Hillsborough vs. Pinellas County – which one is more popular these days?

If you are looking to purchase a property in either Hillsborough or Pinellas County, you might want to know a bit more about each area before you make a decision. When it comes to Hillsborough vs. Pinellas county, the deciding factors in 2026 are housing costs, insurance and flood risk, commute times and lifestyle, while property tax rates turn out to be surprisingly close. With the help of Big Man’s Moving Company, you will not have a hard time relocating to either county so you might as well see which one brings the most benefits. Below is a side-by-side comparison using current Census, housing and tax data.

Hillsborough vs. Pinellas County at a glance

Hillsborough vs. Pinellas County – Why choose one over the other?

To start with, if you like living near large bodies of water, Pinellas is a clear choice. Most of its area is near the water, after all. But, Hillsborough is larger and might provide more amenities and opportunities. It depends on what kind of lifestyle you prefer, really. When it comes to relocating to either area, you can utilize the same moving companies in Lutz for both counties. Pinellas has the region’s Gulf beaches and walkable downtowns like St. Petersburg and Dunedin, while Hillsborough has downtown Tampa, Tampa International Airport and the region’s largest job base.

Property tax

Property tax rates are much closer than many people assume. In 2025, the total millage in Tampa was 19.8428, compared with 19.9197 in St. Petersburg. Unincorporated Hillsborough, which includes Brandon, Riverview and Lutz, came in at 18.2515, while Clearwater was 19.3522 and Dunedin was 17.6017. The gap between Dunedin and Tampa, about 2.2 mills, works out to roughly $224 a year for every $100,000 of taxable value. If Dunedin’s lower rate tips the balance, movers Dunedin FL can plan your move across the bay.

The homestead exemption works the same way in both counties: up to $51,411 in 2026 for a permanent residence, with the Save Our Homes rule limiting yearly assessed-value increases to 3% or inflation, whichever is lower. If voters approve Amendment 3 on November 3, 2026, the non-school homestead exemption would rise to $150,000 in 2027 and $250,000 in 2028 in both counties, with a longer wait for people who become Florida residents after December 31, 2026.

Benefits of Hillsborough

First of all, Hillsborough offers plenty of public, magnet and private schools, and it is home to the University of South Florida and the University of Tampa. It features upscale apartments, as well as townhouses. You may want to consider hiring additional moving services so you can enjoy its lakes and parks as soon as you arrive. 

Hillsborough also has the region’s biggest job centers, from downtown Tampa and Westshore to MacDill Air Force Base, and it is where the Tampa Bay Rays plan to open a new stadium in 2029. Suburbs such as Brandon, Riverview and Valrico offer newer homes with more space. For a line-by-line budget, see our breakdown of the cost of living in Hillsborough County, or browse our Hillsborough County movers page for local service areas.

Benefits of Pinellas

Pinellas County has its own set of benefits. The job market leans on healthcare, finance and tourism, with large employers such as BayCare Health System and Raymond James Financial. But the most fascinating thing about it is the towns. They look like something straight out of a book, and each one is a joy to visit. There are many fun things to do in this County, and you will be able to enjoy amazing weather all year round. Of course, there are all sorts of restaurants, parks, and other amenities easily available.

The trade-offs are real, though. Pinellas has more coastline exposed to storm surge, its population fell after the 2024 hurricanes, and its school district is closing and consolidating schools as enrollment declines. Our guide to things to know before moving to Pinellas County covers those issues in depth, and our list of affordable areas to live in Pinellas County can help you find value.

Which county is more popular right now?

If popularity means people choosing to live there, Hillsborough has the edge. It gained about 2,900 residents between July 2024 and July 2025, while Pinellas lost about 11,800, the second-largest drop of any U.S. county. According to Census Bureau population estimates compiled by USAFacts, domestic migration drove the Pinellas decline, with about 9,200 more people moving out to other U.S. counties than moving in.

Neither county is where most of the region’s growth is happening, though. Pasco County gained about 18,300 residents in the same year as buyers looked north for newer and cheaper homes. If that sounds appealing, compare the pros and cons of moving to Pasco County before you decide.

How do flood risk and insurance compare?

Both counties took hits in 2024, but Pinellas is a peninsula with the Gulf on one side and Tampa Bay on the other, so much more of the county sits close to open water. Hillsborough’s most exposed areas are along the bay, including South Tampa, Apollo Beach and Ruskin. In either county, check the address’s FEMA flood zone, get insurance quotes before you make an offer, and remember that Citizens policyholders with wind coverage need flood insurance by January 1, 2027.

What is the commute like between the two counties?

Three bridges connect Pinellas to Tampa: the Howard Frankland on I-275, the Courtney Campbell Causeway from Clearwater and the Gandy Bridge from south St. Petersburg. A cross-bay commute can take anywhere from 30 minutes to more than an hour at rush hour, so test the drive at the times you will actually travel before you commit. If you are making the move, our guide on how to plan a relocation route from Hillsborough County to Pinellas County covers timing and routes.

Which county is right for you?

• Choose Pinellas if you want Gulf beaches, walkable downtowns, the Pinellas Trail and an established, mostly built-out community.
• Choose Hillsborough if you want the largest job market, Tampa International Airport, pro sports and newer suburban homes.
• Compare both carefully if you are retiring: prices are similar, so the choice often comes down to flood exposure, healthcare access and lifestyle.
• Look at Pasco County if you want the lowest prices of the three and do not mind a longer commute.

So, which county wins?

In the “battle” of Hillsborough vs. Pinellas County, there is no clear winner. Both Counties have their set of benefits and the decision usually comes down to personal preference. Hillsborough is winning the popularity contest for now, while Pinellas still offers a beach lifestyle few places can match. Whichever side of the bay you choose, request a free estimate from Big Man’s Moving Company.

Frequently Asked Questions

Is it better to live in Pinellas or Hillsborough County?

It depends on your priorities. Pinellas is better for Gulf beaches, walkable downtowns and an established coastal lifestyle. Hillsborough is better for jobs, airport access, pro sports and newer suburban housing, and it is currently growing while Pinellas lost residents after the 2024 hurricanes.

Which county has lower property taxes, Pinellas or Hillsborough?

Neither county is clearly cheaper. In 2025, the total millage was 19.8428 in Tampa and 19.9197 in St. Petersburg. Unincorporated Hillsborough was 18.2515, while some Pinellas cities, such as Dunedin at 17.6017, were lower. Your bill depends on the exact city, special districts and exemptions.

Is Pinellas County more expensive than Hillsborough?

Not by much. In June 2026, the typical home value was about $371,631 in Pinellas and $380,041 in Hillsborough, and average rents were nearly identical at about $2,021 and $2,025 a month. Coastal Pinellas homes can cost more to insure because of storm surge exposure.

Why is Pinellas County losing population?

Pinellas lost about 11,800 residents between July 2024 and July 2025. Back-to-back hurricanes in 2024, rising housing and insurance costs, and more deaths than births all contributed, with more people moving out to other U.S. counties than moving in.