At a glance
| Typical home value | $415,000 (−2.0% in a year, Zillow, Aug 2026) |
|---|---|
| Status | Unincorporated census-designated place, Hillsborough County |
| Distance | About 14 miles east of Tampa and 10 miles southwest of Plant City |
| Population | 37,895 (2020 census) |
| Zillow typical home value (Aug 2026) | $414,955, down 2.0% over the year |
| ZIP codes | 33594, 33595, 33596 |
| Neighbors | Brandon to the west, Bloomingdale to the southwest, FishHawk to the south |
Valrico at a glance
Valrico is a census-designated place of 14.22 square miles with 37,895 residents in 2020. It borders Brandon to the west, Bloomingdale to the southwest and FishHawk to the south, and it sits about 14 miles east of Tampa and 10 miles southwest of Plant City.
Before the Civil War the area was called Long Pond. The name Valrico, Spanish for "rich valley," dates from the 1880s, when philosophy professor William G. Tousey bought land here. The railroad arrived in 1890, and after setbacks from the 1895 freeze and the 1929 crash, growth resumed in the mid-1950s.
The census counted 6,582 people in the Valrico CDP in 2000, 35,545 in 2010 and 37,895 in 2020. Census-designated place boundaries can change between counts, so treat the jump after 2000 with care. It had 14,347 housing units in 2020, with a homeowner vacancy rate of 1.8%.
Is Valrico a good place to live?
It suits buyers who want a suburban home east of Tampa with more space than the city, and who are comfortable driving. Zillow's typical home value was $414,955 in August 2026, above Tampa's $377,566, and it fell 2.0% over the year, more than Tampa's 0.3%, which may give buyers some room to negotiate.
The main trade-offs are the commute along State Road 60 and the extra HOA and CDD charges in many newer subdivisions. Compare total monthly cost, not just the price, and test the drive at rush hour.
Homes and prices in Valrico
Zillow's typical home value for Valrico was $414,955 in August 2026, down 2.0% over the year. That compares with $377,566 for Tampa and $427,575 for Dover, near Plant City. The 2.0% fall was larger than Tampa's 0.3%, which may give buyers some room to negotiate, though conditions vary by subdivision.
See the Tampa housing market page for the regional picture.
Older homes outside an association
Homes on larger lots with no HOA, some on well and septic. Ask for inspection records and check for any county code or permit issues on additions.
Deed-restricted subdivisions
Newer subdivisions with HOA rules and dues, some with a community development district. Ask for the HOA budget, rules and any CDD assessment on the tax bill.
Planned communities next door
FishHawk Ranch to the south is a master-planned community with a CDD whose assessments appear on the tax bill, so compare homes there on monthly cost, not just price.
Areas and communities around Valrico
Valrico's ZIP codes, 33594, 33595 and 33596, also cover parts of neighboring communities, so the same mailing name can mean quite different places.
Historic Valrico and SR 60
The old center grew along Hopewell Road, later State Road 60. The Valrico Civic Center, built by the Valrico Improvement Association, is now the James McCabe Theater. SR 60 remains the main road through the area.
Brandon (to the west)
Brandon is a much larger unincorporated community, with 114,626 residents in 2020. It is the closest large suburb to Valrico, so many residents use its shops and services.
Bloomingdale (to the southwest)
An unincorporated CDP of 22,947 residents in 2020, served by ZIP codes 33511 and 33596. Because it shares 33596 with Valrico, check which community a listing is in.
FishHawk (to the south)
A CDP of 24,625 residents in 2020, named for Little Fishhawk Creek. The FishHawk Ranch guide covers the master plan and its CDD.
Dover and Plant City (to the east)
Valrico is 10 miles southwest of Plant City. Zillow's typical value in nearby Dover was $427,575 in August 2026; see also the Plant City guide.
Costs and taxes in Valrico
Property tax rate
Valrico is unincorporated, and the Hillsborough County Property Appraiser's final total millage for unincorporated Hillsborough was 18.2515 for 2025, compared with 19.8428 in the City of Tampa. On $300,000 of taxable value, that is about $477 a year less. Estimate taxes from your purchase price, not the seller's bill; see Hillsborough County property tax.
HOA and CDD costs
Valrico mixes older homes outside any association with newer deed-restricted subdivisions. Some newer communities have community development districts, whose assessments appear on the property tax bill, and HOA dues billed separately. The FishHawk Ranch guide shows how large CDD charges can be in a nearby planned community: fiscal year 2027 totals there run from $1,198.49 to $2,097.30 a year.
