Best And Worst Neighborhoods in Tampa, FL

Tampa’s got about 84 neighborhoods and they’re all over the map when it comes to quality. You’ve got waterfront stunners with golf courses and A-rated schools. Then you’ve got areas where checking your car locks twice becomes second nature.

If you’re planning to move here, you need to know what the locals think is the best and worst place to live. This guide breaks down the city’s top-rated and most challenging neighborhoods based on local recommendations, actual crime data, school ratings, and more. Let’s get into it.

Violent Crime Rates Across Tampa Areas

Violent crime rates in Tampa vary wildly depending on your zip code. The national average sits at 22.7 incidents per 100,000 residents, but Tampa neighborhoods can hit 69.6 per 100,000 in the roughest spots.

South Tampa keeps things safe. Hyde Park and Palma Ceia run about 46% below the national average for violent crime. Here, kids usually play outside, people jog after dark, and the vibe stays relaxed.

Ybor City tells a different story. Violent crime there clocks in at 335% above the U.S. average. Highland Pines isn’t much better at 306% higher.

Meanwhile, North Tampa neighborhoods hover between 168% and 203% above average and Drew Park sits at 145% over the national rate. These numbers matter when you’re choosing where your family will live.

Property Crime Trends in Different Neighborhoods

Property crime happens way more often than violent crime in Tampa. Burglaries, car break-ins, and stolen packages often happen here. Usually, the stuff that makes you install Ring doorbells and security systems.

Bayshore Beautiful has a low property crime at 437 per 100,000 residents. Harbour Island, Hyde Park, and Palma Ceia all run 45% to 67% below the national average. Your Amazon packages actually make it to your doorstep intact.

The other end of Tampa? Ybor City, Highland Pines, and North Tampa all see property crime rates hit 68 per 100,000 or higher. That’s nearly double the national average.

Meanwhile, Drew Park registers 63.6 per 100,000, about 80% higher than it should be. That means you need to lock your car and hide your valuables. You also need to check your cameras regularly. That’s the reality in these areas.

Top-Rated Neighborhoods in Tampa

If you want the best quality of life, here are Tampa’s best neighborhoods!

1. Harbour Island

Harbour Island has downtown Tampa views that’ll make your Instagram followers jealous. This planned community keeps crime 71% below the national averages. Both violent and property crime remain remarkably low.

For home prices, the average is around $576,354, with rent running about $2,195 for a one-bedroom. Plant High School (A+), Wilson Middle School (A-), and Gorrie Elementary (A-) serve the area.

The marina club and six community parks make outdoor life easy. In fact, the walk score here is 91, so you can ditch your car for most errands.

2. Hyde Park

Hyde Park is the postcard-perfect Tampa neighborhood everyone wants. It has tree-lined streets, historic bungalows, and Hyde Park Village’s shops and restaurants. Usually, the crime rate runs 46% below the national average for both violent and property offenses.

If you plan to live here, you should expect to pay around $1,109,695 for a home or rent a one-bedroom for $1,895. Mitchell Elementary (A), Wilson Middle (A-), and Plant High School (A+) make this a school district winner. Bayshore Boulevard also runs right through here. The walk score in Hyde is also 91.

3. Palma Ceia

Palma Ceia screams old money Tampa. This affluent neighborhood sits just south of downtown and it’s very serious about safety. The overall crime rate runs 77% lower than the national average. Meanwhile, the violent crime is down at 68%. That’s serious security.

Homes in Palma Ceia average $850,000, with one-bedrooms renting for $1,196 and two-bedrooms at $2,292. The Palma Ceia Golf & Country Club hosts the Gasparilla Invitational.

For schools, Grady Elementary ranks in Florida’s top 5%, Coleman Middle scores an A-, and Plant High keeps its A+ rating. It has a walk score of 91, which means everything stays close.

4. Beach Park

Beach Park has that classic Tampa neighborhood feel where everyone actually knows their neighbors. Block parties happen and kids ride bikes everywhere. This waterfront community keeps crime low and the community vibes high.

