SOUTHERN COMFORT

Start out with a collage of historic bungalows, mid-century ranch-style homes and pricy waterfront estates. Mix in al fresco cafes, hip boutiques and waterfront parks. Offer easy access to Tampa International Airport, downtown Tampa and St. Petersburg/Clearwater.

You’ve got South Tampa, the antidote to the cookie-cutter developments springing up across the Bay area.

With its gentrified old neighborhoods, its assortment of housing styles and its diverse cultural mix, South Tampa offers a fusion of lifestyles that appeals to many of today’s homebuyers, says Realtor Jeff Shelton.

It makes sense, then, that South Tampa would emerge as a hub for new development.

The burgeoning region, which Shelton describes as basically everything from Interstate 275 south, is transitioning from a once-quiet bastion of single-family homes and mom-and-pop businesses to a sophisticated urban center where people can live, work and play.

Over the years, many of the charming older homes have been beautifully renovated while others have been bulldozed and replaced with larger, more expensive versions.

Now, despite a dismal housing market, new condominium towers, townhomes and single-family homes are under way wherever you look in South Tampa.

Westshore has been the epicenter of much of South Tampa’s growth, with major projects such as Westshore Yacht Club. But the area south of Gandy Boulevard is also booming.

Growth never occurs, of course, without controversy. An influx of new residents usually creates infrastructure concerns. Home prices sometimes escalate out of the reach of many would-be buyers while long-time residents often don’t like the changing ambience of their neighborhoods.

Builders and developers working in South Tampa are trying to ease the transition, in part, by designing moderately priced homes that serve the needs of today’s buyers yet blend seamlessly with existing neighborhoods.

"That’s important because one of the things that has always been appealing about South Tampa is its architectural diversity," says Shelton, a partner at Hughes Shelton Real Estate in Tampa.

Shelton calls the area "Tampa’s original neighbor." Many of the homes were built in the early 1900s, he says, in a mixture of styles that include Georgian, Victorian, Mediterranean, Arts and Crafts and even a handful of Frank Lloyd Wright knockoffs.

"These are homes that have withstood the test of time." Shelton says. "They were built when building a home was an art and not just a job."

Many of South Tampa’s neighborhoods offer a lifestyle that newer suburban communities can only hope to emulate, he adds. Homes on tree-lined streets, often with water views, are just steps from hot gathering spots such as Hyde Park Village, a stylish shopping district with cozy bistros and chic boutiques.

Single-family homes in the neighboring residential area, many of them pre-1940s architectural gems, can range anywhere from $300,000 to more than $2 million.

Another desirable South Tampa location is Bayshore Boulevard, which is known for its grand waterview estates and the pirate-themed Gasparilla celebration, an annual event sometimes called Tampa’s equivalent to Mardi Gras.

"Tampa is mostly suburban," says Kristin Wilson, marketing coordinator for Ashton Woods Homes. "South Tampa is unique. It’s more urban in feeling. It has a lot of culture, such as museums, art galleries, little restaurants."

Shelton agrees. "South Tampa has always been unique," he says. "There’s the diversity of architecture and the exceptional schools. What you’re buying in South Tampa is location and a lifestyle that is truly unique."

Plus, he says, there’s something for almost every buyer in every price range.

For example, first-time buyers can snag an historic two-bedroom, two-bathroom home encompassing 1,500 to 1,800 square feet for somewhere between $300,000 and $450,000, Shelton says. A vintage three-bedroom home is likely to cost between $500,000 and $650,000 while a renovated bungalow in Hyde Park can fetch $900,000 or more.

"We do have new homes in South Tampa as well," Shelton notes. "Many of the new homes are reminiscent of the bygone era, so they do fit in."

Inland Homes, for example, is building bungalow-style residences at South Tampa Square, which is located near MacDill Air Force Base. Two-story townhomes with private courtyards are priced from the $220s while single-family homes with porches start in the $360s. All have two-car garages.

Belfair Park, a gated community in the heart of Palma Ceia, will feature 28 townhomes and five single-family homes that developer Frank Cisneros Jr. says will complement the Arts-and-Crafts-style bungalows in the surrounding neighborhoods.

"We know we have a good location," Cisneros says. "The neighborhood has history. We wanted to pay homage to that. We spent a lot of time driving around looking at [existing] homes." Prices in Belfair Park start at $399,000.

A Mediterranean-themed project, The Valencia in Old Hyde Park, is being developed by Gaspar Properties. The project, just steps away from Hyde Park’s upscale shopping village, consists of a seven-story condominium building and five three-story townhomes.

Prices vary, with a 2,139-square-foot corner townhome costing $569,000 and a 3,421-square-foot penthouse with a private rooftop terrace and a Bay view priced at more than $1 million.

Ashton Woods Homes is planning 129 homes at The Landings of Port Tampa, where architectural styles will pay homage to existing homes within the historic Port Tampa area. Mike Roche, vice president of sales and marketing for Ashton Woods, says the company created five new floorplans in four styles: Traditional, Key West, Mediterranean and Craftsman.

"We have this great corporate architect in Atlanta and he actually came down and spent a week driving around South Tampa and Hyde Park," Roche says. "He created plans that fit in with the neighbors."

Prices haven’t yet been set for the homes, which will range in size from about 1,550 to 2,800 square feet, but "for Tampa, it’s going to be very affordable living," Roche adds.

Homebuyers love established neighborhoods, but they’re often less enamored with the problems that come with owning an older home. Buying new means open floorplans, eco-friendly building materials and increased energy efficiency.

Homes at The Landings will be built to satisfy requirements set forth by the EPA’s Energy Star and Environments for Living programs. And Belfair Park homes will offer such "green" features such as low-flow toilets, non-toxic paint and renewable hardwood flooring.

Cisneros, who grew up in South Tampa, says his company, Kawama Development Group, was dedicated to designing homes that were respectful of the surrounding area and of the environment.

Tampa’s housing market is no longer white-hot, but local builders say they expect to find success with their latest South Tampa projects because the location, with its top-rated schools, mature landscaping, and close proximity to both downtown and the waterfront, make the area desirable even in a downturn.

"South Tampa home values have declined slightly, but not as much as in the suburbs," Shelton says. "It’s a small area, surrounded by water on three sides. There is always a demand."

"South Tampa is an A-plus location," Roche adds. "There’s prestige that comes with a South Tampa address. It holds its value well. It’s a prime location today, it was a prime location yesterday and in 35 years it’ll still be a prime location."