Moving to Lithia, Florida

Lithia is where Tampa Bay's suburbs run out and the real Florida starts. It's not a city — there's no downtown, no city hall, no incorporated anything. It's an unincorporated community southeast of Brandon with a Lithia mailing address and a whole lot of space. If you're moving here, you're doing it on purpose. Nobody ends up in Lithia by accident.

Why Move to Lithia

Lithia is for people who want land. Not a quarter-acre lot with a privacy fence — actual land. Half-acre, one-acre, five-acre parcels with room for horses, chickens, a workshop, or just the peace of not seeing your neighbor's bathroom window from your kitchen.

It's technically in Hillsborough County, which means you get county services, Hillsborough schools, and a Tampa mailing address on some parcels. But it feels nothing like Tampa. The roads are two-lane. The trees are old. The pace is slow. Some people keep livestock. The air smells like pasture after it rains.

There's a reason people trade convenience for Lithia: the quality of life on a day-to-day basis. You wake up, drink coffee on your porch, hear birds instead of traffic. Your kids have room to run. Your dogs have room to be dogs. That's the pitch, and for the right person, it sells itself.

Who it's for: Families who want acreage, equestrian folks, people with home-based businesses, anyone who prioritizes space and quiet over convenience. Also increasingly popular with remote workers who realized they don't need to live near an office anymore.

Who it's NOT for: If you want to walk to dinner, grab a quick coffee, or have Amazon deliver the same day — Lithia is going to frustrate you. It's far from everything and intentionally so.

Neighborhoods

Lithia Proper — This is the core of old Lithia. Homes on 1-5+ acre lots, many with agricultural zoning. Properties range from modest ranch homes to large custom-built estates. You'll find horse farms, hobby farms, and people who've lived here for generations alongside newcomers who moved in five years ago. Homes here can run anywhere from $350K for an older home on an acre to $800K+ for newer builds on larger parcels.

Boyette Area — Sits between Lithia and Riverview, along Boyette Road. This corridor has seen more development in recent years — some newer subdivisions mixed with older homes on larger lots. It's a transition zone: more suburban than Lithia proper but still quieter than Riverview. Homes in the $350K-$500K range.

FishHawk Ranch — Technically has a Lithia zip code (33547), but FishHawk is its own world. It's a master-planned community with HOAs, community pools, and a very different vibe from the rest of Lithia. If you're looking at FishHawk, check our dedicated FishHawk Ranch guide — it deserves its own page.

Balm/South Lithia — Further south toward Balm, things get even more rural. Larger agricultural parcels, cattle ranches, and a few scattered residential pockets. This is the deep end of East Hillsborough. Beautiful if you want maximum seclusion, but you're 45+ minutes from anything resembling a city.

Lithia Pinecrest Road Corridor — Running east from Lithia Springs, this road is lined with some of the area's most desirable properties. Mature trees, rolling (by Florida standards) terrain, and established homes on generous lots. Sought-after for its character and proximity to the springs.

Cost of Living

Lithia's median home price is higher than you might expect for a rural area, and that's because you're paying for land, not location.

• Median home price: ~$420,000 (skewed higher by FishHawk Ranch properties in the same zip code; true "Lithia proper" acreage homes can range from $350K to $700K+)
• Average rent (3BR): $2,000-$2,600/month — rental inventory is limited out here; most people own
• Property tax rate: Hillsborough County millage, roughly 1.1-1.3% of assessed value. Larger lots with agricultural exemptions can see significantly lower tax bills
• Agricultural exemption: If your property qualifies (livestock, crops, timber), your tax burden drops substantially. Many Lithia homeowners take advantage of this
• Insurance: Standard Florida homeowners rates. Most of Lithia is outside flood zones. Larger properties may need additional coverage for outbuildings, barns, or fencing

Your grocery runs and shopping trips will add gas costs. Budget for that — you're driving to Brandon or Riverview for everything.

Schools

Lithia feeds into some of the better schools in East Hillsborough, which is a genuine draw for families.

• Newsome High School — This is the big one. Newsome consistently ranks among the top public high schools in Hillsborough County. Strong academics, competitive athletics, and a parent community that's actively involved. If you're buying in Lithia for the schools, Newsome is probably the reason.
• Randall Middle School — Feeds into Newsome. Well-regarded, good test scores for the area.
• Stowers Elementary — Solid neighborhood school serving parts of Lithia.
• Bevis Elementary — Technically in the FishHawk area but serves some Lithia students. Top-rated.
• Alafia Elementary — Small school with a community feel, serving the more rural Lithia area.

Private school options are limited in Lithia itself. Families who want private education typically look at Bell Shoals Baptist Academy in Brandon, Corbett Prep, or schools in the Riverview/Valrico corridor.

Commute and Getting Around

This is where Lithia asks you to make a choice. You're trading convenience for space. Eyes open.