Here, the average home value is $850,000. The schools serving Beach Park include the same A+ Plant High School that makes South Tampa so desirable.

The streets are lined with mature trees that create that shaded, peaceful atmosphere that families love. The area’s got enough parks and Bay access to keep outdoor activities front and center.

5. Westchase

Westchase consistently lands on “best places to live in Tampa Bay” lists, and it’s not hard to see why. This master-planned community, 15 minutes northwest of downtown, has resort vibes to suburban living. There are multiple pools here, as well as a golf club, tennis courts, and miles of trails

For the home prices, they range from mid-$300,000s for townhomes up to over $1 million, with the median around $600,000 to $700,000. The Northwest Elementary, Benito Middle, and Alonso High School all score top ratings.

The community’s got its own town center with shopping and restaurants, too. Meanwhile, Veterans Expressway and Suncoast Parkway access make commuting painless.

6. FishHawk Ranch

FishHawk Ranch is about 25 minutes southeast of downtown in Lithia and it’s earned its reputation as one of Florida’s best places to live. This master-planned community brings the full package. It has amenities, schools, and serious community pride.

The median home prices in FishHawk Ranch hit $500,000-$600,000, with options from townhomes to large single-family houses. There are multiple pools, splash pads, a fitness center, sports courts, and miles of trails that keep everyone busy.

Several A-rated schools serve the area. The commute runs longer than in other Tampa neighborhoods, but most residents say the quality of life makes it worth every minute.

7. Tampa Palms

Tampa Palms has an established master-planned community energy that New Tampa is known for. Developed back in the ’80s and ’90s, this neighborhood’s had time to mature. It’s about 20 minutes from downtown and crime stays comfortably low.

Median home prices range from $500,000 to $600,000 and you’re getting larger homes with actual yards here. Heritage Elementary, Liberty Middle, and Freedom High School all rank among Hillsborough County’s best.

The Crossings at Tampa Palms handles your grocery runs and restaurant cravings. You also have options here since there are community pools, tennis courts, a golf course, and miles of walking trails.

8. Avila

Avila’s the new kid making waves in northern Hillsborough County. This community went all-in on resort-style living. It has multiple pools, a lazy river, a fitness center, sports courts, plus its own restaurant and bar. Yeah, it’s extra, and people love it.

Homes in Avila cost $400,000s to over $1 million, depending on what you want. Everything’s brand new, built by top-tier builders with modern designs.

The streets stay walkable with wide sidewalks and lots of green space. There are also top-rated schools nearby for your kids. The environment is definitely safe and it’s right off the Suncoast Parkway for easy access everywhere.

9. New Tampa

New Tampa’s where young families and USF students stay. This neighborhood’s been growing like crazy and the vibe stays modern and active. The crime rate here sits 72% below the national average, while violent crime runs 98% lower. That’s basically as safe as Tampa gets.

The median home value is $484,426, with one-bedrooms renting for $1,850 and two-bedrooms at $2,200. Gorrie Elementary (A-) and Hunters Green Academy (A) serve the area. You’re super close to the University of South Florida, too. There are multiple golf clubs in the area and the walk score is 91, which means errands stay easy.

10. Bayshore Beautiful

Bayshore Beautiful wraps up our top 10 with some of Tampa’s prettiest real estate. This historic neighborhood hugs the waterfront and doesn’t play around with safety. The crime rates sit 76.72% below the national average there are just 104 incidents of violent crime per 100,000 residents. As for property crime, the rate is 437 per 100,000.

The average home value in Baydshore reaches $1,762,313, with rent averaging $1,979 monthly. Bayshore Boulevard runs through here. That’s the famous waterfront promenade, perfect for morning runs or evening walks.

The neighborhood sits just six miles from Tampa International Airport. Overall, the homes have character, the views deliver, and the neighborhood has that classic Tampa charm.

Worst Neighborhoods in Tampa, Florida

Tampa’s worst neighborhoods deal with crime rates that run two to three times the national average.

