Cost of Living in Brandon, Florida: The 2026 Numbers
Brandon is in Hillsborough County, Florida (ZIP codes 33511, 33510). · Homes for sale in Brandon · Hillsborough County
Cost of living in Brandon, FL (2026): owning the median home — $374,000 over the last 12 months of sales — costs about $2,757 a month with 20% down at 6.95% (principal and interest $1,981, Hillsborough County property tax about $425, insurance about $151 at the Citizens county average, and a typical HOA of $200). For comparison, a typical rental across the same ZIP codes runs about $1,638 a month (Zillow Observed Rent Index), so buying costs roughly $1,119 more per month than renting before equity and tax treatment. Florida has no state income tax; the costs that move the most between Florida cities are the home price, property tax at your purchase price, and insurance.
What it costs to own a home in Brandon, line by line
The median Brandon home sold for $374,000 over the last 12 months (516 closings across 219 communities), about $216 per square foot for a typical 1,667 sq ft. Here is what that home costs a new owner each month:
| Principal & interest (6.95%, 30-yr, 20% down) | $1,981 |
| Property tax (Hillsborough County, 15.73 mills, after $50,000 homestead) | $425 |
| Home insurance (Citizens Hillsborough County average) | $151 |
| HOA (median where one applies; 55% of listings) | $200 |
| Estimated monthly cost to own the median home | $2,757 |
Two of those lines are the ones out-of-state buyers get wrong. The property tax on a listing is the seller’s capped bill; yours resets to your purchase price at closing, so the figure above is the honest first-full-year number. And the insurance line is a county average from Citizens; a real quote on a specific roof and flood zone can be far from it in either direction.
Is it cheaper to buy or rent in Brandon?
For buyers weighing the move from renting: the Zillow Observed Rent Index across the ZIP codes where Brandon homes sell puts a typical rent at about $1,638 a month, down 2.7% over the past year. Owning the median home costs about $2,757, so the monthly gap is roughly $1,119 more to own before tax treatment, maintenance and equity. Across those ZIPs the median household income is about $77,383, and the price-to-income ratio runs about 4.7.
What your budget buys in Brandon
Three price points from 557 recent closings, each with what actually sold within 10% of that price and what that home costs to own:
- Around $290,000: a 3-bed, 2-bath home of about 1,468 sq ft, built around 1985 — roughly $2,202/month to own (57 sales).
- Around $374,000: a 3-bed, 2-bath home of about 1,667 sq ft, built around 1984 — roughly $2,757/month to own (184 sales).
- Around $430,000: a 4-bed, 2-bath home of about 1,977 sq ft, built around 1985 — roughly $3,126/month to own (138 sales).
Property taxes in Brandon
Hillsborough County’s typical total millage is 15.73 mills, about 1.57% of taxable value. After the $50,000 homestead exemption the median home’s bill is about $5,096 a year. Once you homestead, Florida’s Save Our Homes cap limits assessment growth to 3% a year, which is why long-time owners pay far less than a new buyer in the same house. Full worksheet: Hillsborough County property tax guide.
Home insurance in Brandon
Citizens Property Insurance’s average premium in Hillsborough County is about $1,816 a year. City-level estimate, ZIP by ZIP: cost of home insurance in Brandon. Florida premiums are driven by roof age, wind-mitigation features, distance to the coast and the FEMA flood zone, which is why two houses on one street can quote thousands apart. Get a quote on the specific address before you write an offer, and order a wind-mitigation inspection on any older roof. See home insurance by county.
HOA and CDD fees in Brandon
55% of current Brandon listings carry an HOA, with a median of $200 a month where one applies. About 12% of recent sales were new construction, and most newer master-planned communities also carry a CDD assessment that appears on the tax bill rather than the HOA statement — ask for it on every home. Neither is included in the monthly figure above unless the HOA line says so.
Brandon compared with other Florida cities
Same method, same day, for the Florida cities we track most closely: median sale over the last 12 months and the monthly cost of owning that median home, the typical rent, and the county’s Citizens average premium.
| City | Median sale | Est. monthly to own | Median rent (ZORI) | Citizens avg premium |
|---|---|---|---|---|
| Hudson | $300,000 | $2,140 | $1,844 | $1,659 |
| Jacksonville | $317,000 | $2,269 | $1,643 | $1,315 |
| Pensacola | $330,000 | $2,388 | $1,796 | $2,364 |
| Plant City | $390,000 | $2,671 | $1,727 | $1,816 |
| Dunedin | $380,000 | $2,705 | $2,030 | $1,911 |
| Brandon | $374,000 | $2,757 | $1,638 | $1,816 |
| Kissimmee | $380,000 | $2,862 | $1,986 | $1,735 |
| St. Augustine | $420,000 | $2,867 | $2,061 | $1,378 |
| Tampa | $430,000 | $2,926 | $1,909 | $1,816 |
| Wesley Chapel | $430,000 | $3,017 | $2,246 | $1,659 |
| Yulee | $456,000 | $3,025 | $2,049 | $1,159 |
| Orlando | $410,000 | $3,039 | $1,960 | $1,409 |
| West Palm Beach | $430,000 | $3,565 | $2,209 | $1,753 |
| Fort Lauderdale | $492,000 | $4,417 | $2,505 | $1,561 |
| Boca Raton | $662,000 | $5,270 | $2,895 | $1,753 |
| Ponte Vedra Beach | $860,000 | $5,989 | $2,225 | $1,378 |
What this page does not estimate
Groceries, utilities, transportation and healthcare vary less between Florida cities than housing does and are not modeled here; national cost-of-living indices cover them reasonably well. What those indices routinely miss is Florida homeowners insurance and the property-tax reset at purchase, which is why this page is built around them.
Common questions about the cost of living in Brandon
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Does Florida have a state income tax?
<a href="https://movewithmomentum.com/cost-of-living-brandon">Cost of Living in Brandon, FL (2026): $2,757/mo to Own, Property Taxes & Home Insurance — Momentum Realty</a>Home prices and HOA figures are Momentum Realty’s MLS record of Brandon communities as of 2026-09-25; rent, income and price-to-income are Zillow and Census figures by ZIP code pooled over the ZIPs where Brandon homes sell; tax and insurance are Hillsborough County figures. Estimates, not quotes. General information, not financial advice. Equal Housing Opportunity.