Heather Lakes Unit Xxx1V
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by condition more than square footage. Homes were built in a tight window from 1989 to 1995, so the bones are broadly similar across the community; what separates one closing from the next is updates, roof and system age, and finish level. The median sits at $424,750, or roughly $195 per square foot on about 1,884 living square feet, but expect a wide spread around that number depending on how much work a given home still needs.
The market posture is firm. Prices are up 17% year over year and the median home is going under contract in just over 30 days. For sellers, that means a well-prepared, updated listing has real leverage right now. For buyers, it means moving decisively on the cleaner homes and pricing your rehab math carefully on the dated ones, because the days-on-market figure leaves little room to circle back.
Heather Lakes Unit Xxx1V right now
🟢 Still climbing. The trailing-12-month median ($425K) is up 17.0% from the prior 12 months ($363K). With about 1 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Heather Lakes Unit Xxx1V right now
🟢 Still climbing. The trailing-12-month median ($425K) is up 17.0% from the prior 12 months ($363K). With about 1 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Heather Lakes Unit Xxx1V market snapshot (as of July 15, 2026): the median sale price is about $425K ($195 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales. The trailing-12-month median is up 17% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Heather Lakes Unit Xxx1V is a community of 55 homes in Brandon, Hillsborough County, built between 1989 and 1995 (median 1990), with a median living area of about 1,884 square feet. 78% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Heather Lakes Unit Xxx1V is a small, established pocket of 55 homes in Brandon, Hillsborough County, built over a short early-1990s stretch. With more than three-quarters of homes homesteaded, turnover is limited and inventory is thin.
Who Heather Lakes Unit Xxx1V is best for.
Best for
- Buyers targeting the mid-$400s who want a single-story-era, established home and plan to stay put
- Buyers comfortable budgeting for updates on an original-condition home to capture value at purchase
- Move-decisively buyers who can act inside a just-over-30-day market
Probably not for
- Buyers who need wide inventory and multiple homes to compare at once
- Buyers wanting new construction or a large modern floor plan well above the median size
- Buyers seeking a below-median bargain in a market that is up 17% year over year and moving quickly
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($425K) IS the median in the snapshot above, and the move from 2025 ($363K) IS the +17.0% one-year change.
Windows contain 0 to 4 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
The Heather Lakes Unit Xxx1V buying strategy.
If we were buying in Heather Lakes Unit Xxx1V 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 Unit Xxx1V.
A small, owner-held pocket
At 55 homes with a 78.2% homestead share, this is a community where most owners live in what they own and few list at any given time. That scarcity is part of why the median moves the way it does, and it means the handful of homes that trade set the tone for the whole neighborhood. The closings window behind this snapshot is narrow, so read individual comps closely rather than leaning on averages.
Because the housing stock is uniform in age and sits around 1,884 square feet, the real variable is upkeep. A home that has already handled roof, HVAC, and kitchen and bath updates will command the top of the range; an original-condition home will sell for less and price in the deferred work. Underwrite each property on its own systems, not on the community median alone.
The location and the amenities are priced into every listing in Heather Lakes Unit Xxx1V. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Heather Lakes Unit Xxx1V buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (8.5). Basis: Recent Direction +17.0% year-over-year; Owner Commitment 78% owner-occupied; Pricing Power 96.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 55-home community with tight turnover and a fast median days-on-market, the edge is knowing which homes are genuinely updated and which just show well. We read the comps at the property level, help sellers prep so they earn the top of a condition-driven spread, and keep buyers from overpaying for cosmetics over systems.
Heather Lakes Unit Xxx1V in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Unit Xxx1V 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 Unit Xxx1V 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 Unit Xxx1V, 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 Unit Xxx1V home worth?
Get a no-obligation home value based on real comparable sales in Heather Lakes Unit Xxx1V, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Heather Lakes Unit Xxx1V?
How long do homes in Heather Lakes Unit Xxx1V take to sell?
How many homes are in Heather Lakes Unit Xxx1V?
What share of Heather Lakes Unit Xxx1V is owner-occupied?
When were the homes in Heather Lakes Unit Xxx1V built?
Do cash buyers compete in Heather Lakes Unit Xxx1V?
Who is the best real estate agent for Heather Lakes Unit Xxx1V?
How do I find a top Brandon real estate agent who knows Heather Lakes Unit Xxx1V?
Can Momentum Realty connect me with an agent for Heather Lakes Unit Xxx1V?
Should you buy in Heather Lakes Unit Xxx1V?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (15 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($425K) IS the median in the snapshot above, and the move from 2025 ($363K) IS the +17.0% one-year change.
Windows contain 0 to 4 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (15 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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