55+ communities in the Tampa area: costs, HOA fees and amenities compared

What a 55+ community is under the law

A 55+ community is a legal designation. Under Florida law and federal rules, housing qualifies as housing for older persons if at least 80% of occupied units have at least one resident aged 55 or older, the community publishes and follows policies showing that intent, and it verifies ages under HUD rules. That lets the community set age rules that would otherwise conflict with fair housing law.

Because only 80% of units must meet the test, each community sets its own rules on younger residents, guests and how long they can stay. Read those rules in the declaration and HOA documents, not just the marketing.

Tampa-area 55+ communities compared

Figures below are as listed by 55places.com in September 2026 and can change. Confirm current fees with each association.

Sun City Center and Kings Point

Sun City Center is an age-restricted community in southern Hillsborough County, founded in 1961, with a 2020 population of 30,952. The Sun City Center Community Association runs a large club and activity program, and golf carts can be driven on community streets during daylight hours. 55places lists about 9,500 homes, three amenity campuses and eight golf courses with 162 holes across the wider area. It is resale only.

Kings Point is a separate gated community within Sun City Center, not affiliated with the Sun City Center Community Association, with 5,277 single-family homes and villa condos and more than 100 separate homeowners associations. Its listed fees, $425 to $775 a month, include exterior maintenance, landscaping, water, sewer, garbage, cable, internet, security and pest control, which is why they are higher than many basic HOA fees.

Newer 55+ communities

• Valencia del Sol (Wimauma): built by GL Homes from 2017, with 565 single-family homes and villas behind gates, a 25,000-square-foot clubhouse, tennis and pickleball courts, and a lifestyle director.
• Encore at FishHawk Ranch: 240 single-story homes by David Weekley Homes inside the FishHawk Ranch master plan, with its own 5,000-square-foot clubhouse and access to master-plan amenities. FishHawk Ranch CDD assessments for fiscal year 2027 run from $1,198.49 to $2,097.30 a year per unit, on top of HOA fees, so confirm whether the home you want is in that district.
• Del Webb Bexley (Land O' Lakes): 850 homes built 2018 to 2023 in Pasco County, with a 17,000-square-foot clubhouse. It is now resale only.

For new homes more broadly, see new construction in Tampa.

How to compare the real monthly cost

Two communities with similar prices can differ by hundreds of dollars a month once fees are counted. For each home, collect:

• HOA fees: master and sub-association, and exactly what each covers (lawn care, exterior maintenance, cable and internet, security, water).
• CDD assessments: check the parcel's tax bill on the county tax collector site for non-ad valorem assessments.
• Club or amenity fees: some golf and social clubs charge separately.
• Property tax and insurance: estimate taxes from your price and apply for homestead if it will be your main home. See Hillsborough County property tax.
• Special assessments: ask whether any are approved or planned, especially in older communities with ageing clubhouses, pools or villa roofs.

The Florida downsizing guide covers planning a move, and the cost of living in Tampa page covers utilities and insurance.

Other checks before you buy

• Age and occupancy rules: ask for the written policy on residents under 55, visiting family and rentals.
• Flood and evacuation zone: Hillsborough County revised its evacuation zones for 2026, expanding Zone A along the coast and the Alafia River and adding more mobile and manufactured home communities. Check both zones for the address. See the Tampa flood zone guide.
• Distance to care: map the drive to the hospitals and doctors you use.
• Villa and condo documents: attached homes may be condominiums with their own budgets and reserve rules.

Common questions

Sources

• Florida Senate: Section 760.29, Florida Statutes (housing for older persons)
• Cornell LII: 24 CFR 100.305, 80 percent occupancy
• Sun City Center Community Association
• Wikipedia: Sun City Center, Florida
• 55places.com: Sun City Center
• 55places.com: Kings Point
• 55places.com: Valencia del Sol
• 55places.com: Encore at FishHawk Ranch
• 55places.com: Del Webb Bexley
• Fishhawk Ranch CDD: FY 2027 assessment schedule
• FOX 13 Tampa Bay: Hillsborough County adjusts hurricane evacuation zones (April 2026)