For any Valrico home, pull the latest tax bill from the Hillsborough County Tax Collector and ask for HOA documents and dues.
Flood and insurance
Look up the address with Hillsborough County's Find My FEMA Flood Zone tool or the FEMA Flood Map Service Center, and get insurance quotes during your inspection period. The Tampa flood zone guide explains the maps.
Living in Valrico
Schools: check by address
Valrico is served by Hillsborough County Public Schools. A Valrico mailing address does not guarantee a particular school, so check each home in the district's School Zones Locator; see the Tampa schools guide. Private schools in the area include Bell Shoals Baptist Academy and Foundation Christian Academy.
Getting around
You will drive for most errands and commutes. SR 60 runs east-west through Valrico, connecting west to Brandon and Tampa and east toward Plant City.
County services
Hillsborough County handles zoning, permits and most services. Ask the seller for recent water, sewer and trash bills, since arrangements vary between subdivisions and older rural lots.
Getting to Tampa from Valrico
Valrico is about 14 miles east of Tampa. State Road 60 runs through Valrico and continues west to Tampa, where it becomes Adamo Drive. Travel time depends on where in Tampa you are going and when, so test the drive at rush hour. The Tampa relocation guide has more on planning a move.
Pros and cons of living in Valrico
Pro: lower tax rate than Tampa
Unincorporated Hillsborough's 2025 millage of 18.2515 is below Tampa's 19.8428.
Pro: suburban space
Larger lots and newer subdivisions, with the larger suburb of Brandon next door.
Pro: some room to negotiate
Zillow's typical value fell 2.0% over the year to August 2026, more than Tampa's 0.3%.
Con: HOA and CDD charges
Many newer subdivisions add dues or assessments that can outweigh the tax-rate saving.
Con: the SR 60 commute
Most trips to Tampa use SR 60 or connecting highways, so rush-hour drives need testing.
Con: higher typical value than Tampa
At $414,955, Valrico's typical value is above Tampa's $377,566.
What to check before buying in Valrico
- Unincorporated status: confirm the taxing district on the property appraiser record.
- Well and septic: ask whether an older or rural home uses a private well and septic system, and get inspection records.
- 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.
- HOA and CDD: get both figures before comparing prices, as covered above.
Common questions
Is Valrico part of Tampa?+
No. Valrico is an unincorporated census-designated place in Hillsborough County, about 14 miles east of Tampa, bordering Brandon to the west. Hillsborough County handles zoning, permits and most services. Confirm the taxing district for any home on the property appraiser record.
How much are homes in Valrico, FL?+
Zillow's typical home value for Valrico was $414,955 in August 2026, down 2.0% over the year. That is above Tampa's typical value of $377,566. Newer deed-restricted subdivisions and older homes on larger lots trade differently, so compare recent sales of similar homes and add HOA or CDD costs.
What does Valrico mean?+
Valrico means "rich valley" in Spanish. The name dates from the 1880s, when William G. Tousey, a philosophy professor, bought land in the area, which had earlier been called Long Pond. The railroad arrived in 1890, and modern growth picked up from the mid-1950s.
What ZIP codes cover Valrico?+
Valrico is served by ZIP codes 33594, 33595 and 33596. These ZIPs are not limited to the Valrico census-designated place, so a Valrico mailing address does not guarantee a particular school zone or taxing district. Check each address in the county's school locator and property appraiser record.
Is Valrico a good place to live?+
It can be if you want a suburban home east of Tampa and are comfortable driving. Zillow's typical home value was $414,955 in August 2026, down 2.0% over the year. Valrico is unincorporated, with a 2025 total millage of 18.2515 against Tampa's 19.8428, but many newer subdivisions add HOA dues or CDD assessments, so compare the full monthly cost.
What is the difference between Valrico and Brandon?+
Both are unincorporated communities in Hillsborough County. Brandon, to the west, is much larger, with 114,626 residents in 2020. Valrico had 37,895 residents and is more suburban. They share county services and tax rates, but school assignments and HOA or CDD charges vary by subdivision, so check each address.
Sources
- Wikipedia: Valrico, Florida
- Fishhawk Ranch CDD: FY 2027 assessment schedule
- Hillsborough County: Flood maps
- FOX 13 Tampa Bay: Hillsborough County adjusts hurricane evacuation zones (April 2026)
- Hillsborough County Public Schools: School zones locator
- Zillow Research: Zillow Home Value Index (August 2026 data)
- Hillsborough County Property Appraiser: Final 2025 millage rates
- Wikipedia: Brandon, Florida
- Wikipedia: Bloomingdale, Florida
- Wikipedia: Fish Hawk, Florida
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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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