MacDill Air Force Base (MacDill AFB) Relocation Guide: 10 Areas to Buy, Drive Times and 2026 BAH

The short version:

• If you have orders to MacDill AFB, this guide compares 10 areas by drive time to the Dale Mabry and Bayshore gates, price, flood risk and new construction, from South Tampa (about 4 minutes) to Lakewood Ranch (about 70 minutes) in light traffic.
• Closer in usually means older homes and more coastal flood exposure. Farther out usually means more new construction and dated builder incentives, with a longer drive.
• 2026 Tampa BAH runs $1,932 to $3,255 a month for E-4 through O-4. Check your exact rate on DTMO.
• Yes, you can use your VA loan more than once, and I can help you buy before you arrive.
• Builder sales reps represent the builder, so bring me on your FIRST VISIT to any model or sales center.

Quick answer: South Tampa is closest to MacDill Air Force Base (MacDill AFB), about 4 minutes to the Dale Mabry Gate in light traffic. Brandon, Riverview, Westchase and St. Pete run about 27 to 32 minutes, Apollo Beach, Ruskin and Wimauma about 37 to 47, and Parrish and Lakewood Ranch about 57 to 70, with more new construction and builder incentives. 2026 Tampa BAH runs $1,932 to $3,255 for E-4 to O-4.

On this page

I'm Andrew Pepper, a Military Veteran and REALTOR® with The Pepper Team at Keller Williams On The Water Sarasota. If you have orders to MacDill Air Force Base (MacDill AFB) in Tampa, this guide compares 10 areas where buyers commonly look, using the things that actually drive the decision: the drive to the gate, price, housing type, flood and insurance, and new construction. I help buyers from South Tampa and Westchase to FishHawk, Apollo Beach, Ruskin, Parrish, Lakewood Ranch and more, across my service area from Tampa south to North Port.

2026 BAH for MacDill AFB (Tampa, FL066)

These are the 2026 Basic Allowance for Housing rates for the Tampa military housing area (duty ZIP 33621), effective Jan 1, 2026. You receive BAH when you live off base, including in a home you buy.

Source: Defense Travel Management Office (DTMO) BAH calculator, ZIP 33621 (MHA FL066), 2026 rates, checked November 1, 2026. Rates change, so verify your own at the DTMO site. BAH is not a loan approval. Your lender sets what you qualify for.

The 10 areas at a glance

Listed by drive time to the Dale Mabry Gate in low to no traffic. The order is not a ranking of the areas.

Median sold prices: Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed. Parrish and Lakewood Ranch: Source: Stellar MLS closed sales, September and October 2026, by ZIP code, pulled Nov 1, 2026 by The Pepper Team. See each area for ZIPs, sales counts and the middle half of prices. ZIPs are not the same as neighborhoods, and some ZIPs extend beyond the named area.

Contract to close is counted from the contract date to the sold date; days on market (list to contract) is shown in each area. Figures are medians. Cash buyers and well-prepared financed buyers often close in 21 to 45 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed.

Drive times are estimates for low to no traffic from a central point in each area, calculated Nov 1, 2026 with OpenStreetMap routing. Rush hour can add a lot of time, especially on I-75, the Selmon Expressway, I-275 and the bridges. Drive your actual route at your report time before you commit. FishHawk and Lithia: about 45 min (27.9 mi) to the Dale Mabry Gate; see the FishHawk and Lithia section after the 10 areas.

Builder sales reps represent the builder. Your own agent works for you.

1. South Tampa and the Gandy area

Why it's on the list: Closest to both gates. Older established neighborhoods, condos and townhomes, with coastal flood exposure.

Drive to MacDill AFB (measured from Gandy Blvd at S Manhattan Ave):

• Dale Mabry Gate
  Distance2.3 mi
  Drive, low to no trafficabout 4 min
• Bayshore Gate (MacDill Ave)
  Distance4.1 mi
  Drive, low to no trafficabout 9 min

Rush hour: Short distance, but Gandy Blvd, S Dale Mabry Hwy and Bayshore Blvd back up at peak hours, and gate lines add time.

