Hickory Lakes market snapshot (as of June 27, 2026): the median sale price is about $455K ($235 per sq ft), with homes averaging 38 days on market and 4.0 months of supply, a balanced market (limited data). Based on 9 recent closings in live Stellar MLS data.
Hickory Lakes, recorded as Hickory Lake Estates, is an established deed-restricted subdivision in Brandon, in central Hillsborough County (ZIP 33510). The community is governed by the Hickory Lake Estates Owners Association, with its Articles of Incorporation, By-Laws, and Declaration of Covenants on record since the late 1990s, and at least two phases (source: hickorylakeseoa.com).
Because the community is mature and built out, the spread between listings comes down to the individual home: the floor plan, the homesite, kitchen and bath updates, the roof and systems, and overall condition, far more than the subdivision name. A renovated home reads very differently from one that needs work.
Hickory Lakes is an HOA community without a Community Development District, so the carrying cost is the mortgage, taxes, insurance, and the HOA, without a separate CDD assessment. Confirm the current HOA dues and any architectural rules before you offer; the association maintains a perimeter fence policy and architectural standards.
For buyers who want an established Brandon address with a homeowners association and mature streets, Hickory Lakes is a practical option. The work is reading the specific home honestly on condition and updates, and pricing it to real comparable sales in the community.
