Heather Lakes vs Southwood Hills
Two Hillsborough communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-14.
| Metric | Heather Lakes | Southwood Hills |
|---|---|---|
| Median sale price | $332K | $352K |
| Price per sq ft | $255 | $260 |
| Avg days on market | 24 days | 183 days |
| Months of supply | 5.3 mo | 0.5 mo |
| Market | Buyer-Leaning Market | Balanced Market (limited data) |
| 1-year price change | False | False |
| Recent closings | 25 | 25 |
The verdict
Southwood Hills carries the higher median price — about 6% above Heather Lakes. Homes in Heather Lakes sell faster (24 days on market vs 183). Southwood Hills is the tighter market on inventory (0.5 months of supply).
Where each one is
Heather Lakes and Southwood Hills are about 2 miles apart (straight-line, center to center) and share Hillsborough County.
| Heather Lakes | Southwood Hills | |
|---|---|---|
| County | Hillsborough County, FL | Hillsborough County, FL |
| City / area | Brandon | Brandon |
| ZIP | 33511 | 33511 |
| FEMA flood zones (sampled parcels) | not enough parcels sampled | 87% of 15 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
| Heather Lakes | Southwood Hills | |
|---|---|---|
| Homes for sale now | 11 | 1 |
| Under contract | 1 | 2 |
| Asking prices today | $255K to $400K | $375K to $375K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Heather Lakes homes for sale · Southwood Hills homes for sale.
The homes themselves
| Heather Lakes | Southwood Hills | |
|---|---|---|
| Homes (parcels) | 327 | 155 |
| Built | 1983–2016 (median 1985) | 1966–2002 (median 1977) |
| Typical living area | 1,405 sq ft | 1,595 sq ft |
| Homesteaded (owner-occupied) share | 59% | 69% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Heather Lakes median | Southwood Hills median |
|---|---|---|
| 2013 | $71K (7 sales) | $102K (17 sales) |
| 2014 | $102K (11 sales) | $124K (12 sales) |
| 2015 | $126K (39 sales) | $122K (21 sales) |
| 2016 | $140K (64 sales) | $145K (16 sales) |
| 2017 | $157K (66 sales) | $169K (28 sales) |
| 2018 | $164K (23 sales) | $169K (5 sales) |
| 2019 | $180K (11 sales) | $205K (4 sales) |
| 2021 | $256K (10 sales) | $271K (7 sales) |
| 2022 | $300K (22 sales) | $355K (12 sales) |
| 2023 | $288K (8 sales) | $340K (6 sales) |
| 2024 | $295K (13 sales) | $350K (10 sales) |
| 2025 | $270K (9 sales) | $345K (15 sales) |
| 2026 | $280K (10 sales) | $352K (24 sales) |
Since 2013, Heather Lakes's median sale price is +296% and Southwood Hills's is +246% — Heather Lakes has appreciated faster over that stretch.
How each one trades
| Heather Lakes | Southwood Hills | |
|---|---|---|
| Sale-to-original-list | 93.0% | 100.0% |
| New-construction share of sales | 10% | 0% |
| Typical sold home | 1,434 sq ft | 1,331 sq ft |
| Momentum market-heat score | 17 (cold) | 59 (normal) |
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
| Heather Lakes | Southwood Hills | |
|---|---|---|
| Elementary | Mintz-Hb | Kingswood-Hb |
| Middle | Giunta Middle-Hb | Rodgers-Hb |
| High school | Brandon-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, Heather Lakes is the lower entry point (median $332K vs $352K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Heather Lakes; Southwood Hills trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Heather Lakes (24 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 Southwood Hills more expensive than Heather Lakes?
Yes, on recent sales: the median sale price in Southwood Hills is $352,000 versus $332,000 in Heather Lakes, about 6% higher.
How far apart are Heather Lakes and Southwood Hills?
About 2 miles straight-line, center to center, both in Hillsborough County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Heather Lakes or Southwood Hills?
Heather Lakes: its homes were built 1983–2016 with a median year of 1985, versus a median of 1977 in Southwood Hills (Florida DOR assessment roll).
Which has bigger homes?
Southwood Hills. The typical home there is 1,595 sq ft of living area, versus 1,405 sq ft in Heather Lakes.
Which has appreciated more, Heather Lakes or Southwood Hills?
From 2013 to 2026 the median sale price rose 296% in Heather Lakes and 246% in Southwood Hills (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Southwood Hills — sellers there received 100.0% of the original list price over the last 12 months versus 93.0% in Heather Lakes.
What high schools serve Heather Lakes and Southwood Hills?
Listings in Heather Lakes most often report Brandon-Hb; listings in Southwood Hills report Brandon-Hb. Zoning is set by the district and can change - verify by address.
Go deeper on each: Heather Lakes homes, photos & schools · Southwood Hills homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.