Pros

• Shortest commute to MacDill of any area on this list.
• Mix of 1920s to 1960s homes, newer infill houses, townhomes and condos.
• Close to Bayshore Blvd, downtown Tampa and the Gandy Bridge to Pinellas.

Cons

• Higher price points than most of the county for single-family homes. Condos and townhomes are the more common lower-cost option.
• Low-lying peninsula: many addresses sit in Hillsborough's lowest evacuation zones and in FEMA high-risk flood zones, which can raise insurance costs.

• Older homes often need roof, 4-point and wind mitigation review for insurance.

• Median sold price: $950,000 (127 single-family sales, ZIPs 33629 and 33611). Middle half of sales: $527,500 to $1,670,000. Median days on market (list to contract): 30. Median contract to close: 31 days, with 71% closed within 45 days. Median by financing: cash 24 days, conventional 36 days, FHA/VA too few sales to report. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. South Tampa spans a very wide price range, from $250,000 to $9,550,000 in these two months, so the median says less here than elsewhere. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Coastal. Check the exact address on the FEMA map and Hillsborough's evacuation zone tool before you write an offer, and get wind and flood quotes early. If a home is in a FEMA high-risk zone (A or V) and you use a federally backed loan such as a VA loan, the lender will require flood insurance.
• New construction: Infill only: single homes and small townhome projects by local builders. No master-planned new communities.
• Notable builder incentives: None verified this pass. Infill builders rarely publish incentives; ask me and confirm with the builder.
• BAH fit: With a $950,000 single-family median, houses here are a stretch for E-5 through O-3 BAH alone. Condos, townhomes and the lower end of the range are the closer fit. Confirm with your lender.
• Search Tampa homes for sale

2. St. Petersburg and Pinellas (via the Gandy and Howard Frankland bridges)

Why it's on the list: About 23 to 27 minutes from the Dale Mabry Gate in light traffic, closest drive to Bay Pines VA, but bridge-dependent and coastal.

Drive to MacDill AFB (measured from Downtown St. Petersburg (Gateway/Feather Sound: 13.8 mi, about 23 min to Dale Mabry Gate)):

• Dale Mabry Gate
  Distance18.5 mi
  Drive, low to no trafficabout 27 min
• Bayshore Gate (MacDill Ave)
  Distance20.4 mi
  Drive, low to no trafficabout 32 min

Rush hour: Every route crosses a bridge (Gandy Bridge or Howard Frankland/I-275). A crash or storm closure can add a lot of time; drive it at commute hours before you commit.

Pros

• Downtown St. Pete and Gateway are closer to the gate in light traffic than much of east and south Hillsborough.
• About 10.5 mi (about 22 min) from downtown St. Pete to Bay Pines VA.
• Wide range of housing: condos, townhomes, older single-family neighborhoods and some infill new builds.

Cons

• Bridge commute with little backup routing.
• Much of Pinellas is coastal and low-lying, with evacuation zones and FEMA high-risk flood zones across large parts of the county.

• Little land left for new master-planned communities.

• Median sold price: $576,000 (74 single-family sales, ZIPs 33702 and 33704). Middle half of sales: $381,250 to $983,750. Median days on market (list to contract): 52. Median contract to close: 32 days, with 81% closed within 45 days. Median by financing: cash 30 days, conventional 32 days, FHA/VA too few sales to report. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. St. Petersburg spans a wide price range, from $145,000 to $5,500,000 in these two months. These two ZIPs do not include downtown, Gateway or the rest of Pinellas. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Check every address on the FEMA map and the state's Know Your Zone lookup. Flood and wind insurance quotes should come before your offer, not after.
• New construction: Mostly infill houses and townhomes. Limited master-planned new construction.
• Notable builder incentives: None verified this pass. Ask me and confirm with the builder.
• BAH fit: With a $576,000 median in these two ZIPs and a wide range, condos, townhomes and the lower half of the range are the closer fit for most E-5 and E-7 BAH rates. Confirm with your lender.
• Search St. Petersburg homes for sale

3. Brandon

Why it's on the list: About 27 minutes to the Dale Mabry Gate in light traffic via the Selmon Expressway, with a large resale market.

