Edgewater at Lake Brandon vs Heather Lakes
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-11.
| Metric | Edgewater at Lake Brandon | Heather Lakes |
|---|---|---|
| Median sale price | $230K | $338K |
| Price per sq ft | $156 | $255 |
| Avg days on market | 180 days | 14 days |
| Months of supply | 2.0 mo | 4.9 mo |
| Market | Buyer-Leaning Market (limited data) | Buyer-Leaning Market |
| 1-year price change | False | False |
| Recent closings | 12 | 27 |
The verdict
Heather Lakes carries the higher median price — about 47% above Edgewater at Lake Brandon. Homes in Heather Lakes sell faster (14 days on market vs 180). Edgewater at Lake Brandon is the tighter market on inventory (2.0 months of supply).
Where each one is
| Edgewater at Lake Brandon | Heather Lakes | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Brandon | Brandon |
| ZIP | 33511 | 33511 |
| FEMA flood zones (sampled parcels) | all 12 sampled homes outside a flood zone | not enough parcels sampled |
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
| Edgewater at Lake Brandon | Heather Lakes | |
|---|---|---|
| Homes for sale now | 2 | 11 |
| Under contract | 0 | 2 |
| Asking prices today | $209K to $230K | $250K to $400K |
| Property types listed | Townhouse | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Edgewater at Lake Brandon homes for sale · Heather Lakes homes for sale.
The homes themselves
| Edgewater at Lake Brandon | Heather Lakes | |
|---|---|---|
| Homes (parcels) | 222 | n/a |
| Built | 2005–2007 (median 2006) | n/a |
| Typical living area | 1,535 sq ft | n/a |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Edgewater at Lake Brandon median | Heather Lakes median |
|---|---|---|
| 2014 | $122K (6 sales) | $102K (11 sales) |
| 2015 | $125K (9 sales) | $123K (38 sales) |
| 2016 | $128K (15 sales) | $140K (63 sales) |
| 2017 | $145K (9 sales) | $158K (68 sales) |
| 2021 | $206K (6 sales) | $264K (9 sales) |
| 2022 | $241K (16 sales) | $300K (23 sales) |
| 2023 | $280K (8 sales) | $305K (6 sales) |
| 2024 | $290K (5 sales) | $278K (15 sales) |
| 2025 | $255K (4 sales) | $270K (9 sales) |
| 2026 | $230K (9 sales) | $280K (10 sales) |
Since 2014, Edgewater at Lake Brandon's median sale price is +89% and Heather Lakes's is +175% — Heather Lakes has appreciated faster over that stretch.
How each one trades
| Edgewater at Lake Brandon | Heather Lakes | |
|---|---|---|
| Sale-to-original-list | 94.5% | 93.0% |
| New-construction share of sales | 0% | 10% |
| Typical sold home | 1,473 sq ft | 1,434 sq ft |
| Momentum market-heat score | 20 (cold) | 20 (cold) |
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
| Edgewater at Lake Brandon | Heather Lakes | |
|---|---|---|
| Elementary | Lamb Elementary | Mintz-Hb |
| Middle | Giunta Middle-Hb | Giunta Middle-Hb |
| High school | Spoto High-Hb | Brandon-Hb |
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, Edgewater at Lake Brandon is the lower entry point (median $230K vs $338K). Sellers get a faster sale in Heather Lakes (14 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 Heather Lakes more expensive than Edgewater at Lake Brandon?
Yes, on recent sales: the median sale price in Heather Lakes is $338,000 versus $230,000 in Edgewater at Lake Brandon, about 47% higher.
Which has appreciated more, Edgewater at Lake Brandon or Heather Lakes?
From 2014 to 2026 the median sale price rose 89% in Edgewater at Lake Brandon and 175% in Heather Lakes (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Edgewater at Lake Brandon — sellers there received 94.5% of the original list price over the last 12 months versus 93.0% in Heather Lakes.
What high schools serve Edgewater at Lake Brandon and Heather Lakes?
Listings in Edgewater at Lake Brandon most often report Spoto High-Hb; listings in Heather Lakes report Brandon-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Edgewater at Lake Brandon homes, photos & schools · Heather Lakes homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.