At a glance
| Location | Unincorporated Hillsborough County (Lithia area), southeast of Tampa |
|---|---|
| CDD | Fishhawk Ranch CDD, formed April 30, 2019 by merging three earlier districts |
| Size | About 2,562.8 acres; 5,026 residential and commercial units |
| FY 2027 CDD assessment | $1,198.49 to $2,097.30 per unit per year |
| HOAs | FishHawk Ranch Homeowner's Association and Starling FishHawk Ranch Homeowner's Association, plus smaller associations |
| Amenities | Aquatic Club pools and fitness center, Starling Club pools, Palmetto Club |
What FishHawk Ranch is known for
FishHawk Ranch is a master-planned community in the Lithia area of unincorporated Hillsborough County, about 18 miles east-southeast of Tampa. Newland Communities bought 3,000 acres here in the late 1990s to develop it. It is known for its club amenities and trails, run by a single community development district created by a Hillsborough County ordinance effective April 30, 2019, which merged FishHawk CDD, FishHawk CDD II and FishHawk CDD III. The district covers about 2,562.8 acres and 5,026 residential and commercial units.
The CDD manages stormwater facilities and wetlands, entry monuments, landscaping of collector roads, neighborhood parks, trails and recreational amenity areas, including the Aquatic Club pools and fitness center, the Starling Club pools and the Palmetto Club, which can be rented.
Is FishHawk Ranch a good area to live?
It suits buyers who want a large planned community with pools, trails and parks run by the district, and who accept a longer drive to Tampa. The main cost to plan for is the layered fees: every home pays a CDD assessment of $1,198.49 to $2,097.30 a year for fiscal year 2027, plus HOA dues. Because FishHawk Ranch is outside Tampa city limits, county rules and services apply. Compare the total monthly cost with communities closer in before deciding.
FishHawk Ranch homes and prices
Our August 2026 Zillow data set does not include a FishHawk Ranch figure, so ask a local agent for recent sales in the same neighborhood and lot type. For context, nearby Valrico had a typical value of $414,955. The CDD's lot types show the range of homes:
Single-family homes
The CDD schedule lists detached homes on lots from 50 feet to 80 feet wide, plus custom lots. Wider lots pay higher CDD debt service in District III.
Townhomes, villas and cottages
Attached and smaller homes are in parts of Districts II and III, with their own CDD rates and often a sub-association fee. For more planned communities, see new construction in Tampa.
FishHawk Ranch CDD assessments for 2026-27
The district's fiscal year 2027 schedule sets an operations and maintenance assessment of $1,198.49 per unit for every lot type. Some sections also pay debt service on bonds issued in 2013, 2017 or 2020. The totals below will appear on the November 2026 Hillsborough County tax bill and include collection costs; owners can get a discount of up to 4% for paying early.
| Lot type (district area) | FY 2027 total per year |
|---|---|
| Single family (I) | $1,198.49 |
| Single family (II-03 / II-04 / II-17) | $1,586.77 / $1,581.47 / $1,601.21 |
| Townhome (II-03 / II-04 / II-17) | $1,491.31 / $1,485.72 / $1,500.54 |
| Villa or cottage (III) | $1,728.15 |
| Single family 50'/55', 60', 70', 80' (III) | $1,776.16 / $1,872.27 / $2,001.04 / $2,097.30 |
| Custom lots (III) | $2,096.93 |
To find which row applies, look up the parcel on the Hillsborough County Tax Collector site and match the CDD line on the latest bill.
Living in FishHawk Ranch
Amenities and trails
The Aquatic Club, Starling Club and Palmetto Club are district facilities, and the CDD maintains neighborhood parks and trails across the community.
Parks nearby
The Lithia area also has Lithia Springs Regional Park, Alderman's Ford Regional Park, the 2,963-acre Alafia River Corridor and the 5,515-acre Chito Branch Reserve.
Schools
Hillsborough County Public Schools assigns schools by address, and boundaries can change. Check the exact address in the district's school zone locator rather than relying on a listing, and read the Tampa schools guide for how to compare state grades.
Getting around
Plan on driving: Lithia is about 18 miles east-southeast of Tampa. Test the commute at the times you would actually travel.
