Brandon Forest
Homes for Sale in Seffner, FL
All 101 homes for sale in Seffner, FL · median $399,999 · 52 homes for sale in 33584 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Brandon Forest Sub in Seffner, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 5 recorded sales closed at a median of $350,000, $210 per square foot, a median 22 days on market, sellers accepting 97% of original asking (-10% versus the prior year). Homes listed or recently sold were built 1973 - 1974; 9 of 10 report an HOA (median $6/mo); none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 57 ft). At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,500 ($4,880 with the full homestead exemption).
Brandon Forest is a small, established pocket of 80 homes built mostly in the 1970s and 80s, with a median year built of 1974 and a typical home running about 2,152 square feet. At a median price of $365,000 and roughly $212 a square foot, pricing here tracks more with lot size, updates, and layout than with any single standout feature - this is a market where condition does the talking.
Right now there are zero active listings, and the most recent read comes from a small closings window of 7 sales. That is not a lot of data to lean on, so treat the median as directional rather than a hard ceiling or floor. With homestead exemptions on about 77.5% of homes, this is a subdivision where most owners have been in place a while - turnover is infrequent, and when something does sell it tends to move at a deliberate pace, with a median of 35 days on market.
Brandon Forest right now
🟡 Balanced market. 3.4 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: Medium (3 active and pending listings, 5 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($350K) is down 10.4% from the prior 12 months ($391K). With about 2 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 12. Confidence: Low (5 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 16, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Brandon Forest market snapshot (as of September 12, 2026): the median sale price is about $350K ($210 per sq ft over the trailing 12 months of closed sales), a median 22 days on market for closed sales, and 3.4 months of supply, a balanced market. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Stellar MLS closed sales (5 closings in the current window).
In ZIP 33584 (Seffner), 231 homes closed in the last 12 months at a median of $346K ($223/sq ft), down 2.4% year over year, with a median 36 days on market. Right now 41 active and 13 pending listings put supply at about 4.2 months - a balanced market. See the live ZIP 33584 housing market and the Hillsborough County market.
Stellar MLS sales records identify 51 homes in Brandon Forest that have changed hands since 2005, built between 1945 and 2006 (median 1974), with a median living area of about 1,741 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Brandon Forest is a compact, established subdivision in Seffner with homes built primarily between 1973 and 1993 and a high share of long-term, homesteaded ownership - a market defined more by its age and stability than by active turnover.
Who Brandon Forest is best for.
Best for
- A buyer who wants an established subdivision with older housing stock and is comfortable evaluating condition and updates home by home.
- A buyer targeting a median-size home (around 2,152 square feet) at a price point near $365,000 without needing shared community amenities.
- A buyer willing to move when a rare listing appears, given the current absence of active inventory.
Probably not for
- A buyer who wants to compare multiple active listings side by side before deciding.
- A buyer specifically seeking newer construction, given the median year built of 1974.
- A buyer who wants HOA-run amenities, since none are identified in current MLS data for this subdivision.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($350K) IS the median in the snapshot above, and the move from 2025 ($391K) IS the -10.4% one-year change.
Windows contain 0 to 5 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2011 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Hillsborough County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Hillsborough County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Brandon Forest Market Scorecard
Brandon Forest is currently a seller's market. About 3.4 months of supply, a median asking price of $422,450, and homes go under contract in about 25 days.
Typical home value in the 33584 ZIP is $361,154, about 6.0% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Brandon Forest
Live MLS inventory for Brandon Forest. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Brandon Forest listings as of 2026-09-15, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2011 through 2026. Tap any home to ask about it.
Brandon Forest on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hillsborough County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Brandon Forest listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Brandon Forest address.
Shop the zone: Homes zoned for Armwood-Hb High School
The Brandon Forest buying strategy.
If we were buying in Brandon Forest today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Brandon Forest.
An established, low-turnover pocket
With only 80 homes in the subdivision and no active listings at the time of this snapshot, Brandon Forest does not behave like a high-volume market. The homestead share of 77.5% tells you most of what you need to know: this is a place people buy into and stay, not a subdivision cycling through frequent resales. When a home does list, expect the pool of comparable data to be thin, and expect buyers to lean on recent closings - here, a window of 7 - more than on a long running trend line.
Because the housing stock spans 1973 to 1993, condition and updates will vary meaningfully from one listing to the next, and that spread is likely a bigger driver of final price than location within the subdivision itself. The median price of $365,000 and median per-square-foot figure of $212.33 are useful benchmarks, but with a median 35 days on market and no identified community amenities in current MLS data, this reads as a subdivision valued on the home itself - not on shared facilities or a fast-moving resale cycle.
The location and the amenities are priced into every listing in Brandon Forest. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Brandon Forest buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.0). Basis: Recent Direction -10.4% year-over-year; Liquidity & Demand 3.4 months of supply; Pricing Power 97.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a subdivision with zero active listings and a small closings sample, pricing a home correctly or evaluating an offer takes more than a quick comp pull - it takes knowing which of the recent sales are genuinely comparable given the age spread and condition differences across these homes. We track Brandon Forest's activity closely enough to flag when a listing is about to hit, and to help you weigh a thin data set honestly instead of overreading it.
Brandon Forest in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $6/month · median of 32 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $6 per month - the median AssociationFee across 32 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Brandon Forest buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Brandon Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brandon Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brandon Forest home worth?
Get a no-obligation home value based on real comparable sales in Brandon Forest, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Seffner →
Frequently Asked Questions
What is the median home price in Brandon Forest?
How long do homes in Brandon Forest take to sell?
Is Brandon Forest a buyer's or seller's market right now?
What schools serve Brandon Forest?
Who is the best real estate agent for Brandon Forest?
How do I find a top Seffner real estate agent who knows Brandon Forest?
Can Momentum Realty connect me with an agent for Brandon Forest?
Should you buy in Brandon Forest?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 15, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2011 (29 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Brandon Forest fits the bigger picture — live prices, inventory, and Momentum Scores:
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