storm here.
Section 04
Five communities. One address.
Before you look at a single listing, understand which of these five categories the property falls into. Each one has its own price, its own rules, and its own personality. Get this right and the rest of the search gets easier.
"Pick the neighborhood category before you pick a floor plan. The right home in the wrong category will not feel right after closing."
Section 06
Stop comparing fees. Compare total monthly cost.
The biggest mistake we see buyers make in Sun City Center is comparing the HOA fee on one listing to the HOA fee on another and assuming the lower number is the better deal. Fees here are not apples to apples. The lower fee often costs more once you add up everything it leaves out. The right comparison is total monthly cost of ownership.
| Cost Category | SCC Proper Home | Kings Point Condo |
|---|---|---|
| HOA fee | $100 | $558 |
| Lawn care | $100 to $150 | Included |
| Water and sewer | $80 to $110 | Included |
| Cable | $80 to $130 | Included |
| Internet | $60 to $90 | Included |
| Pest control | $40 to $60 | Included |
| Trash | $25 to $40 | Included |
| Total per month | $485 to $680 | $558 |
HOA fee
SCC Proper
$100
Kings Point
$558
Lawn care
SCC Proper
$100 to $150
Kings Point
Included
Water and sewer
SCC Proper
$80 to $110
Kings Point
Included
Cable
SCC Proper
$80 to $130
Kings Point
Included
Internet
SCC Proper
$60 to $90
Kings Point
Included
Pest control
SCC Proper
$40 to $60
Kings Point
Included
Trash
SCC Proper
$25 to $40
Kings Point
Included
Total per month
$485 to $680
$558
One-time fee at closing
The SCCCA Capital Fund Fee of $3,000 is paid by the buyer on every purchase in Sun City Center proper. Build it into your offer or your closing costs. Do not get surprised at the table.
Section 10
What 60 feet actually buys you.
Elevation as Strategy.
Sun City Center sits roughly 60 feet above sea level. That is unusually high for coastal Florida. It places the community outside the mandatory hurricane evacuation zone and dramatically lowers flood and storm surge risk compared to most of the state. When the news shows mandatory evacuations, you watch from your living room.
Real Safety. Real Numbers.
Consistently rated among the safest communities in Hillsborough County. A 1,200 person volunteer security patrol works in radio contact with the Hillsborough County Sheriff. Kings Point is fully gated 24 hours a day, 7 days a week. You can walk the neighborhood at 9 p.m. and feel exactly like you should feel.
The Insurance Conversation.
Florida insurance is harder than it was a decade ago. Sun City Center's inland location and elevation generally produce lower premiums than coastal Florida. Roof age is the single biggest factor in your quote. Always get insurance quotes before you remove your contingencies. We will help you do this.
Section 11
A buyer's market with real leverage.
The Sun City Center market in 2026 is one of the most buyer-favorable in central Florida. Inventory is up. Days on market are long. Prices have softened year over year. Sellers are negotiating. If you have been waiting for the right entry point, this looks like one.
$257K
Median sale price across all property types
66 to 82
Days on market. Buyer-favorable territory
~35%
Below comparable Tampa properties
| Property Type | Typical Range | Notes |
|---|---|---|
| Single-family home | $175K to $600K+ | All single-story. Average list around $340K |
| Duplex villa | $200K to $400K | Lower maintenance |
| Condominium villa | Low $100Ks to mid $400s | Most all-included. Concentrated in Kings Point |
| New construction | Low to mid $300s | The Preserve at La Paloma only |
Local Spotlight
Twenty-five reasons buyers stay.
The lifestyle starts on day one.
Sun City Center is not just a community. It is the front door to the most accessible stretch of the Gulf Coast in Florida. Beaches in 30 minutes. Tampa in 35. St. Petersburg in 45. 200 clubs and 8 golf courses inside the gates. Here is what your weekly calendar starts to look like.