1. Ybor City

Ybor City definitely has character. It has historic cigar shops, the Columbia Restaurant, and nightlife that goes hard. But the crime stats? They’re also very high. Violent crime averages 69.6 per 100,000 residents (335% above the U.S. average) and property crime clocks in at 68.5 per 100,000 (193% higher than it should be).

The home values in Ybor City average around $275,896 and rent runs about $2,663 monthly. The area around 7th Avenue tends to be safer than other parts.

Bottom line, Ybor’s fun for a night out. But living here full-time means dealing with regular car break-ins, package theft, and keeping your guard up.

2. Highland Pines

Highland Pines sits in northeast Tampa with under 2,000 residents. It’s a small community with, big crime problem. The violent crime rate runs 69.3 per 100,000 (306% above average) and property crime hits 68.2 per 100,000 (193% higher than the national rate).

The schools serving Highland Pines actually score decent ratings and the neighborhood has a diverse mix of residents. But those crime numbers make it tough to recommend living here, especially if you’re opening a business or raising kids.

The population stays small partly because people know the risks. Insurance costs run higher here, too, and you’ll definitely want a good security system if you move in.

3. North Tampa

North Tampa’s the biggest neighborhood on this list with over 8,000 residents. Two zip codes (33604 and 33612) both struggle with elevated crime. Violent crime ranges from 60.8 to 68.8 per 100,000 (168% to 203% above average), while property crime hits 59.59 to 67.6 per 100,000.

The cost of living is lower than in most Tampa areas, which explains why people still move here. There are many things to do nearby and the neighborhood’s got decent diversity. But that lower price tag comes with a trade-off. You’re looking at significantly higher crime risk than safer Tampa neighborhoods.

Check the specific zip code carefully if you’re considering North Tampa, because those numbers vary quite a bit.

4. Drew Park

Drew Park’s got some great Tampa landmarks, like the Steinbrenner Field (Yankees spring training), Raymond James Stadium (Bucs home), and Al Lopez Park’s 132 acres of wildlife. However, the crime stats tell a different story.

Violent crime runs 55.3 to 65.9 per 100,000 (145% to 190% above average), and property crime hits 63.6 to 65.6 per 100,000.

You’re basically trading proximity to sports venues for elevated safety risks. The parks are great and the stadium access is unbeatable. But you need to stay alert when walking to your car after a game.

Property crime also happens regularly here. In fact, car break-ins near the stadium are practically a tradition at this point. If you love Tampa sports enough to deal with higher crime rates, Drew Park puts you right in the action.

5. Courier City

Courier City wraps up the worst five, and it’s not quite as bad as the others. However, it still lands above the national average for crime. Violent crime occurs 35.8 to 40.4 per 100,000 (58% to 78% above average), while property crime registers 35.4 to 39.6 per 100,000.

This small neighborhood has under 2,000 residents and sits close to bustling South Tampa. You’re getting some of that South Tampa proximity without the South Tampa price tag or safety. The location’s convenient, sure. But you’re still dealing with elevated crime compared to the national average.

The Middle Ground: Tampa Areas with Trade-Offs

These neighborhoods don’t make the best or worst lists. They offer decent value but come with specific challenges you need to consider.

1. Brandon

Brandon is on the east side of Hillsborough with median home prices in the high $400,000s. The traffic is rough and the infrastructure hasn’t caught up with the population boom from the early 2000s.

But Brandon’s got everything you need right there. It has Brandon Mall, Publix, Costco, Sam’s Club, and a variety of restaurants. You’re only 10 miles from downtown Tampa. Rush hour adds 15+ minutes to your commute, but infrastructure upgrades are happening.

Young professionals and military families love the convenience and affordability in Brandon. Just plan your schedule around that traffic.

2. Riverview

Riverview is next to Brandon with similar vibes and similar traffic headaches. Median prices hover in the high $300,000s, which is reasonable for what you’re getting. The east side congestion is real, but traffic’s everywhere in Tampa Bay right now.

