Carlton Lakes vs Forest Brooke
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-24.
| Metric | Carlton Lakes | Forest Brooke |
|---|---|---|
| Median sale price | $343K | $394K |
| Price per sq ft | $168 | $166 |
| Avg days on market | 78 days | 113 days |
| Months of supply | 1.2 mo | 8.5 mo |
| Market | Balanced Market (limited data) | Buyer's Market |
| 1-year price change | False | False |
| Recent closings | 31 | 44 |
The verdict
Forest Brooke carries the higher median price — about 15% above Carlton Lakes. Homes in Carlton Lakes sell faster (78 days on market vs 113). Carlton Lakes is the tighter market on inventory (1.2 months of supply).
Where each one is
Carlton Lakes and Forest Brooke are about 5 miles apart (straight-line, center to center) and share Hillsborough County.
| Carlton Lakes | Forest Brooke | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Riverview | Wimauma |
| ZIP | 33579 | 33598 |
| FEMA flood zones (sampled parcels) | not enough parcels sampled | 97% of 32 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Carlton Lakes | Forest Brooke | |
|---|---|---|
| Homes for sale now | 3 | 31 |
| Under contract | 0 | 2 |
| Asking prices today | $335K to $535K | $253K to $575K |
| Property types listed | Single Family Residence | Single Family Residence, Townhouse, Villa |
Live MLS counts, refreshed with every listing pull. Browse them: Carlton Lakes homes for sale · Forest Brooke homes for sale.
The homes themselves
| Carlton Lakes | Forest Brooke | |
|---|---|---|
| Homes (parcels) | 518 | 784 |
| Built | 2016–2020 (median 2019) | 2018–2024 (median 2021) |
| Typical living area | 2,528 sq ft | 2,330 sq ft |
| Homesteaded (owner-occupied) share | 66% | 71% |
| Vacant lots | 1 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Carlton Lakes median | Forest Brooke median |
|---|---|---|
| 2022 | $370K (10 sales) | $406K (18 sales) |
| 2024 | $385K (3 sales) | $390K (16 sales) |
| 2026 | $350K (5 sales) | $329K (10 sales) |
Since 2022, Carlton Lakes's median sale price is -5% and Forest Brooke's is -19% — Carlton Lakes has appreciated faster over that stretch.
How each one trades
| Carlton Lakes | Forest Brooke | |
|---|---|---|
| Sale-to-original-list | 99.4% | 91.2% |
| New-construction share of sales | 0% | 10% |
| Typical sold home | 2,324 sq ft | 1,850 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Carlton Lakes | Forest Brooke | |
|---|---|---|
| Elementary | Summerfield Crossing Elementary | Reddick Elementary School |
| Middle | Eisenhower-Hb | Shields-Hb |
| High school | Sumner High School | Sumner High School |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Carlton Lakes is the lower entry point (median $343K vs $394K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Forest Brooke; Carlton Lakes trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Carlton Lakes (78 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Forest Brooke more expensive than Carlton Lakes?
Yes, on recent sales: the median sale price in Forest Brooke is $394,000 versus $343,000 in Carlton Lakes, about 15% higher.
How far apart are Carlton Lakes and Forest Brooke?
About 5 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Carlton Lakes or Forest Brooke?
Forest Brooke: its homes were built 2018–2024 with a median year of 2021, versus a median of 2019 in Carlton Lakes (Florida DOR assessment roll).
Which has bigger homes?
Carlton Lakes. The typical home there is 2,528 sq ft of living area, versus 2,330 sq ft in Forest Brooke.
Which has appreciated more, Carlton Lakes or Forest Brooke?
From 2022 to 2026 the median sale price rose -5% in Carlton Lakes and -19% in Forest Brooke (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Carlton Lakes — sellers there received 99.4% of the original list price over the last 12 months versus 91.2% in Forest Brooke.
What high schools serve Carlton Lakes and Forest Brooke?
Listings in Carlton Lakes most often report Sumner High School; listings in Forest Brooke report Sumner High School. Zoning is set by the district and can change - verify by address.
Go deeper on each: Carlton Lakes homes, photos & schools · Forest Brooke homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.