INSIDEThe 200+ Clubs of the SCCCA
More than 200 active clubs across three amenity campuses, from pickleball to woodworking to ham radio.
ON SITE
NEARTampa Electric Manatee Viewing Center
Free year-round. Tampa Electric's Big Bend Power Station discharges warm water into a sanctuary that gathers hundreds of manatees in winter. Boardwalks, education center, observation tower.
8 miles
NEARLittle Manatee River State Park
2,400 acres of oak hammock, sand pine scrub, and oxbow wetlands along one of the cleanest blackwater rivers in Florida. Hiking, kayaking, primitive camping.
9 miles
BEACHESAnna Maria Island. Bean Point
The northern tip of Anna Maria Island. Considered by locals the most beautiful beach in the entire Tampa Bay region. Views of Egmont Key and the Sunshine Skyway. Best sunset on the Gulf Coast.
24 miles
CITYTampa Riverwalk and Sparkman Wharf
2.6-mile downtown waterfront promenade with parks, museums, restaurants, and water-taxi service. Sparkman Wharf is the food and drink hub at the end.
25 miles
CITYThe Salvador Dalí Museum
Largest collection of Dalí's work outside Spain. Architectural marvel on the St. Pete waterfront. Worth the trip just to see the building.
33 milesYour Team
One team. One inbox. From first call to keys.
You should not be passed around. You should not be calling four different numbers to get one answer. We built this for that exact reason. The realtor and the mortgage broker on the same call. The same inbox. The same plan.
Dewey Kopenga
Florida Real Estate Sales Associate. License SL3656230.
Tampa Bay based. Maine raised. Brought a Northeast work ethic south and never lost it. Knows Sun City Center, Kings Point, and Apollo Beach street by street. Specializes in helping out-of-state buyers navigate the layered HOA structures, the fee landscape, and the neighborhood-by-neighborhood differences that can make or break the right fit.
Direct (656) 216.6566
dewey@tophomesgroup.com
@dewey.deals
Top Homes Group at Keller Williams Realty
Travis Penny
Mortgage Broker. Florida and Maine. NMLS 1649161.
Originating residential mortgages since 2004. Hundreds of families closed across Maine and Florida. Specializes in out-of-state buyers, Maine to Florida moves, bridge financing, condo loans, jumbo, asset depletion, self-employed income, and DSCR investor programs through a nationwide lender network in 38 states. Brokers loans. Does not lend directly. Known online as the Home Loan GOAT.
Direct (207) 615.7770
Office (207) 842.6854
travis.mortgage
@homeloangoat
Vision Mortgage LLC. Company NMLS 1286953. Equal Housing Opportunity.
Need both?
Get Dewey and Travis on the same call.
One 30 minute conference call. Property strategy and financing in a single conversation, with both of us on the line. Most buyers get this done in one sitting. You should too.
Verify Travis Penny on NMLS Consumer Access at nmlsconsumeraccess.org under individual NMLS 1649161 or Vision Mortgage LLC under company NMLS 1286953. Verify Dewey Kopenga at the Florida Department of Business and Professional Regulation. All loans subject to credit and underwriting approval. Equal Housing Opportunity. The "Home Loan GOAT" name is a brand mark and is not a regulatory designation.
Frequently Asked
Frequently asked about Sun City Center.
The questions buyers ask us most. For 50+ more, see the full FAQ.
Sun City Center is consistently ranked the #1 senior living ZIP code in the United States. Founded in 1961 by Del Webb, it offers more than 200 clubs, eight golf courses, an on-site hospital, and an unusually high 60-foot elevation that places it outside the mandatory hurricane evacuation zone. Median home prices are roughly 35% below comparable Tampa properties.
Free Download
The 28 page Sun City Center Buyer's Playbook.
Everything worth knowing before you tour a single home. The five neighborhoods. The three governance layers. The complete fee picture. The 2026 market. The due diligence checklist. The Florida HOA law update. Free for serious buyers. No spam. No obligation.