Riverview’s got more newer home options than Brandon. If you want that fresh-construction feel without paying New Tampa prices, Riverview is the place for you.

You’re still dealing with the infrastructure playing catch-up and that I-75 access everyone loves turns into a parking lot during rush hour. But for affordability and proximity to Tampa, Riverview works for a lot of families.

3. Wesley Chapel

Wesley Chapel exploded over the last few years and was recently named the best place to live in Florida. Median prices sit in the upper $400,000s. The Shops at Wiregrass, Tampa Premium Outlets, and that massive Epperson Lagoon with its 7.5-acre crystal clear water are basically a resort town now.

But the catch is that State Road 56 during rush hour is quite a hassle. There may be 25-minute delays on a good day. A $25 million road widening project won’t finish until 2026.

The schools rank third-highest graduation rate in Florida and many new developments are coming (including Johns Hopkins Pediatric Hospital). If you can handle being 30 to 40 minutes from downtown and don’t mind construction chaos for a few more years, Wesley Chapel’s got serious upside.

4. Land O’ Lakes

Land O’ Lakes lives up to its name. The lakes here are gorgeous! It’s located about 45 minutes from downtown Tampa and median prices are around $420,000. You want old Florida living? This is it. Boat in your backyard, fishing after work, trails on the weekends, perfect.

Newer communities like Connerton and Bexley brought tons of amenities, like parks, playgrounds, trails, and schools, right inside the neighborhoods. Angeline’s the newest hotspot with a Moffitt cancer campus and its own produce farm, plus another lagoon community setup.

Pasco County schools rate highly here. Just make sure you’re cool with that 45-minute commute and know that Wesley Chapel and Citrus Park are nearby when you need shopping or entertainment.

5. Carrollwood

Carrollwood sits about 15 minutes north of downtown Tampa with median home prices around $400,000 to $500,000. This established neighborhood’s got that strong community feel people actually stick around for. There are tree-lined streets, bigger lots, and none of that fake suburban development look.

Carrollwood Village has all your shopping, dining, and entertainment needs in one spot. The schools score well, and you’re centrally located. You get to access downtown Tampa, beaches, and the airport all within 20-30 minutes.

The homes have character with different architectural styles. People stay in Carrollwood for years, which tells you something about the quality of life here. Young professionals and families both love the affordability-meets-location combo.

6. Oldsmar

Oldsmar’s one of Tampa’s best-kept secrets. It’s situated in Pinellas County, just 15 miles from downtown. Median sales prices run in the $400,000s. This small-town charm meets modern development situation works surprisingly well. You’ve got amazing restaurants, you’re right next to Tampa Bay, and it’s not overrun with tourists yet.

You can walk to the bay and hit the parks and the trails. Gulf Coast beaches are super convenient and the airport’s close. Schools rate great with several highly-rated elementary and middle schools.

The community has lots of events throughout the year, which keep that family-friendly vibe strong. Because Oldsmar’s kind of tucked away, you’re getting value without the hype and without the traffic you see everywhere else. More people are catching on, though, so jump in while it’s still under the radar.

Cost Comparison of the Best vs. Worst Neighborhoods in Tampa

There’s a massive price gap between Tampa’s best and worst neighborhoods. Bayshore Beautiful tops out at $1,762,313 average home value, while Ybor City sits at $275,896. That’s more than a six-times difference.

South Tampa neighborhoods (Hyde Park, Palma Ceia) average $850,000 to $1.1 million. Meanwhile, master-planned communities like Westchase, FishHawk Ranch, and Tampa Palms run $500,000 to $700,000. For the worst neighborhoods, you’re looking at $275,000 to $485,000.

Lower prices mean higher crime rates, fewer amenities, and schools that don’t rank as well. You get what you pay for in Tampa real estate.

