6409 South Dale Mabry Highway, Tampa, FL 33611

SOUTH TAMPA

A Market Narrative — One of Florida's Most Affluent, Supply-Constrained, and Enduring Submarkets

South Tampa is the peninsula that defines the city's identity — a roughly oak-canopied wedge of land bounded by Tampa Bay, Hillsborough Bay, and Old Tampa Bay, stretching south from Kennedy Boulevard to the tip of Interbay and the gates of MacDill Air Force Base. Within those few square miles sits a remarkable concentration of wealth, history, and demand: brick-lined historic districts, waterfront estate neighborhoods, the iconic Bayshore Boulevard, walkable village centers like Hyde Park and Palma Ceia, and the commercial spine of South Dale Mabry Highway. It is, by almost any measure, the most desirable and supply-constrained residential and commercial submarket in the Tampa Bay region — a place where land is finite, demand is structural, and values have proven durable across multiple economic cycles.

MacDill Air Force Base — The Economic Anchor

No account of South Tampa is complete without MacDill Air Force Base, which occupies the southern tip of the Interbay peninsula and functions as the area's single largest economic engine. MacDill is not an ordinary installation: it is home to two of the most important unified combatant commands in the United States military — U.S. Central Command (CENTCOM) and U.S. Special Operations Command (SOCOM) — making South Tampa a hub of national-security activity, defense contracting, and high-skill federal employment. The base generates an estimated annual economic impact of roughly $3.9 billion on the Greater Tampa Bay region, rising to approximately $5 billion when the surrounding military-retiree population is included.

In raw employment terms, MacDill supports on the order of 11,000 active-duty military and civilian workers, more than 6,000 reserve and National Guard members, and anchors a community of nearly 40,000 military retirees living within a 50-mile radius. That base of stable, well-compensated, recession-resistant federal and defense employment underpins housing demand, drives steady daytime traffic, and supports a deep ecosystem of service, retail, hospitality, and contractor businesses throughout South Tampa — a tailwind few other submarkets in Florida can claim.

Demographics & Affluence

While the City of Tampa as a whole posts a median household income near $75,000 and a median home value around $420,000, those citywide figures dramatically understate South Tampa. The peninsula is home to the densest cluster of high-income neighborhoods in the metro. Culbreath Isles ranks as the city's wealthiest enclave, with average home values near $2.94 million and a median household income above $215,000, while Sunset Park reports a median income around $219,000. They are joined by a roster of nationally recognized neighborhoods — Davis Islands, Beach Park, Parkland Estates, Bayshore Beautiful, Palma Ceia, and historic Hyde Park — where home values commonly range from roughly $1 million to nearly $3 million and household incomes run far above the citywide average.

Immediate Area — Interbay Boulevard & Sun Bay South

Pointe Grand Interbay at Tampa — 7400 Interbay Blvd (≈1–1.5 mi east). The largest nearby project. Hillpointe broke ground in 2026 on a 408-unit apartment community on an ±18-acre former industrial site directly along Interbay Boulevard near MacDill AFB. All 408 residences are two-bedroom / two-bath workforce-housing units (reserved for households at 80–120% of area median income for 30 years), spread across 15 three-story buildings totaling nearly 800,000 SF, with a clubhouse, coworking space, pool, and fitness center. Backed by $67 million in financing, it is one of Tampa's first projects delivered under Florida's Live Local Act and is scheduled to open in June 2027. It will add hundreds of new rooftops — and daily traffic — within minutes of the site.

Interbay Commons — 6204 Interbay Blvd (≈0.5–0.7 mi east). A new mixed-use, walkable community on the former Circle C Ranch site, east of S Dale Mabry and just south of the Selmon Expressway. It pairs 30 high-end townhomes (by David Weekley Homes) with 1,110–6,600 SF first-generation retail bays, a new Goddard School (expected to draw 130+ families daily), an F45 gym, and additional retailers — all walkable to Skyview Park and the new MacDill 48 park. This is the closest new mixed-use retail/residential project to the subject.

Sun Bay Townes — W Pearl Ave & S Manhattan Ave (Gandy / Sun Bay South). Mattamy Homes' first community within Tampa city limits: 54 three-story townhomes in the Gandy/Sun Bay South neighborhood just southwest of the site. Development began in 2026 with sales targeted for fall 2026, adding new for-sale housing density to the immediate trade area.

S Dale Mabry Retail Corridor

Britton Plaza Redevelopment — S Dale Mabry Hwy (same corridor, just north). The corridor's marquee retail project. Brixmor Property Group, a national shopping-center REIT, acquired the ±460,000 SF Britton Plaza community center on S Dale Mabry and unveiled conceptual renderings in 2025 for a phased reinvention into three distinct zones: a value section anchored by Marshalls (backfilling vacated Big Lots space), a daily-needs zone anchored by Publix with a renovated courtyard, and a new lifestyle section blending retailers and restaurants, with reconfigured parking and green space. Still early-stage, but a multi-hundred-thousand-square-foot reinvestment in the same retail corridor as the subject — a strong signal of institutional confidence in South Dale Mabry.

Broader Westshore / North Dale Mabry Corridor

The Mabry — 211 N Dale Mabry Hwy (Westshore). A $68 million, 320-unit apartment building by LeCesse Development on a full-block Westshore site, replacing a former Office Depot — part of the ongoing residential densification of the Dale Mabry/Westshore corridor north of the site.

WestShore Plaza Redevelopment — Westshore Business District. The region's most transformative planned project: a roughly 52-acre mixed-use redevelopment of the aging WestShore Plaza mall — comparable in scale to downtown's Water Street — envisioned with about 1 million SF of retail and dining, a hotel, a medical center, office space, and some 1,700 residential units. It anchors the continued growth of Florida's largest office market just north of South Tampa.

What It Means for the Site

The development surrounding 6409 S Dale Mabry tells a consistent story: capital is flowing into the immediate Interbay/Sun Bay South area and the wider South Dale Mabry corridor. Hundreds of new apartment and townhome units at Pointe Grand Interbay, Interbay Commons, and Sun Bay Townes are adding rooftops, households, and daily traffic within roughly a mile of the corner, while Brixmor's reinvestment in Britton Plaza and the broader Westshore pipeline signal institutional conviction in the trade area's retail and commercial future. For a hard corner on S Dale Mabry, this momentum is a direct tailwind — more nearby residents and workers mean more demand for the retail, service, hospitality, and commercial uses the property can support, and the surrounding investment reinforces the redevelopment case for one of the corridor's last value-priced corners.

TRADE-AREA & DEMOGRAPHIC PROFILE

6409 S Dale Mabry Hwy, Tampa, FL 33611 · 5 / 10 / 15-Minute Drive-Time Rings · Source: Esri, 2025–2030

The trade area surrounding 6409 S Dale Mabry is affluent, growing, and densely employed — a rare combination that supports a wide range of retail, service, hospitality, medical, and commercial uses. The data below profiles the population within a 5-, 10-, and 15-minute drive of the site, drawn from Esri's 2025 estimates and 2030 forecasts. The headline takeaways: incomes run well above the national and metro averages, the population is expanding across all three rings, daytime employment is deep, and consumer spending indexes above the U.S. norm in nearly every category.