Drive to MacDill AFB (measured from Brandon Blvd at Lithia Pinecrest Rd):

• Dale Mabry Gate
  Distance18.3 mi
  Drive, low to no trafficabout 27 min
• Bayshore Gate (MacDill Ave)
  Distance19.0 mi
  Drive, low to no trafficabout 31 min

Rush hour: The Selmon Expressway (toll) westbound in the morning and I-75 near the Selmon and I-4 interchanges are the usual slow spots.

Pros

• Direct Selmon Expressway route toward South Tampa.
• Large inventory of established single-family homes, townhomes and condos.
• Plenty of shopping and services along SR-60.

Cons

• Mostly resale. Few new communities.
• Peak-hour traffic on SR-60, I-75 and the Selmon.

• Toll costs on the fastest route.

• Median sold price: $393,130 (102 single-family sales, ZIPs 33511 and 33510). Middle half of sales: $335,000 to $472,500. Median days on market (list to contract): 19. Median contract to close: 31 days, with 80% closed within 45 days. Median by financing: cash 23 days, conventional 33 days, FHA/VA 34 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. These ZIPs cover more than Brandon proper. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Inland, generally outside the storm surge zones, with pockets near creeks and low areas in FEMA flood zones. Check the address.
• New construction: Limited: some infill and townhome projects.
• Notable builder incentives: None verified this pass. Ask me and confirm with the builder.
• BAH fit: With a $393,130 median, Brandon is one of the closer BAH fits in this guide for E-5 with dependents through O-3. Confirm with your lender.
• Search Brandon homes for sale

4. Riverview

Why it's on the list: About 28 minutes to the Dale Mabry Gate in light traffic, with active new construction and a mix of price points.

Drive to MacDill AFB (measured from US-301 at Riverview Dr):

• Dale Mabry Gate
  Distance19.4 mi
  Drive, low to no trafficabout 28 min
• Bayshore Gate (MacDill Ave)
  Distance20.1 mi
  Drive, low to no trafficabout 32 min

Rush hour: US-301, I-75 and the Selmon Expressway approach are the usual peak-hour slow spots.

Pros

• Active new-construction market with quick move-in homes and to-be-built options.
• Newer master-planned communities with amenity centers.
• Selmon Expressway and I-75 access.

Cons

• Many newer communities carry HOA and CDD fees. Ask for both before you compare prices.
• Fast growth means construction traffic and road work on main corridors.

• Commute times swing a lot with I-75 traffic.

• Median sold price: $401,025 (198 single-family sales, ZIPs 33569, 33578 and 33579). Middle half of sales: $349,900 to $488,225. Median days on market (list to contract): 48. Median contract to close: 32 days, with 83% closed within 45 days. Median by financing: cash 23 days, conventional 34 days, FHA/VA 31 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Mixed. The Alafia River and creek corridors have FEMA flood zones, and areas closer to the bay sit in evacuation zones. Many newer inland communities are outside surge zones. Check the address.
• New construction: Yes. Several national and regional builders are active here.
• Notable builder incentives: Tampa-area offers checked Nov 1, 2026 are listed below the area sections. Confirm any offer with the builder.
• BAH fit: With a $401,025 median, Riverview is one of the closer BAH fits in this guide for E-5 with dependents through O-3. Confirm with your lender.
• Search Riverview homes for sale

5. Westchase

Why it's on the list: About 32 minutes to the Dale Mabry Gate in light traffic and about 28 minutes to the James A. Haley VA, in an established northwest Tampa master plan.

Drive to MacDill AFB (measured from Linebaugh Ave at Sheldon Rd):

• Dale Mabry Gate
  Distance18.1 mi
  Drive, low to no trafficabout 32 min
• Bayshore Gate (MacDill Ave)
  Distance19.9 mi
  Drive, low to no trafficabout 37 min

Rush hour: The Veterans Expressway (toll) and Dale Mabry or I-275 south through Tampa are heavy at peak times.

Pros

• Established master-planned area with community amenities and nearby shopping.
• Close to Tampa International Airport, which helps with TDY and family travel.
• Mix of single-family homes, townhomes and condos.

