Living in Brandon & East Hillsborough: A Guide for Newcomers (2025)


The Vibe of Brandon & East Hillsborough

East of Tampa, this region grew rapidly in the early 2000s. It’s full of subdivisions, strip malls, and commuter-friendly access to Tampa via I-75. More spread-out than the Pinellas side, but newer and more affordable.

Why It Works:

  • Newer homes and good value for square footage
  • Strong school options in FishHawk, Lithia, and Riverview
  • Close to MacDill AFB, I-75, and the Selmon
  • Suburban predictability with room to grow

What to Watch Out For:

  • Traffic congestion during rush hour
  • Cookie-cutter developments in some areas
  • No strong city center or walkability

Who Lives Here:
Military families, young parents, first-time buyers, and people relocating from out of state.

City/Neighborhood Highlights:

  • Brandon Mall – Shopping and restaurants
  • FishHawk Ranch – Master-planned community with top schools
  • Apollo Beach – Waterfront neighborhoods with boating access
  • Riverview – Suburban housing boom, regional parks

Housing Snapshot:
Homes tend to be newer, often found in HOA communities and multi-phase subdivisions.
Median home price: ~$400K
Median rent (2BR): ~$2,100/month

Commute & Transit:
Driving is essential. I-75 is the main artery. Express buses exist but are limited in coverage.

Things to Do:
Manatee Viewing Center, shopping, neighborhood parks, Apollo Beach waterfront, Little Manatee River hiking.


Is This Area Right for You?

If you’re a commuter or family looking for new construction and suburban structure at a better price, this is a strong option.

To expand your search to the greater metro, check out the LookyLOO Review of the Tampa-St. Petersburg Metro.