Bryan Manor South
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $395,000, $214 per square foot, a median 6 days on market, sellers accepting 100% of original asking. At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $6,210 ($5,590 with the full homestead exemption).
Price here is driven less by location and more by condition. This is a compact pocket of homes built in the mid-1980s, all within a couple of years of each other, sitting at a median just under 1,900 square feet. When homes are that similar in age and size, what separates a strong sale from a soft one is the work done inside — kitchens, baths, roof, systems. The median of $395,000 and roughly $214 per square foot reflect that condition spread more than anything else.
The market posture is fast. A median of 6 days on market across the recent closings window tells you well-priced, presentable homes are not sitting. For sellers, that speed rewards preparation and realistic pricing out of the gate. For buyers, it means you need financing lined up and a willingness to decide quickly; there is little room to circle back on a home you liked but hesitated over.
Nearby homes for sale
No active listings inside Bryan Manor South Unit Ii right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Bryan Manor South market snapshot (as of September 12, 2026): the median sale price is about $395K ($214 per sq ft over the trailing 12 months of closed sales), and a median 6 days on market for closed sales.
In ZIP 33511 (Brandon), 681 homes closed in the last 12 months at a median of $387K ($217/sq ft), down 0.2% year over year, with a median 34 days on market. Right now 67 active and 17 pending listings put supply at about 2.6 months — a healthy market. See the live ZIP 33511 housing market and the Hillsborough County market.
Stellar MLS sales records identify 68 homes in Bryan Manor South that have changed hands since 2004, built between 1984 and 1987 (median 1986), with a median living area of about 1,591 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.
Bryan Manor South Unit II is a small, established subdivision in Brandon — 81 homes, nearly all built between 1985 and 1987 — where the housing stock is consistent and the differences that matter come down to updates and upkeep.
Who Bryan Manor South is best for.
Best for
- Buyers targeting a roughly 1,900-square-foot single-family home in Brandon with financing already in place
- Owner-occupants who want an established neighborhood of consistent-era homes and plan to stay
- Buyers comfortable acting within days on a well-priced listing
Probably not for
- Shoppers who want a large, varied inventory to compare over months
- Buyers seeking brand-new construction or a wide range of home sizes
- Anyone who needs a slow, contingency-heavy timeline in a fast-moving market
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 ($395K) IS the median in the snapshot above.
Windows contain 0 to 4 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 2005 through 2026. Deemed reliable but not guaranteed.
30% of homes for sale in ZIP 33511 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 (2026-09-08).
The Bryan Manor South buying strategy.
If we were buying in Bryan Manor South 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 Bryan Manor South.
A uniform vintage, uneven condition
The defining fact of this community is uniformity of build. With a median year built of 1986 and a tight construction range, buyers are looking at homes of a similar era and generally similar footprint, with a median living area near 1,898 square feet. That consistency makes comparison shopping straightforward: you are largely evaluating what each seller has or hasn't done to a home of roughly the same bones.
A homestead share of about 77 percent points to a subdivision held largely by long-term owner-occupants rather than turned over as rentals. That tends to mean pride of ownership on many homes, but it also means inventory is thin and the homes that do come up move quickly — the 6-day median makes that plain. Expect to move on condition, not on discovering a hidden bargain.
The location and the amenities are priced into every listing in Bryan Manor South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this fast and this condition-sensitive, our value is in reading a specific home against its neighbors and pricing or offering accordingly. We help sellers prep and position so a listing lands right the first time, and we help buyers evaluate updates versus deferred maintenance quickly enough to compete when a home hits the market.
Bryan Manor South in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Bryan Manor South 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 Bryan Manor South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bryan Manor South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bryan Manor South home worth?
Get a no-obligation home value based on real comparable sales in Bryan Manor South, 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 Brandon →
Frequently Asked Questions
What is the median home price in Bryan Manor South?
How long do homes in Bryan Manor South take to sell?
Who is the best real estate agent for Bryan Manor South?
How do I find a top Brandon real estate agent who knows Bryan Manor South?
Can Momentum Realty connect me with an agent for Bryan Manor South?
Should you buy in Bryan Manor South?
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 September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (23 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Bryan Manor South Unit Ii fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Bryan Manor South. These are the public schools most often assigned to other communities in ZIP 33511; zones change and vary by address, so confirm with the district before you buy.
- Burns Middle School · Public · FLDOE grade A (assigned to 3 nearby communities)
- Bloomingdale High School · Public · FLDOE grade A (assigned to 3 nearby communities)
- Kingswood Elementary School · Elementary · FLDOE grade C (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Bryan Manor South with Momentum Realty’s local guides.