Downsizing to Kings Point

Kings Point at a glance

Kings Point sits inside Sun City Center, west of US 301 and south of State Road 674, on Hillsborough County's South Shore. Del Webb opened Sun City Center in 1961, and Kings Point followed as its own gated addition in the early 1970s under a separate development group. Building continued for decades in phases, which is why unit sizes and building styles vary block to block behind the gates.

Unlike the open streets of the main Sun City Center area, Kings Point is gated and privately patrolled. It functions as its own layer of community life, with a separate set of clubs, a separate newsletter and its own entrances off US 301 and SR 674.

Sources: kingspointtampabay.com, kpscc.com.

Homes and layout in Kings Point

Housing in Kings Point is almost entirely attached: condominium units and villas grouped into small buildings, each with its own recorded association. Kings Point totals 110 condominium associations and 4 homeowner associations, containing about 5,595 units. Some outside sources describe a similar but slightly different total, so ask your association's board or management company for the specific numbers that apply to a unit you are considering.

Because so many small associations sit under one gated community, no two buildings have identical rules or fees. One association's roof and exterior paint may be covered by dues, while the association next door may leave more to the individual owner. Get the condo or HOA documents for the exact building, not just a Kings Point overview, before you make an offer. See our guide to condo, townhome, villa or single-family for how those maintenance splits typically work.

Sources: Kings Point governance overview, Vesta Property Services: Kings Point.

Amenities and clubs in Kings Point

The Federation of Kings Point Associations purchased the community's recreational amenities from the developer in 2007, and it has run them on residents' behalf since. The campus centers on the Main Clubhouse and the South Clubhouse, both with indoor pools, plus the 2020 Centre and several outdoor pools, a lawn bowling court, tennis, shuffleboard, bocce and pickleball courts. Scepter Golf Club, a 27-hole course with a driving range, serves the community; it is privately operated by ClubLink under a lease with the Sun City Center West Master Association rather than owned by the Federation.

Kings Point also runs its own tram system, which carries residents around the gated community without a car, and the Federation lists more than 100 clubs covering crafts, cards, fitness, dance and travel. Getting around by tram or golf cart inside the gates is part of daily life here, more so than in the open streets of the wider Sun City Center area.

Sources: kingspointtampabay.com, Kings Point governance overview.

Rules and fees in Kings Point

Age restriction, rental limits, pet policy and golf cart rules are all set at the individual association level, layered under the Federation and the Sun City Center West Master Association, which owns the roads and common landscaping in Kings Point and charges no CDD fee for it. Every association pays into the Master Association and, if it belongs, into the Federation for the clubhouses, trams and security it uses. Fees vary by association and are not published community-wide, so ask each condo or HOA board for its current dues and whether a separate Federation recreation charge is billed on top of them.

Because dues and reserve funding vary so much building to building, ask for the association's most recent budget, reserve study and any pending special assessment before you sign a contract. A low list price on a Kings Point unit can come with a high monthly fee once you add the condo, Master Association and Federation charges together.

Health care near Kings Point

HCA Florida South Shore Hospital is at 4016 Sun City Center Boulevard, inside the larger Sun City Center area and reachable from Kings Point by car or golf cart path. St. Joseph's Hospital-South is at 6901 Simmons Loop in Riverview and AdventHealth Riverview is at 9330 US 301 South, both a short drive north. Tampa General Hospital and Moffitt Cancer Center are further north in Tampa.

Sources: HCA Florida South Shore Hospital, BayCare, AdventHealth Riverview.

Storms, flooding and insurance in Kings Point

Kings Point sits inland from Tampa Bay on the South Shore, but several ponds and retention areas run through the gated community, so ask about flood zone status for the specific building rather than assuming the whole community is out of a flood zone. Hillsborough County updates its evacuation zones periodically, so check the current map for the exact address at hcfl.gov/HEAT and confirm the flood zone on the FEMA Flood Map Service Center. Older buildings may lack roof straps or impact windows, which affects wind mitigation credits, so ask each association for its most recent inspection. Our hurricane and flood insurance guide covers what to request.

Taxes and local government in Kings Point

Kings Point is in unincorporated Hillsborough County, so there is no city property tax and the county sets the local rate. Homestead owners who meet the 2026 income limit of $38,686 can apply for the county's limited-income senior exemption of up to $50,000, plus a long-term resident exemption after 25 years in the home. If you already hold a Florida homestead elsewhere, Save Our Homes portability can carry part of that savings into a Kings Point purchase. See our costs and money page and portability guide for the current-law math, which could change if Amendment 3 passes on November 3, 2026.

Questions to ask before you buy in Kings Point

• What is this specific condo or HOA association's monthly fee, and what does it cover?
• Is the association a Federation member, and is there a separate Federation recreation fee?
• What does the association's most recent reserve study and budget show?
• Are there pending special assessments for roofing, painting or plumbing?
• What are the rental restrictions and minimum lease terms for this building?
• What evacuation zone and flood zone apply to this exact address?
• How old are the roof, water heater and electrical panel in this unit?

If you are comparing Kings Point against the open streets of Sun City Center or the newer Valencia communities nearby, a local agent who works with downsizers can walk you through the association paperwork for each. Get matched with one here.