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Talk to a Specialist →Same Location, Very Different Communities
Sun City Center and Kings Point share the same South Hillsborough County location, the same South Bay Hospital, and the same general price range. They are often listed together in searches and many buyers tour both on the same trip. The surface similarities obscure differences that materially change monthly costs, ownership structure, and lifestyle.
Sun City Center is an open (non-gated) community of approximately 16,000 homes — the largest 55+ community in the Tampa Bay market. Kings Point is a 24-hour staffed gated enclave of approximately 5,400 homes within the broader SCC area. Golf is included at Kings Point; pay-per-play at SCC. SCC has a straightforward three-part fee; Kings Point has a master HOA plus 100+ individual condo sub-associations each with their own separate fees.
Every Key Difference
| Category | Sun City Center | Kings Point |
|---|---|---|
| Gated | No — open community | Yes — 24-hr staffed gate Gated |
| Golf | 5 courses — pay-per-play (~$25–$40/round) | Included in HOA |
| Price Range | $130K–$550K+ (SFH to condo) | $100K–$350K+ (mostly condo/villa) |
| Monthly Fees (couple, SFH) | ~$280–$370/mo (3-part fee, no golf) | SFH HOA ~$345–$375/mo + sub-assoc fee (varies) |
| Ownership Complexity | Straightforward — neighborhood HOA + SCCCA + amenity fee | 100+ condo sub-associations — verify per unit Complex |
| Home Types | SFH dominant — also condos and villas | Condos and villas dominant — some SFH |
| Scale | ~16,000 homes — maximum ecosystem | ~5,400 homes |
| Hospital | South Bay Hospital — on-site | South Bay Hospital — adjacent (same location) |
| Pools | Multiple community pools | 5 pools — 3 indoor, 2 outdoor resort |
| New Construction | Very limited (The Preserve at La Paloma only) | Resale only |
| Veterans Theatre | No | Yes — performing arts venue |
| To Tampa | ~30 min | ~30 min (same location) |
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Who Each Is Right For
- You want a detached single-family home as primary inventory
- You play golf occasionally — pay-per-play works for 1–2 rounds/week
- You want the maximum activity ecosystem — 200+ clubs, 16,000 homes
- Fee simplicity matters — three-part structure is easy to calculate once explained
- You're comfortable in an open (non-gated) community
- Golf is daily or near-daily — inclusion saves $200–$400/mo vs SCC pay-per-play
- 24-hour gated security matters to you or your family
- You prefer a condo or villa over a detached home
- Indoor pools are a priority — 3 indoor pools is rare in this market
- Budget for due diligence — verify each sub-association's fees and reserves before closing