Cons

• Mostly built out, so new construction is limited.
• North-to-south commute through central Tampa traffic.

• HOA rules and fees in many sections.

• Median sold price: $695,000 (29 single-family sales, ZIP 33626). Middle half of sales: $570,000 to $815,000. Median days on market (list to contract): 33. Median contract to close: 32 days, with 93% closed within 45 days. Median by financing: cash too few sales to report, conventional 35 days, FHA/VA too few sales to report. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. A small sample of 29 sales, so expect it to move month to month. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Inland, with lakes, ponds and wetland edges that put some lots in FEMA flood zones. Check the address.
• New construction: Limited. Mostly resale.
• Notable builder incentives: None verified this pass. Ask me and confirm with the builder.
• BAH fit: With a $695,000 median, single-family homes here run above what most E-5 and E-7 BAH rates support alone. Townhomes and condos fit more budgets. Confirm with your lender.
• Search Tampa homes for sale

6. Apollo Beach

Why it's on the list: About 37 minutes to the Dale Mabry Gate in light traffic, with waterfront canal homes and newer master-planned communities.

Drive to MacDill AFB (measured from US-41 at Apollo Beach Blvd):

• Dale Mabry Gate
  Distance24.4 mi
  Drive, low to no trafficabout 37 min
• Bayshore Gate (MacDill Ave)
  Distance25.1 mi
  Drive, low to no trafficabout 41 min

Rush hour: I-75 north to the Selmon Expressway is the main route. Big Bend Rd and Apollo Beach Blvd interchanges back up at peak times.

Pros

• Waterfront canal homes with Tampa Bay access, plus newer inland communities.
• New construction available nearby.
• Shorter drive to MacDill than most of south Hillsborough.

Cons

• Waterfront areas carry storm surge and flood insurance costs.
• Seawalls, docks and elevation need extra inspection.

• Peak-hour I-75 traffic.

• Median sold price: $521,500 (102 single-family sales, ZIP 33572). Middle half of sales: $399,992 to $771,983. Median days on market (list to contract): 62. Median contract to close: 35 days, with 76% closed within 45 days. Median by financing: cash 19 days, conventional 37 days, FHA/VA 38 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. Waterfront and inland homes are mixed in this figure. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Coastal. Much of the waterfront area is in Hillsborough's lowest evacuation zones and FEMA high-risk flood zones. Ask for the elevation certificate where one exists, and get flood and wind quotes before your offer.
• New construction: Yes, in newer master-planned communities nearby.
• Notable builder incentives: Tampa-area offers checked Nov 1, 2026 are listed below the area sections. Confirm any offer with the builder.
• BAH fit: With a $521,500 median and waterfront homes pulling the top of the range up, inland homes are the closer fit for most E-5 to O-3 BAH rates. Confirm with your lender.
• Search Apollo Beach homes for sale

7. Ruskin and Sun City Center

Why it's on the list: About 42 to 44 minutes to the Dale Mabry Gate in light traffic, with active new construction along the I-75 and US-41 corridors.

Drive to MacDill AFB (measured from US-41 at College Ave (Sun City Center: SR-674 at I-75, 33.7 mi, about 44 min)):

• Dale Mabry Gate
  Distance27.7 mi
  Drive, low to no trafficabout 42 min
• Bayshore Gate (MacDill Ave)
  Distance28.3 mi
  Drive, low to no trafficabout 45 min

Rush hour: I-75 north is the main commute. Expect slowdowns at Big Bend Rd, Gibsonton and the Selmon interchange.

Pros

• Active new construction and quick move-in homes.
• Price points that often come in below the closer-in Tampa neighborhoods.
• Access to US-41, I-75 and the Little Manatee River area.

Cons

• Longer commute that depends on I-75.
• West of I-75, areas near the bay and river carry flood exposure.

• Sun City Center includes age-restricted (55+) communities with their own HOA eligibility rules. Check them before you look at a home.

