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 2 closed sales in Heather Lakes Unit Ix in Brandon, FL since 2021, the most recent in February 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 IX is a small, established pocket in Brandon — 33 homes total, built in a tight window between 1984 and 1987. With a median build year of 1986, this is a mid-1980s community where age and condition of individual homes, not location or amenities, will do most of the talking on price.
Just over half of the homes here (51.5%) are owner-occupied under homestead exemption, which points to a market with a meaningful share of long-tenured owners alongside some investment or rental activity. For buyers, that mix means inventory can move slowly and unevenly — patience and a clear read on a specific home's updates matter more than timing the broader market.
Nearby homes for sale
No active listings inside Heather Lakes Unit Ix 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
A compact 1980s-built enclave in Brandon with a median living area of 1,823 square feet, Heather Lakes Unit IX is the kind of community where the neighborhood itself is not the draw — the individual home and its condition are.
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
- Buyers seeking a mid-1980s home with a larger footprint and are comfortable evaluating condition on a case-by-case basis
- Buyers who want a quieter, low-turnover pocket of Brandon and aren't dependent on community amenities
- Buyers with a longer time horizon who can be patient waiting for the right listing given the limited number of homes
Probably not for
- Buyers who want access to community amenities like a pool, clubhouse, or organized common areas
- Buyers who need a large set of recent comparable sales to feel confident in pricing
- Buyers seeking new or near-new construction rather than a home built in the mid-1980s
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 Ix by the numbers
From county property records and closed MLS sales for the Heather Lakes Unit Ix subdivision: 10 homes on record; built 1986–1987; typical size about 1,486 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2012 | 2 | $84,950 |
| 2013 | 1 | $80,000 |
| 2020 | 1 | $146,500 |
| 2021 | 2 | $322,500 |
| 2023 | 1 | $246,000 |
| 2025 | 1 | $360,000 |
Newest recorded sale: $360,000 on 2025-02-07.
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 Small, Aging Inventory Pool
With only 33 homes in the entire community, Heather Lakes Unit IX does not generate the kind of turnover or comparable-sales depth you'd find in a larger subdivision. Every listing here is effectively its own market event, and buyers should expect to do more legwork comparing condition and updates across a limited pool rather than leaning on a large set of recent comps.
Current MLS listings show no identified community amenities, so whatever draws a buyer to this address will be the home itself, its lot, and its position within Brandon — not a clubhouse, pool, or shared recreational space. That's a meaningful distinction from newer master-planned communities in the area and should factor into how a buyer weighs value here.
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 community this small, generic market data doesn't tell you much — what matters is knowing which of the 33 homes have been updated, which haven't, and how that shows up in asking price. We track this inventory closely enough to give you a straight answer on whether a specific listing is priced to its condition or riding on the address alone.
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 2021 (2 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 Ix 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 10 homes in Heather Lakes, built between 1986 and 1987; the typical home is about 1,486 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 (1 sale, median $360,000). 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.