BRANDON VALRICO HILLS ESTATES SUB
Homes for Sale in VALRICO, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven by an older, uniform housing stock built between 1976 and 1983, with a median size right around 1,363 square feet. At a median of $310,000 and roughly $269 per square foot, what separates one sale from the next is condition and updates, not location or square footage. Expect a wide spread on either side of the median depending on how much work a home has had.
The current posture is soft. Prices are down 8.8% year over year and the market heat score sits at 29, which points to a buyer-leaning market. That said, the median home is going under contract in about 16 days, so well-prepared, correctly priced listings still move. Sellers should price to the recent evidence rather than to last year; buyers have room to be selective but not slow.
BRANDON VALRICO HILLS ESTATES SUB right now
🔴 Off the recent peak. The trailing-12-month median ($300K) is down 11.7% from the prior 12 months ($340K) and up 358% since 2012. With about 4 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 August 2. Confidence: Low (3 and 7 sales in the two windows).
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Updated August 2, 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 VALRICO HILLS ESTATES SUB market snapshot (as of August 2, 2026): the median sale price is about $300K ($245 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months and up 358% since 2012, computed from record-level Stellar MLS closed sales (3 closings in the current window).
BRANDON VALRICO HILLS ESTATES SUB is a community of 397 homes in VALRICO, Hillsborough County, built between 1976 and 2002 (median 1982), with a median living area of about 1,398 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Brandon Valrico Hills Estates is a small, established subdivision of 181 homes in Valrico, Hillsborough County, with a stock that is consistent in age and size and a high owner-occupancy share of about 72%.
Who BRANDON VALRICO HILLS ESTATES SUB is best for.
Best for
- Owner-occupant buyers seeking an established Valrico neighborhood around the mid-$300s median
- Buyers willing to renovate an older home and capture value through updates rather than location
- Value-focused buyers who can use a softer, buyer-leaning market to negotiate on condition
Probably not for
- Buyers who want new or newer construction and larger, modern floor plans
- Investors chasing rental volume, given the high owner-occupancy and thin turnover
- Buyers expecting quick resale gains in a market currently down year over year
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($300K) IS the median in the snapshot above, and the move from 2025 ($340K) IS the -11.7% one-year change.
Windows contain 0 to 13 sales each (3 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.
37% of homes for sale in ZIP 33594 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
The BRANDON VALRICO HILLS ESTATES SUB buying strategy.
If we were buying in BRANDON VALRICO HILLS ESTATES SUB 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 VALRICO HILLS ESTATES SUB.
An established pocket, priced on condition
This is a mature neighborhood: every home was built within a narrow window from 1976 to 1983, and the median living area of 1,363 square feet reflects modest, single-story-era floor plans. Because the bones are so similar across the 181 homes, the difference between a strong sale and a slow one comes down to renovation, systems, and finishes. Buyers comparing two listings should look hard at what has actually been updated.
With homestead occupancy near 72%, turnover is limited and most owners are living in their homes rather than renting them out. That tends to keep the housing stock in owner-maintained condition, but it also means inventory is thin and each listing carries weight. The recent window reflects just 5 closings, so read individual comps carefully — one heavily updated or heavily deferred sale can move the apparent median.
The location and the amenities are priced into every listing in BRANDON VALRICO HILLS ESTATES SUB. 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 VALRICO HILLS ESTATES SUB 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 4 factors (7.3). Basis: Long-Term Appreciation +358% since 2012; Recent Direction -11.7% year-over-year; Owner Commitment 70% owner-occupied; Pricing Power 98.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume, condition-driven market like this, the pricing story lives inside a handful of recent sales. We read those comps line by line — what was updated, what was deferred — so sellers price to real evidence and buyers know exactly what they are paying for. With the market leaning toward buyers, that disciplined read is where deals get made.
BRANDON VALRICO HILLS ESTATES SUB in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
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 VALRICO HILLS ESTATES SUB 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 VALRICO HILLS ESTATES SUB sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BRANDON VALRICO HILLS ESTATES SUB, 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 VALRICO HILLS ESTATES SUB home worth?
Get a no-obligation home value based on real comparable sales in BRANDON VALRICO HILLS ESTATES SUB, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in BRANDON VALRICO HILLS ESTATES SUB?
How long do homes in BRANDON VALRICO HILLS ESTATES SUB take to sell?
How many homes are in BRANDON VALRICO HILLS ESTATES SUB?
What share of BRANDON VALRICO HILLS ESTATES SUB is owner-occupied?
When were the homes in BRANDON VALRICO HILLS ESTATES SUB built?
Do cash buyers compete in BRANDON VALRICO HILLS ESTATES SUB?
Have BRANDON VALRICO HILLS ESTATES SUB home prices gone up?
Who is the best real estate agent for BRANDON VALRICO HILLS ESTATES SUB?
How do I find a top VALRICO real estate agent who knows BRANDON VALRICO HILLS ESTATES SUB?
Can Momentum Realty connect me with an agent for BRANDON VALRICO HILLS ESTATES SUB?
Should you buy in BRANDON VALRICO HILLS ESTATES SUB?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (12 streets, ZIP 33594)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2011 (74 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.
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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 your area comps.
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