The HOA figure in the listing is only one of four cost layers. Here's the full breakdown — SCCA fee, sub-HOA ranges across 165+ associations, property taxes with senior exemptions, insurance by home era, and three buyer scenarios with 10-year projections.
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Talk to a Specialist →Sun City Center has a unique layered cost structure that no other large 55+ community in Florida replicates. Understanding all four layers is essential before comparing SCC's costs to anywhere else:
| Layer | Amount | Who Pays | What It Covers |
|---|---|---|---|
| SCCA Annual Assessment | ~$335/yr (~$28/mo) | All SCC homeowners | North + South campus access, all clubs, pools, fitness, outdoor sports |
| Sub-HOA Monthly Fee | $0–$700+/mo | Homes within a sub-HOA | Varies — see range breakdown below |
| CDD Assessment | $0 | No one at SCC | SCC has no CDD — confirmed |
| Property Tax | Varies by assessed value | All homeowners | County services — reduced by exemptions |
No CDD at Sun City Center. At $1,800/year for 20+ years, the absence of a CDD is worth $36,000+ compared to newer communities in the same market. That's not a footnote — it's a core part of SCC's value proposition.
SCC's 165+ sub-HOAs span a wide range. A few genuinely have no sub-HOA fee (single-family sections where owners handle everything individually). Most fall in the $100–$450/month range. Here's what each tier typically includes:
| Monthly Fee | Typically Included | Homeowner Pays Separately |
|---|---|---|
| $0–$75/mo | Common area maintenance, streetlights | Everything else — lawn, exterior, utilities, cable |
| $75–$175/mo | Common areas, neighborhood pool (some), basic landscaping | Lawn, cable, internet, pest control, exterior maintenance |
| $175–$300/mo | Above + lawn maintenance and irrigation | Cable, internet, exterior painting, pest control |
| $300–$500/mo | Above + exterior pest control, some exterior painting cycles | Cable/internet (sometimes), individual home insurance |
| $500–$700+/mo | Above + cable, water/sewer, building insurance (condos), roof reserves | Electric, personal contents insurance |
Two homes on the same block can have fees that differ by $200–$300/month because they belong to different sub-associations. Always get the specific sub-HOA fee and budget for the exact property — not a neighborhood average.
The majority of SCC's housing stock was built before Florida's strengthened wind codes. Insurance costs vary significantly by build year:
| Build Era | Est. Annual Insurance | Notes |
|---|---|---|
| Pre-1992 | $5,000–$8,000+ | Pre-Andrew era; some carriers won't write; roof age is critical |
| 1992–2000 | $4,000–$6,000 | Better but still pre-modern code; roof and opening protection matter |
| 2001–2010 | $3,000–$4,500 | Post-code improvement; significantly better rates |
| 2010–2023 | $2,500–$3,800 | Best rates; impact glass discounts available |
The $2,000–$3,500/year insurance gap between an older and newer SCC home at the same price point materially changes the all-in monthly cost. Always get an actual insurance quote — not an estimate — before making an offer on a pre-2001 property.
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Property tax at ~17.9 mills unincorporated Hillsborough with standard $50,000 homestead exemption. Senior exemption (65+, income below ~$36,600) adds ~$895/year in savings to each scenario.
All estimates. Tax uses standard homestead exemption only — senior exemption saves an additional ~$895/yr for qualifying buyers. Insurance varies by home age, construction type, roof condition, and carrier. Sub-HOA fee is illustrative for that price tier — verify specific property's HOA.
Baseline: $295,000 home, $225/mo sub-HOA, standard exemption. HOA +3%/yr, tax capped at 3%/yr (Save Our Homes), insurance +2.5%/yr.
| Year | HOA + SCCA | Property Tax | Insurance | Annual Total |
|---|---|---|---|---|
| Year 1 | $3,036 | $4,385 | $3,996 | $11,417 |
| Year 3 | $3,222 | $4,385 | $4,196 | $11,803 |
| Year 5 | $3,418 | $4,517 | $4,406 | $12,341 |
| Year 10 | $3,967 | $4,953 | $4,972 | $13,892 |
| 10-Year Total | $33,100 | $45,600 | $43,800 | $122,500 |
Does not include maintenance, repairs, or capital improvements. Sub-HOA special assessments not included — request reserve study before purchasing.
1. Which sub-HOA governs this specific property? Get the name, documents, and fee schedule.
2. What is the sub-HOA's current reserve percent-funded ratio? Below 70% = yellow flag. Below 50% = meaningful special assessment risk.
3. Has this association had any special assessments in the last 5 years? Roof cycles, pool equipment, paving are common triggers.
4. What year was the home built and what is the current roof age? Pre-2001 construction + aging roof = insurance complications. Get a quote before you make an offer.
5. Does this specific property fall under SCC Community Association or Kings Point? The amenity access is entirely different and mutually exclusive.
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