• Median sold price: $309,950 (156 single-family sales, ZIPs 33570 and 33573). Middle half of sales: $268,750 to $361,485. Median days on market (list to contract): 52. Median contract to close: 33 days, with 83% closed within 45 days. Median by financing: cash 30 days, conventional 32 days, FHA/VA 34 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. These ZIPs mix Ruskin with Sun City Center, a 55+ community, so the figure blends both. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: West of I-75 near the bay and the Little Manatee River: check flood and evacuation zones closely. East of I-75 is generally inland. Check the address.
• New construction: Yes, several builders are active.
• Notable builder incentives: Tampa-area offers checked Nov 1, 2026 are listed below the area sections. Confirm any offer with the builder.
• BAH fit: With a $309,950 median (which includes Sun City Center), Ruskin has the lowest median in this guide. Confirm with your lender.
• Search Ruskin homes for sale

8. Wimauma and Balm

Why it's on the list: About 44 to 47 minutes to the Dale Mabry Gate in light traffic, with active new-home building plus rural acreage.

Drive to MacDill AFB (measured from SR-674 at US-301, Wimauma (Balm: 28.6 mi, about 44 min)):

• Dale Mabry Gate
  Distance32.3 mi
  Drive, low to no trafficabout 47 min
• Bayshore Gate (MacDill Ave)
  Distance33.0 mi
  Drive, low to no trafficabout 51 min

Rush hour: SR-674 to I-75, or US-301 north, both get heavy at peak times. Road widening and construction traffic are common.

Pros

• Lots of new construction, including quick move-in homes.
• Rural acreage is also available for buyers who want land.
• Price points that often come in below closer-in areas.

Cons

• Longest Hillsborough commute in this guide.
• Many communities carry CDD and HOA fees.

• Services are still catching up with growth.

• Median sold price: $355,500 (105 single-family sales, ZIP 33598). Middle half of sales: $317,790 to $407,000. Median days on market (list to contract): 36. Median contract to close: 34 days, with 68% closed within 45 days. Median by financing: cash 32 days, conventional 31 days, FHA/VA 42 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. Wimauma ZIP only; Balm (33503) was not included in this pull. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.

• Flood and insurance: Inland and generally outside surge zones, with creek and wetland pockets in FEMA flood zones. Check the address.
• New construction: Yes. Several builders, including M/I Homes at Berry Bay in Wimauma.
• Notable builder incentives: M/I Homes listed Berry Bay (Wimauma) in its Home Sweet Savings event on select homes, contracts by Nov 8, 2026. Terms vary by community and home. Confirm with the builder. More Tampa-area offers are below.
• BAH fit: With a $355,500 median, Wimauma is one of the closer BAH fits in this guide for E-5 with dependents and up. Confirm with your lender.
• Search Wimauma homes for sale

9. Parrish

Why it's on the list: About 57 minutes to the Dale Mabry Gate in light traffic, about 52 minutes to Bay Pines VA, a $395,000 Stellar MLS median and many new communities with builder incentives.

Drive to MacDill AFB (measured from US-301 at Moccasin Wallow Rd):

• Dale Mabry Gate
  Distance40.7 mi
  Drive, low to no trafficabout 57 min
• Bayshore Gate (MacDill Ave)
  Distance41.4 mi
  Drive, low to no trafficabout 61 min

Rush hour: I-75 north to the Selmon Expressway, or US-301. Peak-hour I-75 traffic through Ruskin, Gibsonton and Brandon can add a lot. Test it at your report time.

Pros

• Newer homes in master-planned communities, with quick move-in and to-be-built options.
• Builder lenders here publish VA programs, and several builders have dated incentives right now.
• Price point: $395,000 Stellar MLS median for ZIP 34219.

Cons

• Longer commute than Hillsborough options.
• CDD and HOA fees are common in newer communities.

• Fast growth means road work on US-301 and Moccasin Wallow Rd.

• Median sold price: $395,000 Stellar MLS median, single-family, ZIP 34219 (334 closed sales). Median days on market (list to contract): 61. Median contract to close: 37 days, with 67% closed within 45 days. Median by financing: cash 31 days, conventional 40 days, FHA/VA 36 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. Source: Stellar MLS closed sales, September and October 2026, by ZIP code, pulled Nov 1, 2026 by The Pepper Team.