• To downtown Tampa: 35-45 minutes via I-75 North or the Selmon Expressway (toll). Rush hour can push this past an hour, especially on I-75 through the Brandon interchange.
• To Brandon: 20-25 minutes. Brandon is your commercial lifeline — Westfield Brandon mall, grocery stores, restaurants, medical offices.
• To Riverview: 15-20 minutes to the main Riverview commercial areas along US-301.
• To MacDill Air Force Base: 40-50 minutes. Doable but not fun daily.

Roads: Lithia roads are mostly two-lane and winding. Lithia Pinecrest Road, Lithia Springs Road, and Boyette Road are the main arteries. They're scenic but slow, and they flood in heavy rain. During school pickup and morning commute, Boyette Road gets backed up.

Cell service: Fair warning — some parts of Lithia have spotty cell coverage. Valleys and tree canopy can interfere with signal. If you work from home and rely on your phone as a hotspot backup, test the signal before you buy.

If you're relocating from out of state, PODS Moving & Storage is a good fit for Lithia moves — the flexible scheduling helps when you're coordinating with a rural property that might not have a straightforward delivery setup.

Local Favorites

Lithia doesn't have a restaurant row or a downtown strip. What it has is nature, community, and a handful of spots that locals love.

Parks and Outdoors:

• Lithia Springs Park — The crown jewel. A natural spring-fed swimming area where the water stays around 72 degrees year-round. Crystal clear, beautiful, and packed on weekends. Hillsborough County park with picnic areas, a playground, and canoe/kayak launch. Get there early on summer Saturdays or you're not getting in — they cap capacity.
• Alafia River State Park — Mountain biking destination that draws riders from across the state. Also has hiking, horseback riding, and camping. The terrain is surprisingly hilly (old phosphate mining land reclaimed as parkland).
• Alderman's Ford Conservation Park — Kayaking and canoeing on the Alafia River. Gorgeous cypress-lined waterways. One of the best paddling spots in the Tampa Bay area.
• Edward Medard Conservation Park — Just south of Lithia. Reservoir fishing, trails, and camping.

Dining and Drinks:

• Keel and Curley Winery — Located at Keel Farms in Plant City (but a short drive from Lithia). Local wines, craft beer, food trucks, and live music. Great date-night spot.
• Winthrop Barn Theatre — Community dinner theater in Riverview, close to Lithia. Old-school fun.

For most dining, you're heading to Brandon or Riverview. Lithia's charm isn't in its restaurant scene — it's in the cookout at your neighbor's barn.

Equestrian Life: Lithia is horse country for East Hillsborough. Multiple horse farms, riding trails through Alafia River State Park, and a community that understands equestrian property needs. If you're bringing horses, Lithia is one of the best options in the Tampa Bay metro.

Setting Up Your New Home

Getting settled in Lithia takes a little more planning than a typical suburban move.

Home maintenance: Larger lots mean more maintenance — fence repairs, outbuilding upkeep, tree trimming, pressure washing long driveways. Best Bay Services — Handyman & Home Services covers Lithia and can handle the handyman work that comes with rural-ish properties. Having a reliable service on speed dial saves you from the "I'll get to it this weekend" spiral that turns into six months.

Internet: This is a real concern. Spectrum Internet serves most of Lithia, but speeds vary depending on how far you are from main infrastructure. Some remote parcels may have limited options. Always verify internet service BEFORE you close on a property — especially if you work from home. Ask the current owner what provider they use and what speeds they actually get, not what's advertised.

Security: Properties with acreage and set-back homes benefit from a monitored security system. ADT Home Security is a solid option for Lithia — longer driveways and rural settings mean you want alerts if someone's on your property. Camera systems with property-wide coverage are popular out here.

Well water and septic: Many Lithia properties are on well water and septic systems rather than county water/sewer. This is normal for the area but worth understanding if you're coming from a city with municipal utilities. Get the well tested and the septic inspected before closing. Budget for a septic pump-out every 3-5 years.

Frequently Asked Questions

Is Lithia a good place to raise kids? If your version of "good for kids" includes outdoor space, good schools (especially Newsome High), and a safe, quiet environment — absolutely. If it means walkable to activities and close to friends' houses, the rural spread can be isolating for older kids and teens. You'll be driving them everywhere until they can drive themselves.

How bad are the bugs in Lithia? It's rural Florida. Mosquitoes are aggressive from May through October. You'll want a good mosquito treatment plan for your yard. Fire ants are everywhere. You might see a snake on your property — usually black racers or rat snakes, occasionally a water moccasin near waterways. None of this is unusual for the area, but it surprises people who've only lived in subdivisions.

Can I have chickens/horses/livestock in Lithia? Most of Lithia is zoned agricultural-residential, which means yes — chickens, horses, goats, and other livestock are generally permitted. Check the specific zoning on your parcel, but this is one of the few places in Hillsborough County where hobby farming is common and accepted.

What's the flooding risk? Properties near the Alafia River and its tributaries can flood during heavy storms. The river rises fast after sustained rainfall. If you're looking at riverfront or low-lying property, check FEMA flood maps carefully and ask neighbors about historical flooding. Higher ground parcels in Lithia generally have no flood issues.

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Ready to find your home in Lithia? The NOW Team — Barrett Henry, REALTOR®