Top-Rated School Districts in Safe Neighborhoods

Plant High School dominates South Tampa with an A+ rating and consistently ranks as one of Florida’s top public schools. In fact, Hyde Park, Palma Ceia, Beach Park, and Harbour Island all feed into Plant. You’re getting an elite education combined with those low crime rates we talked about earlier.

The master-planned communities bring their own school excellence. Heritage Elementary, Liberty Middle, and Freedom High School serve Tampa Palms and they’re all top-rated. FishHawk Ranch pulls several A-rated schools. Westchase gets Northwest Elementary, Benito Middle, and Alonso High School, all scoring excellent ratings.

New Tampa’s got Gorrie Elementary (A-) and Hunters Green Academy (A). Wesley Chapel takes the crown for graduation rates as it is the third highest in all of Florida. Meanwhile, the worst neighborhoods struggle with lower-performing schools, which creates a cycle that’s tough to break.

Transportation and Accessibility in Tampa Neighborhoods

South Tampa neighborhoods have walk scores of 91 across the board. In fact, in Hyde Park, Palma Ceia, and Harbour Island, you can ditch your car for most daily stuff. Bus stops connect you downtown and everything’s 15 to 20 minutes max from Tampa International Airport.

The master-planned communities lean heavily on car culture. Westchase, FishHawk Ranch, and Tampa Palms all have great highway access (Veterans Expressway, Suncoast Parkway, I-75), but you’re driving everywhere. Although walk scores drop, commute times stay reasonable if you avoid rush hour. Wesley Chapel and Land O’ Lakes push that commute to 30-45 minutes from downtown.

For the worst neighborhoods, it’s a mixed bag. Ybor City scores 91 for walkability, but you’re walking through higher-crime areas. North Tampa and Drew Park have bus access and highway proximity, but traffic gets ugly fast. Meanwhile, Brandon and Riverview offer convenience to I-75, then immediately punish you with congestion.

Amenities and Lifestyle

South Tampa has Hyde Park Village boutiques, Bayshore Boulevard’s waterfront promenade, and restaurants that actually deserve the hype. Westchase, FishHawk Ranch, and Tampa Palms also pack in resort-style pools, golf courses, fitness centers, and town centers, so you’re not constantly driving into the city.

The worst neighborhoods offer way less. Ybor City’s got nightlife and historic charm, but daily amenities stay limited compared to safer areas. North Tampa and Drew Park deliver stadium access and Al Lopez Park’s 132 acres, but you’re sacrificing the upscale shopping and dining that better neighborhoods take for granted.

Meanwhile, the middle-ground areas like Brandon and Wesley Chapel have massive shopping centers and everything you need, just with more traffic and longer drives.

Real Estate Trends in Tampa, FL

Tampa real estate keeps climbing, with the best neighborhoods seeing the fastest appreciation.

Bayshore Beautiful and Hyde Park properties jumped significantly over the past few years. Meanwhile, Avila’s brand-new construction is already priced higher as commercial development explodes around it.

Westchase, FishHawk Ranch, and Tampa Palms also maintain strong resale markets because families want those amenities and A-rated schools. The worst neighborhoods see slower appreciation and higher days on market.

Ybor City stays stagnant despite its proximity to downtown and Highland Pines and North Tampa struggle to attract buyers who’ve got other options. Wesley Chapel and Land O’ Lakes represent the growth markets. Meanwhile, we buy houses in Florida, especially in emerging markets like Wesley Chapel and Land O’ Lakes, which represent the region’s strongest areas for growth.

Key Takeaways: Best and Worst Neighborhoods in Tampa, FL

Tampa’s neighborhood quality is greatly affected by crime rates, schools, and amenities. South Tampa neighborhoods, such as Hyde Park, Palma Ceia, and Bayshore Beautiful, offer low crime rates, top-rated schools, and premium lifestyles with price tags to match ($850,000 to $1.7 million). Meanwhile, the worst neighborhoods (Ybor City, Highland Pines, North Tampa, Drew Park, Courier City) run crime rates 145% to 335% above the national average, with lower home values but way higher risks.

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