• Flood and insurance: Inland, and much of Parrish sits outside the storm surge zones, with pockets near the Manatee River, creeks and wetlands in FEMA flood zones. Check the address.
• New construction: Yes, many communities, including North River Ranch (Longmeadow and Wildleaf), Canoe Creek and others.
• Notable builder incentives: See the Parrish and Lakewood Ranch incentives table below (checked Nov 1, 2026).
• BAH fit: With a $395,000 median, Parrish is one of the closer BAH fits in this guide for E-5 with dependents through O-3. Confirm with your lender.
• Search Parrish homes for sale

10. Lakewood Ranch

Why it's on the list: About 67 to 70 minutes to the Dale Mabry Gate in light traffic, about 60 to 63 minutes to Bay Pines VA, with a large new-construction market and builder incentives.

Drive to MacDill AFB (measured from SR-64 at Lakewood Ranch Blvd (Main Street: 53.9 mi, about 70 min)):

• Dale Mabry Gate
  Distance50.1 mi
  Drive, low to no trafficabout 67 min
• Bayshore Gate (MacDill Ave)
  Distance52.0 mi
  Drive, low to no trafficabout 71 min

Rush hour: I-75 north the whole way to the Selmon Expressway. This is the longest daily drive in this guide, so test it at your report time before you commit.

Pros

• Large master-planned community with new construction across many builders and price points.
• Trails, parks, town centers and amenity centers.
• Builder lenders publish VA programs, and several builders have dated incentives right now.

Cons

• Longest MacDill commute in this guide.
• CDD and HOA fees in most villages.

• Prices run higher than Parrish.

• Median sold price: $689,990 Stellar MLS median, single-family, ZIPs 34202, 34211 and 34240 combined (387 closed sales). By ZIP: 34211 $651,165, 34202 $755,000, 34240 $809,950. ZIPs 34202 and 34240 include areas outside Lakewood Ranch. Median days on market (list to contract): 34. Median contract to close: 38 days, with 63% closed within 45 days. Median by financing: cash 33 days, conventional 41 days, FHA/VA 43 days. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. Source: Stellar MLS closed sales, September and October 2026, by ZIP code, pulled Nov 1, 2026 by The Pepper Team.

• Flood and insurance: Inland and generally outside storm surge zones, with lakes, retention ponds and creek corridors that put some lots in FEMA flood zones. Check the address.
• New construction: Yes, many villages and builders, including Star Farms and Palm Grove.
• Notable builder incentives: See the Parrish and Lakewood Ranch incentives table below (checked Nov 1, 2026).
• BAH fit: With a $651,165 to $809,950 range by ZIP, Lakewood Ranch is a stretch for most E-5 and E-7 BAH alone, and a closer fit for O-3 and up or for retirees and Veterans with other income. Confirm with your lender.
• Search Lakewood Ranch homes for sale

Also worth a look: FishHawk and Lithia

• Drive: about 45 min (27.9 mi) to the Dale Mabry Gate and about 49 min (28.5 mi) to the Bayshore Gate in low to no traffic, from Boyette Rd at FishHawk Blvd. Peak hours on Boyette, Bloomingdale and the Selmon add time.
• Housing: established master-planned neighborhoods with community amenities, plus newer construction in the surrounding Lithia area and rural acreage farther east.
• Median sold price: $590,000 (52 single-family sales, ZIP 33547). Middle half of sales: $464,975 to $773,500. Median days on market (list to contract): 29. Median contract to close: 31 days, with 75% closed within 45 days. Median by financing: cash 31 days, conventional 36 days, FHA/VA too few sales to report. Source: Stellar MLS, single-family closed sales Sep to Oct 2026 (contract-to-close); deemed reliable but not guaranteed. Source: Stellar MLS closed sales, Sep-Oct 2026, single-family, by ZIP, pulled 11/1/2026 by The Pepper Team. Information deemed reliable but not guaranteed.
• Flood: inland, with Alafia River and wetland pockets in FEMA flood zones. Check the address.
• Search Lithia homes for sale

Tampa-area builder offers checked Nov 1, 2026

Please read: Incentives change often, can be limited to certain homes, lots or floor plans, often require the builder's affiliated lender or a specific closing date, and must be confirmed with the builder before you write a contract. I list offers as each builder published them on the date checked, with a link to the source. Listing an offer here is not a recommendation of one builder or offer over another. Rates shown are the builder lender's published initial rates with the APRs the builder published; adjustable-rate mortgages (ARMs) can have payments that increase after the initial fixed period. Confirm every offer with the builder.

