RIVER RUN AND RAINTREE PLUMBER FOR HOUSES BUILT 1982-85, TWO CLUSTERS WITH ONE PIPE ERA

Plumbing in River Run and Raintree, Forty Years On

River Run and Raintree are two different places, about 2.0 miles apart. River Run lies on the city's east side near Capwood Avenue, mostly in ZIP 33637; Raintree sits north near Rain Forest Street, mostly in 33617. We pair them only because 94.5 percent of their 438 single-family homes were built in the same four years, 1982 through 1985.

That makes the median 1984 and leaves almost nothing older: no house in either cluster predates 1982. Owners here are mostly living in the homes; only 11.3 percent in River Run and 6.7 percent in Raintree list an off-site mailing address.

A Four-Year Build-Out That Is Now Forty Years Old

Houses that went up together tend to be plumbed together. The 1982-85 window falls inside the era when polybutylene was installed in many US homes, and also when CPVC spread through the code. Which houses have which, and which were repiped, we do not know until we look, and we do not guess from the street.

River Run averages 1,978 square feet with 2.41 baths; Raintree 2,366 square feet with 2.47. A two- or three-bath repipe is a mid-size job in the $4,500-$12,000 range. Our cost guide shows what moves it.

Service for a Plumbing Generation That Matches Street to Street

• Emergency Plumbing Repairs — A failed fitting in a 1984 house is shut off at the main first, then priced in writing, with the pipe material noted for the record.
• Plumbing Repairs — Forty-year-old angle stops, toilet parts and faucet cartridges are the typical repair calls in both clusters.
• Plumbing Installation — Updating a bath in a 1,978- or 2,366-square-foot house starts with what the original supply and drain are made of.
• Leak Detection — At about 34-38 feet of elevation near mapped flood areas, a slab or wall leak is traced by pressure test and listening first.
• Water Heater Repair & Replacement — Water over 300 mg/L hard means any original-era heater still running carries heavy scale, so repair is weighed against replacement.
• Repiping (PEX) — Because the whole cluster shares an era, we check for polybutylene or aging CPVC before suggesting a repipe.
• Drain Cleaning & Hydro Jetting — PVC and ABS drains with a few cast stacks are typical; a camera pass tells us if scale or roots are building.

Two Clusters, Two Water Stories

River Run tests entirely inside City of Temple Terrace water and sewer service areas. Raintree's boundary touches both City of Temple Terrace and City of Tampa, so some homes may be on Tampa lines, per address. City water here is over 300 mg/L hard, so 40-year-old fixtures and any original heater carry heavy scale; see water heater repair and replacement.

Elevation at the cluster centers is 37.6 feet for River Run and 33.9 feet for Raintree, and both boxes overlap mapped flood polygons. Other places: Temple Grove Estates is a dry, older plat nearby, and Temple Hills east of Raintree was built 1979-2013.

River Run and Raintree Units, Street by Street

These are two separate 1982-86 clusters, River Run east-southeast of City Hall and Raintree north-northeast of it, and the street names show where each sits.

• River Run Unit 1 — 106 homes built 1982-2021, averaging 1985, so original plumbing is about 40 years old.
• River Run Unit II — 107 homes built 1984-86, averaging 1984, with original plumbing now around 40 years old.
• Capwood Ave, Woodland Ridge Dr and River Ridge Dr — The three largest River Run streets, with 43, 41 and 35 homes.
• Raintree Terrace Subdivision — 122 homes built 1982-85, averaging 1983; the plat's map box touches both the Temple Terrace and Tampa utility areas.
• Raintree Terrace Addition — 22 homes built 1984-85, the smallest of the three Raintree plats and part of the same 1980s build.
• Raintree Oaks — 81 homes built 1982-2000, averaging 1985; its map box also touches the Tampa utility line.
• Rain Forest St and Soaring Ave — The two largest Raintree streets, with 62 and 54 homes, in a cluster built mostly in 1982-85.
• Temple Hills, Units 1 and 2 — A nearby 1980s plat of 109 homes east of Raintree, with Unit 1 averaging 1984 and Unit 2 averaging 1983.
• Temple Valley Estates — A nearby older plat of 54 homes averaging 1960, in contrast to the two 1980s clusters.

Fowler Avenue, the Preserve and Parks Near River Run and Raintree

Fowler Avenue and Temple Terrace Highway run past both clusters, with the river and several parks nearby.

• Temple Terrace Highway — Home to the 108-acre Riverfront Preserve at 6324 Temple Terrace Hwy.
• Rotary Riverfront Park — Covers 3.92 acres on the north side of Fowler Ave at the river.
• East Fowler Avenue (SR 582) — Greco Middle School and Rotary Riverfront Park both sit along it.
• North 56th Street — City Hall's street, about 0.9 miles from the Raintree cluster.
• Greco Middle School — A middle school at 6925 E Fowler Ave, along the Fowler Avenue corridor near these clusters.
• Lettuce Lake Park — A 240-acre Hillsborough County park at 6920 E Fletcher Ave.
• Hillsborough River — Flows through the east and south of the city, with mapped flood polygons overlapping both clusters' areas.

River Run and Raintree: One Build Window, Two Utility Maps

Almost every home here dates from the same few years, which makes the numbers unusually consistent.

• 414 of the 438 homes (94.5%) were built in 1982-85, with a median build year of 1984. Nearly uniform original plumbing, now about 41 to 44 years old, means patterns like polybutylene, CPVC and water heater age repeat house to house.
• Raintree homes average 2,366 square feet and 2.47 baths, while River Run homes average 1,978 square feet and 2.41 baths. Two- and three-bath homes mean more fixtures and longer supply runs, which affects the scope of any repipe.
• Only 6.7% of Raintree owners and 11.3% of River Run owners use an off-site mailing address. These are mostly owner-occupied homes, so callers ask about price and the guarantee more than about property-manager approvals.
• All 213 River Run homes fall inside City of Temple Terrace water and wastewater areas, while the Raintree map box touches both Tampa and Temple Terrace areas. For Raintree, learn whose bill the caller receives before diagnosing a pressure or main-line issue.
• The clusters' centers sit at 37.6 feet (River Run) and 33.9 feet (Raintree), and their map boxes overlap 6 and 7 mapped flood polygons. Check the address before assuming a lot is dry, because slab leaks in low sandy ground can be hard to trace.
• Citizens Property Insurance treats new-business homes more than 20 years old with polybutylene plumbing as ineligible, effective February 1, 2022. A 1982-85 build falls in the polybutylene window, so asking about pipe type is reasonable, though it does not mean any given house here has it.

River Run and Raintree Questions About 1980s Houses

Nearby Plats of Other Ages