HOA dues, taxes and flood checks
HOA costs on top of the CDD
FishHawk Ranch has two main homeowners associations, the FishHawk Ranch Homeowner's Association, Inc. and the Starling FishHawk Ranch Homeowner's Association, Inc., plus several smaller associations. They enforce covenants and deed restrictions and handle architectural review. The CDD does not publish HOA dues, so ask the seller or the management company for the current amount and any sub-association fee. Not every home with a FishHawk address is in this CDD: FishHawk IV CDD, for example, is separate.
Property tax
Unincorporated Hillsborough parcels in the base county district paid a total of 18.2515 mills for 2025, according to the Hillsborough County Property Appraiser, or about $1,825 a year for every $100,000 of taxable value before exemptions. CDD and other non-ad valorem charges are billed on top. The assessed value resets after a sale, so estimate from your purchase price. See Hillsborough County property tax.
Flood insurance
Look up the address with Hillsborough County's Find My FEMA Flood Zone tool or the FEMA Flood Map Service Center, and ask for an elevation certificate if the seller has one. The county's Floodplain Viewer also shows county-developed floodplain maps. Get a quote before your inspection period ends. The Tampa flood zone guide explains the maps.
- Evacuation zone: Hillsborough County revised its evacuation zones for 2026, expanding Zone A farther inland along the coast and Alafia River. Check the current zone for the address.
- Unincorporated status: confirm the jurisdiction on the property appraiser record.
Pros and cons of FishHawk Ranch
Pros
- District-run pools, fitness center, parks and trails.
- Published CDD rates, so you can see the assessment before you buy.
- Regional parks and preserves nearby.
Cons
- CDD assessments of $1,198.49 to $2,097.30 a year plus HOA dues.
- About 18 miles from Tampa, so commutes are longer.
- County, not city, services and rules.
Common questions
How much is the CDD fee in FishHawk Ranch?+
For fiscal year 2027, the Fishhawk Ranch CDD's total annual assessment runs from $1,198.49 to $2,097.30 per unit, depending on the lot type and whether the lot pays bond debt service. Every unit pays the same $1,198.49 operations and maintenance charge. The amount appears on the November 2026 Hillsborough County tax bill.
Is FishHawk Ranch in Tampa?+
No. FishHawk Ranch is in unincorporated Hillsborough County, in the Lithia area southeast of Tampa. Hillsborough County handles zoning and permits, and county rather than city tax rates apply. Confirm the jurisdiction and taxing district for any home on the property appraiser record.
What HOAs are in FishHawk Ranch?+
FishHawk Ranch has two main homeowners associations, the FishHawk Ranch Homeowner's Association, Inc. and the Starling FishHawk Ranch Homeowner's Association, Inc., along with several smaller associations. They enforce the covenants and deed restrictions and handle architectural review. HOA dues are separate from the CDD assessment on the tax bill.
Is FishHawk Ranch a good area to live?+
It suits buyers who want a large planned community with district-run pools, parks and trails and who accept a drive of about 18 miles to Tampa. Budget for the CDD assessment of $1,198.49 to $2,097.30 a year for fiscal 2027 plus HOA dues, and check the flood zone and commute for the specific home.
What is FishHawk Ranch known for?+
FishHawk Ranch is known as a large master-planned community in Lithia, with about 5,026 units on roughly 2,563 acres and amenities such as the Aquatic Club pools and fitness center, the Starling Club pools and the Palmetto Club. Regional parks such as Lithia Springs and Alderman's Ford are nearby.
Sources
- Fishhawk Ranch CDD: About the CDD
- Fishhawk Ranch CDD: FY 2027 debt service and O&M assessment schedule
- Fishhawk Ranch CDD: HOA
- FishHawk IV CDD: Finances
- Hillsborough County: Flood maps
- FOX 13 Tampa Bay: Hillsborough County adjusts hurricane evacuation zones (April 2026)
- Hillsborough County Public Schools: School zones locator
- Fishhawk Ranch CDD: Home
- Wikipedia: Lithia, Florida
- Hillsborough County Property Appraiser: 2025 final millage rates
- Hillsborough County: Find my evacuation zone
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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