Three cities and a lot of unincorporated land

Only three places in Hillsborough County are incorporated cities: Tampa, Temple Terrace, and Plant City. Brandon, Riverview, Town 'n' Country, Valrico, Lutz, Apollo Beach, Ruskin, and most of the county's other communities are unincorporated, so Hillsborough County handles their permits, code enforcement, and floodplain rules. Many of those homes still carry a Tampa mailing address, which is why it's worth confirming which government has jurisdiction before you plan repairs or a sale.

Our team has been buying as-is properties for more than 10 years. We look at every Hillsborough property on its own facts: jurisdiction, flood zone, age, association, and condition.

What the 2024 hurricanes changed

Hurricane Helene pushed storm surge into Tampa Bay in September 2024, flooding Davis Islands and other low parts of South Tampa, along with canal neighborhoods on the south shore such as Apollo Beach. Two weeks later, Hurricane Milton brought wind, tornadoes, and heavy rain, and the Alafia River rose to its highest level recorded at Lithia since 1933.

If your home took on water, two rules matter. Florida sellers now have to disclose past flood insurance claims and federal flood assistance, such as FEMA aid. And in a mapped flood zone, if repair costs reach half of the structure's market value, the local floodplain office, whether a city or the county, generally requires the home to meet current floodplain standards, which often means elevating it. Some owners decide to sell rather than take that on.

Other issues that complicate Hillsborough sales

  • Sinkholes. They're a known risk in Hillsborough, and the Brandon, Seffner, and Valrico area has had well-publicized cases. Policies cover catastrophic ground cover collapse, but broader sinkhole coverage is often optional, and a past claim or repair makes buyers cautious.
  • Aging homes and insurance. Houses from the 1960s and 1970s, and the older bungalows in Tampa, often need a four-point inspection and a newer roof before an insurer will write a policy.
  • CDD assessments. Many newer master-planned communities, especially in the southern and eastern parts of the county, carry Community Development District assessments on the tax bill, and buyers weigh that cost.
  • Rural property. Around Plant City, Dover, and Thonotosassa, homes often come with acreage, wells, septic systems, or manufactured homes, which narrows the pool of financed buyers.
  • Code enforcement liens. Unpaid fines from a code case can become a lien that has to be settled when the property sells.

Who usually reaches out from Hillsborough County

  • Military families at MacDill Air Force Base with orders to relocate
  • Owners of flood-damaged homes weighing repair costs against the 50 percent rule
  • Adult children selling a parent's home in Sun City Center or another 55+ community
  • Landlords with rentals near USF, in Town 'n' Country, or in Brandon who are done managing tenants
  • Homeowners who can't get an older roof insured
  • Owners behind on mortgage payments or property taxes

Selling to us, briefly

You tell us about the property, we review it and walk through it, and we put a written cash offer in front of you. If you accept, a title company handles the title search, lien searches, and closing. Documentary stamp tax on the deed is $0.70 per $100 of the sale price and by custom is usually paid by the seller, though the contract controls, and the contract also states who pays every other cost. Probate and foreclosure cases here run through the 13th Judicial Circuit, so if a case is open, send us the case number and we'll set the closing around the court's timeline.

Frequently asked questions

Do you buy in unincorporated Hillsborough County?

Yes. We buy in unincorporated communities such as Brandon, Riverview, Town 'n' Country, Valrico, Lutz, and Ruskin, as well as in Tampa, Temple Terrace, and Plant City.

Will you buy a house that flooded during Helene or Milton?

Yes. Tell us how high the water got, what has been repaired, and whether you filed a flood claim or received FEMA help. We evaluate the house as it is now, including any substantial damage determination.

Do you buy homes with sinkhole history?

Yes, whether the sinkhole was repaired, is still under a claim, or was never fixed. Bring any engineering reports or repair records you have.

Can you work around a PCS move from MacDill?

Often, yes. You choose the closing date, and if you have already left, signing with a mobile notary or remotely is often possible.