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 8 closed sales in Heather Lakes Unit Xiv B in Brandon, FL since 2005, the most recent in September 2024. 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 XIV B is a small, established section of Heather Lakes with 126 homes built between 1984 and 1997, a median year built of 1990. That vintage puts most of the housing stock at three-plus decades old, so condition and updates on individual homes are doing more work in pricing than any community-wide amenity package.
With just over half of homes carrying a homestead exemption (53.2%), this is a section with a meaningful base of longer-term ownership rather than a purely transient rental or investor pocket. That tends to mean listings come to market more selectively, and buyers should expect to evaluate each home on its own maintenance history rather than assume a uniform standard across the section.
The 60-Second Overview
A compact, mid-1980s to late-1990s section of the larger Heather Lakes community in Brandon, built out with modest-sized homes (median 1,448 living square feet) and no HOA-run amenities currently identified from MLS listings.
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 a modest-footprint home in Brandon without paying for amenity overhead
- A buyer comfortable evaluating each home individually on condition and updates rather than relying on a uniform community standard
- A buyer targeting an established, lower-turnover pocket where a majority of owners appear to be long-term residents
Probably not for
- A buyer who wants a community pool, clubhouse, or other organized shared amenities
- A buyer who wants new or near-new construction, given the 1984 to 1997 build range
- A buyer unwilling to budget for updates on an older home, given the wide range of possible conditions across a three-decade-old section
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 Xiv B Market Scorecard
Heather Lakes Unit Xiv B is currently a thin data market. Limited supply, a median asking price of n/a.
Typical home value in the 33511 ZIP is $365,720, about 5.2% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · true cost calculator · affordability calculator.
Live data: realMLS, 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 Heather Lakes
Live MLS inventory for Heather Lakes. 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 Heather Lakes listings as of 2026-09-13, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2024. Tap any home to ask about it.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mintz-HB · Elementary
Zoned schools reflect the assignments reported on recent Heather Lakes 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 Heather Lakes address.
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.
What actually drives value in Unit XIV B
This is a small pocket, 126 homes total, built over a fairly tight 13-year window. That narrow build range means most homes share a similar general layout era, but three decades of individual ownership since then means updates, roofs, and systems vary a lot from house to house. Buyers should treat this as a condition-driven market: two homes with the same square footage and vintage can price very differently depending on what has and hasn't been touched.
There's no clubhouse, pool, or other shared amenity identified in current MLS listings for this section, so whatever draw exists here is about the homes and the Brandon location itself, not a lifestyle package. The homestead share just above half suggests a reasonable amount of stability in ownership, which can mean fewer but more considered listings hitting the market at any given time.
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 section this size with no amenity story to lean on, pricing a home correctly comes down to reading comparable sales and condition carefully. We walk buyers and sellers through what's actually driving value on a given block rather than leaning on generic community-wide assumptions.
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
| Live listings | Stellar MLS, refreshed twice daily (last: September 13, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (8 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 Heather Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Heather Lakes
Where is Heather Lakes?
Heather Lakes is a community in Brandon, Hillsborough County, Florida, ZIP 33511.
Are there homes for sale in Heather Lakes right now?
Yes — 0 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
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.
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