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 Xxvi in Brandon, FL since 2013, the most recent in August 2021. 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 XXVI is a small pocket of only 32 homes, all built within a tight 1995 to 1997 window, which means the pricing story here is really a condition story. With construction dates this close together, the spread in what a buyer pays comes down to updates, roof age, and how a specific owner maintained the place rather than any structural difference between one house and the next.
The homestead share sits at 81.2%, which points to a base of owner-occupied households and infrequent turnover. For sellers, that context matters: this is not a community that churns listings often, so a well-presented home does not have a deep bench of comparable competition sitting active at the same time. For buyers, it means patience — inventory here is thin by nature, not by market cycle.
Nearby homes for sale
No active listings inside Heather Lakes Unit Xxvi 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
This is a compact, single-era enclave in Brandon built out over a narrow three-year stretch in the mid-1990s, with a typical home landing around 2,440 square feet of living space.
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-size home built in a single, consistent mid-1990s construction era
- Buyers comfortable with a small, low-turnover community and willing to wait for the right listing to surface
- Buyers prioritizing a Brandon location without dependence on a specific amenity package
Probably not for
- Buyers who require confirmed community amenities like a pool or clubhouse as part of the purchase
- Buyers who want a wide selection of active listings to compare in real time
- Buyers seeking new construction or homes built outside the 1995 to 1997 range
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 Xxvi by the numbers
From county property records and closed MLS sales for the Heather Lakes Unit Xxvi subdivision: 10 homes on record; built 1995–2001; typical size about 2,070 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2010 | 1 | $140,000 |
| 2011 | 2 | $140,700 |
| 2013 | 1 | $186,000 |
| 2014 | 1 | $154,000 |
| 2020 | 3 | $250,250 |
| 2021 | 1 | $477,000 |
Newest recorded sale: $477,000 on 2021-08-19.
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.
One build era, one small footprint
With only 32 homes and a median year built of 1996, Heather Lakes Unit XXVI reads as a single, cohesive construction phase rather than a community that grew in stages. That consistency simplifies comparisons for buyers — most homes share similar floor plans, lot sizing, and system ages — but it also means the market here is thin. There simply are not many transactions to draw from at any given time, so pricing conversations should lean on condition and recent comparable activity rather than assumptions about a broader neighborhood curve.
Current MLS data does not surface a distinct list of community amenities for this section, which does not necessarily mean none exist nearby, only that this specific unit's listings have not flagged them. Buyers who care about amenity access should confirm what, if anything, applies directly rather than assuming based on the Heather Lakes name alone. The homestead share of 81.2% is a useful signal of stability in occupancy patterns, which can be a point in favor for buyers weighing long-term resale against a community's turnover history.
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
A community this small does not generate a steady stream of new listings, so pricing it correctly means pulling every relevant comparable sale rather than relying on a generic area report. We track Heather Lakes Unit XXVI specifically, not just Brandon broadly, so sellers get a number grounded in this build era and buyers get a clear read on whether a given listing is priced to condition or priced to hope.
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 2013 (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.
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See how Heather Lakes Unit Xxvi 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 1995 and 2001; the typical home is about 2,070 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 2021 (1 sale, median $477,000). 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.