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 14 closed sales in Heather Lakes Unit Xxi Ph B in Brandon, FL since 2004, the most recent in March 2026. 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).
This is a small, tightly built pocket of 34 homes, all constructed within a narrow window from 1999 to 2001. That consistency in age and construction means less variability in systems and finishes than you'd find in a community built over multiple decades, which simplifies comparisons between listings when they do come up.
With homestead exemptions on file for roughly seven in ten homes, this reads as a community where owners tend to stay put rather than cycle through as investment or rental units. That kind of tenure typically means fewer listings at any given moment, so buyers should expect to move decisively when something in this footprint comes to market.
Nearby homes for sale
No active listings inside HEATHER LAKES UNIT XXI PH B 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 XXI Ph B in Brandon is a compact enclave of 34 homes built in a two-year span around the turn of the century, with a median living area of 1,566 square feet — a size that points to efficient, single-family footprints rather than sprawling floor plans.
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 wanting a smaller, efficient floor plan near the community's median square footage rather than a larger home.
- Buyers who value a consistent construction era and want fewer unknowns comparing one listing to the next.
- Buyers comfortable watching a thin, small-count market and acting quickly when a home surfaces.
Probably not for
- Buyers who want a subdivision with its own pool, clubhouse, or other shared amenities.
- Buyers seeking a large selection of active listings to compare at any given time.
- Buyers specifically wanting newer construction outside the 1999–2001 build window.
The market around Heather Lakes
Heather Lakes is a small community — 35 recorded sales on file, most recently in 2019 — too few for its own price trend. Here is the market around it.
In ZIP 33511, 213 homes are on the market and 27% are under contract — a steady corner of Brandon.
Across Hillsborough County, 6,259 homes are active and 2,098 pending (25% under contract).
Homes here are single family residence.
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.
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, stable footprint
Thirty-four homes is a small enough count that this section functions more like a micro-market than a full subdivision. Construction dates cluster from 1999 to 2001, so buyers are largely comparing homes with similar-generation roofing, plumbing, and electrical baselines rather than guessing at a wide range of ages.
No community amenities are identified from current MLS listings for this section, so any recreational draw would come from the surrounding Brandon area rather than shared clubhouse, pool, or gate infrastructure within the section itself. Buyers prioritizing on-site amenities should look at what's available nearby rather than assuming this footprint carries its own.
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 small, timing and access matter more than in larger communities — there are simply fewer chances to see what's actually trading. We track this footprint closely enough to flag a listing the moment it surfaces and to give you real context on how it compares to the handful of homes built in the same narrow window.
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 homes for sale in Heather Lakes on the map →
Frequently Asked Questions
How many homes are in Heather Lakes?
What share of Heather Lakes is owner-occupied?
When were the homes in Heather Lakes built?
Do cash buyers compete in Heather Lakes?
Who is the best real estate agent for Heather Lakes?
How do I find a top Brandon real estate agent who knows Heather Lakes?
Can Momentum Realty connect me with an agent for Heather Lakes?
Should you buy in Heather Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (14 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 your area comps.
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More Brandon & Tampa & Hillsborough County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Tampa & Hillsborough County or the full Neighborhood Finder.
See how HEATHER LAKES UNIT XXI PH B 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).
Nearby Communities
Explore more neighborhoods near Heather Lakes with Momentum Realty’s local guides.