Hickory Lakes
Homes for Sale in Brandon, FL
All 317 homes for sale in Brandon, FL · median $366,343 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 12 closed sales in Hickory Lakes Ph 02 in Brandon, FL since 2014, the most recent in February 2025. Across Brandon as a whole, 378 homes closed in the last 12 months at a median of $375,000, 36 median days on market, with 99 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).
Hickory Lakes is a mid-sized pocket of 159 homes in Brandon, and the thing that moves price here is condition, not location theatrics. With a build range spanning 1965 to 2003 and a median year built of 2001, most of the inventory leans newer, but the older tail means two homes on the same street can be a generation apart in bones and systems. Expect a wide spread around the median, and expect that spread to be driven by updates, roof and HVAC age, and finish level rather than square footage alone.
There were no closings in the current window, so there is no fresh comp to anchor a number to. That cuts both ways: sellers can't lean on a recent trade to justify a stretch price, and buyers can't point to one to push back. Pricing here has to be built from the home itself and from broader Brandon activity. The high homestead share — roughly three in four homes — tells you this is a hold-and-live community rather than a churn market, which usually means tighter supply and fewer motivated, must-sell listings.
Nearby homes for sale
No active listings inside Hickory LakesHomes for Sale in Brandon, FL 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 settled Brandon community of 159 homes with generous floor plans — the median home runs about 2,802 square feet — where most owners stay put. Turnover is thin, so when a well-kept home does list, it tends to matter.
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 Hickory Lakes is best for.
Best for
- Long-term owner-occupants who want a larger floor plan and don't mind waiting for the right listing
- Buyers with renovation budget who can value and tackle an older-end home's system updates
- Move-up buyers prioritizing space and a settled Brandon location over new construction
Probably not for
- Investors chasing quick resale in a low-turnover, owner-heavy market
- Buyers who need a wide selection and multiple options on the market at once
- Anyone wanting a turnkey home with no willingness to verify or budget for aging systems
The market around Hickory Lakes
Hickory Lakes is a small community — 15 recorded sales on file, most recently in 2020 — too few for its own price trend. Here is the market around it.
Across Hillsborough County, 5,970 homes are active and 2,046 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Hickory Lakes specifically. Momentum Research analysis of MLS records.
The Hickory Lakes buying strategy.
If we were buying in Hickory 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 Hickory Lakes.
A hold market, not a flip market
The 74.8% homestead share is the number to watch. When most homes are owner-occupied primary residences, you get fewer listings, less price-cutting pressure, and a market where inventory arrives on the owner's timeline rather than an investor's. That stability is a plus for anyone planning to stay, but it also means buyers should be patient and ready to move when the right home surfaces.
The build history matters more than usual here. Homes from the 1965 end of the range carry different maintenance realities than those built around the 2001 median, and the roughly 2,802-square-foot median means you're generally shopping real space rather than starter footprints. Verify roof, HVAC, plumbing, and electrical age on anything older, and price the update gap accordingly — it's the single biggest lever on value in this community.
The location and the amenities are priced into every listing in Hickory Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no recent closings to anchor a price and a wide condition-driven spread, this is a community where a lazy comp analysis gets you burned. We build value from the specific home — its systems, its age within a nearly four-decade range, its finish level — and from live Brandon activity, then tell you plainly whether the ask holds up. In a thin, owner-heavy market, timing and preparation are the whole game, and that's where we earn our keep.
Hickory 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 Hickory 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 Hickory Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hickory 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 Hickory Lakes home worth?
Get a no-obligation home value based on real comparable sales in Hickory 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.
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Frequently Asked Questions
How many homes are in Hickory Lakes?
What share of Hickory Lakes is owner-occupied?
When were the homes in Hickory Lakes built?
Do cash buyers compete in Hickory Lakes?
Who is the best real estate agent for Hickory Lakes?
How do I find a top Brandon real estate agent who knows Hickory Lakes?
Can Momentum Realty connect me with an agent for Hickory Lakes?
Where is Hickory Lakes, and what county is it in?
Should you buy in Hickory 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 (4 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (12 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
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