*Builder incentives change often. Contact us and we'll help you find what's available right now.

Why I always put Parrish and Lakewood Ranch on the list

Parrish and Lakewood Ranch are farther from the gate than Tampa neighborhoods, so they are not for everyone. They do give MacDill buyers a different trade: newer homes, more new-construction choice and dated builder incentives, in exchange for a longer drive. Here is how that plays out for active duty and for retirees and Veterans.

For active duty

• Commute: I-75 north to the Selmon Expressway, or I-75 to I-275, gets you to the gate. Parrish is about 57 minutes and Lakewood Ranch about 67 to 70 minutes in low to no traffic. Peak hours add more.
• Newer homes: lots of quick move-in and to-be-built options, often with builder warranties and newer construction standards.
• VA programs at builder lenders: D.R. Horton and Homes by WestBay publish VA loan programs on select homes right now (see the table below). You can also use your own VA lender.
• Price: the Parrish (ZIP 34219) single-family median was $395,000. Source: Stellar MLS closed sales, September and October 2026, by ZIP code, pulled Nov 1, 2026 by The Pepper Team.

For retirees and Veterans

• No state income tax: Florida does not levy a personal income tax (Florida Constitution, Article VII, Section 5).
• Homestead and disabled Veteran property tax exemptions (details below).
• Healthcare access: both areas are within about an hour of Bay Pines VA and the James A. Haley Veterans' Hospital in low to no traffic.
• A quieter pace than closer-in Tampa, with newer master-planned communities, trails and parks.

Drives from Parrish (US-301 at Moccasin Wallow Rd, low to no traffic):

• MacDill AFB, Dale Mabry Gate
  Distance40.7 mi
  Drive, low to no trafficabout 57 min
• Bay Pines VA (C.W. Bill Young VA Medical Center)
  Distance35.5 mi
  Drive, low to no trafficabout 52 min
• James A. Haley Veterans' Hospital, Tampa
  Distance41.9 mi
  Drive, low to no trafficabout 57 min

Drives from Lakewood Ranch (SR-64 at Lakewood Ranch Blvd, low to no traffic):

• MacDill AFB, Dale Mabry Gate
  Distance50.1 mi
  Drive, low to no trafficabout 67 min
• Bay Pines VA (C.W. Bill Young VA Medical Center)
  Distance40.5 mi
  Drive, low to no trafficabout 60 min
• James A. Haley Veterans' Hospital, Tampa
  Distance54.2 mi
  Drive, low to no trafficabout 69 min

Lakewood Ranch price band: $651,165 to $809,950 single-family medians by ZIP (34211, 34202, 34240), $689,990 combined. ZIPs 34202 and 34240 include areas outside Lakewood Ranch. Source: Stellar MLS closed sales, September and October 2026, by ZIP code, pulled Nov 1, 2026 by The Pepper Team.

Read more on my Parrish page and Lakewood Ranch page.

Notable builder incentives in Parrish and Lakewood Ranch (checked Nov 1, 2026)

Please read: Incentives change often, can be limited to certain homes, lots or floor plans, often require the builder's affiliated lender or a specific closing date, and must be confirmed with the builder before you write a contract. I list offers as each builder published them on the date checked, with a link to the source. Listing an offer here is not a recommendation of one builder or offer over another. Rates shown are the builder lender's published initial rates with the APRs the builder published; adjustable-rate mortgages (ARMs) can have payments that increase after the initial fixed period. Confirm every offer with the builder.

*Builder incentives change often. Contact us and we'll help you find what's available right now.

See my new construction guide for more communities and offers.

Florida homestead and disabled Veteran property tax exemptions

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