Heather Lakes
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 6 closed sales in Heather Lakes Unit Iii in Brandon, FL since 2006, the most recent in December 2025. Across Brandon as a whole, 352 homes closed in the last 12 months at a median of $375,000, 37 median days on market, with 86 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,900 ($5,270 with the full homestead exemption).
Part of Heather Lakes Unit 24 Ph 2, Brandon, FL — see all Heather Lakes Unit 24 Ph 2 homes for sale (16 listings across 21 sections in the MLS).
Heather Lakes Unit III is a small, established pocket of Brandon with only 53 homes in current inventory, so pricing here moves on condition and individual updates more than on broad market trends. The median year built of 1984 tells you most of the stock is original-era construction, with a handful of newer builds stretching the range out to 2016 — that spread matters because two homes on the same street can be in very different phases of their mechanical and finish life.
With just over three in five homes carrying a homestead exemption, this is a community where a solid majority of owners have been in place long enough to file for it, which typically means fewer flips and more incremental, owner-driven updates over time. For a buyer, that means doing real diligence on age of roof, HVAC, and systems rather than assuming a recent renovation. For a seller, a documented update history is likely to matter more here than in a newer-build subdivision where everything is already current.
Nearby homes for sale
No active listings inside Heather Lakes Unit Iii 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
Heather Lakes Unit III sits in Brandon within Hillsborough County, built out primarily in the early-to-mid 1980s with select newer construction filling in through 2016. At just under 1,459 square feet median living area, the homes here skew toward a more modest footprint than newer Brandon product.
Stellar MLS sales records identify 887 homes in Heather Lakes that have changed hands since 2004, built between 1982 and 2026 (median 1988), with a median living area of about 1,310 sq ft and a typical 3-bedroom, 2-bath layout; 93% 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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Heather Lakes is best for.
Best for
- A buyer prioritizing an established Brandon location and comfortable managing an older-home inspection and repair timeline.
- A buyer who wants a smaller-footprint home near 1,459 square feet and doesn't need extra bedrooms or bonus space.
- A long-term owner-occupant plan, given the high share of homesteaded owners already in the community.
Probably not for
- A buyer who wants a community pool, clubhouse, or other organized shared amenity, since none is identified from current MLS listings.
- A buyer set on new or near-new construction throughout the community, since the median build year is 1984.
- An investor looking for a large, uniform inventory to compare against, given the community's small size at 53 homes.
The market around Heather Lakes
Heather Lakes is too small for its own price trend, so here is the market around it.
In ZIP 33511, 225 homes are on the market and 30% are under contract — a steady corner of Brandon.
Across Hillsborough County, 6,274 homes are active and 1,939 pending (24% under contract).
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.
ZIP and county figures describe the wider market, not Heather Lakes specifically. Momentum Research analysis of MLS records.
Heather Lakes Unit Iii by the numbers
From county property records and closed MLS sales for the Heather Lakes Unit Iii subdivision: 12 homes on record; built 1983–1984; typical size about 1,186 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2011 | 1 | $58,000 |
| 2012 | 2 | $72,500 |
| 2021 | 1 | $260,000 |
| 2022 | 1 | $295,000 |
| 2023 | 1 | $320,000 |
| 2025 | 2 | $316,350 |
Newest recorded sale: $295,000 on 2025-12-05.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Heather Lakes buying strategy.
If we were buying in Heather Lakes 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 Heather Lakes.
A legacy footprint with a wide condition spread
The defining fact about Heather Lakes Unit III is its age range: a median year built of 1984 anchors the community firmly in its original construction era, but the full range runs to 2016, meaning a small number of homes are meaningfully newer than the rest of the block. That's a wider spread than you'll find in a single-phase, single-era subdivision, and it means shopping here requires looking at each listing on its own terms rather than assuming uniform build quality across the community.
No community amenities are identified from current MLS listings, which is worth noting plainly — this reads as a straightforward residential subdivision without a clubhouse, pool, or other shared recreational facility captured in the data. Buyers drawn to amenity-driven communities should look elsewhere; buyers focused on the home itself, lot, and location within Brandon will find that the value proposition here is squarely about the house, not shared infrastructure.
The location and the amenities are priced into every listing in Heather Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a compact, mixed-vintage community like this one, the difference between a fair offer and an overpay often comes down to knowing which systems have been replaced and which haven't — that's diligence work, not guesswork, and it's where a local agent who pulls permit history and compares recent condition-driven sales earns their keep.
Heather Lakes 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 Heather Lakes 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 Heather Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Heather Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Heather Lakes home worth?
Get a no-obligation home value based on real comparable sales in Heather Lakes, 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 →
Should you buy in Heather Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2006 (6 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 Heather Lakes Unit Iii fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Heather Lakes. 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).
Common questions about Heather Lakes
Where is Heather Lakes?
Heather Lakes is a community in Brandon, Hillsborough County, Florida, ZIP 33511.
How many homes are in Heather Lakes?
County property records list 12 homes in Heather Lakes, built between 1983 and 1984; the typical home is about 1,186 heated square feet.
What do homes in Heather Lakes sell for?
Heather Lakes has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (2 sales, median $316,350). For context, ZIP 33511 has 225 homes on the market with 30% under contract.
Are there homes for sale in Heather Lakes right now?
No active listings inside Heather Lakes at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Heather Lakes have an HOA or CDD?
No HOA is on record for Heather Lakes in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Heather Lakes with Momentum Realty’s local guides.