Hickory Ridge
Homes for Sale in Brandon, FL
All 325 homes for sale in Brandon, FL · median $372,500 · 167 homes for sale in 33511 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 16 closed sales in Hickory Ridge Unit 2 in Brandon, FL since 2012, the most recent in March 2026. 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 273 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).
The number that matters most in Hickory Ridge Unit 2 is 3,141 square feet — the median living area here runs well above what you'd expect from a neighborhood built mostly in the early-to-mid 1980s. That size, not any amenity package or newer construction, is what's driving the $555,000 median price and the $201.17 median price per square foot. Buyers are paying for square footage and lot-era layouts, not for a clubhouse or a recent build date.
A median of 47 days on market signals a measured pace — not a bidding-war environment, but not a stale one either. With only 71 homes in the community and closings tracked over a 3-month window, the sample is thin enough that a single well-priced or heavily updated listing can swing the numbers. Sellers should price to the home's condition and updates rather than assume the median carries them; buyers have room to negotiate on homes that need work.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Hickory Ridge 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
Hickory Ridge Unit 2 is a Brandon community of 71 homes built primarily between 1980 and 2001, offering larger-than-typical living space for the era at a median price of $555,000. There is no clubhouse, pool, or other shared amenity identified in current MLS data — the value proposition here is square footage and an established, low-turnover setting, evidenced by a homestead share of 83.1%.
Stellar MLS sales records identify 24 homes in Hickory Ridge that have changed hands since 2006, built between 1980 and 1989 (median 1984), with a median living area of about 2,722 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% 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 Hickory Ridge is best for.
Best for
- Buyers prioritizing interior square footage over community amenities
- Buyers comfortable evaluating condition and updates on an older housing stock
- Buyers seeking a stable, low-turnover Brandon location without HOA-managed common areas
Probably not for
- Buyers who want a newer build with modern systems already in place
- Buyers who expect a clubhouse, pool, or other shared amenity as part of the purchase
- Buyers unwilling to budget for updates on a home that may be original from its 1980s-era construction
The market around Hickory Ridge
Hickory Ridge is too small for its own price trend, so here is the market around it.
In ZIP 33511, 217 homes are on the market and 24% are under contract — a steady corner of Brandon.
Across Hillsborough County, 6,324 homes are active and 1,810 pending (22% under contract).
In ZIP 33511 (Brandon), 1,437 homes closed in the last 12 months at a median of $415K ($242/sq ft), up 2.3% year over year, with a median 31 days on market. Right now 76 active and 20 pending listings put supply at about 2.8 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 Hickory Ridge specifically. Momentum Research analysis of MLS records.
Hickory Ridge by the numbers
From county property records and closed MLS sales for the Hickory Ridge subdivision: 6 homes on record; built 1982–1989; typical size about 2,527 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2012 | 1 | $310,000 |
| 2020 | 2 | $364,125 |
| 2021 | 1 | $491,000 |
| 2026 | 2 | $570,000 |
Newest recorded sale: $555,000 on 2026-03-17.
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 Hickory Ridge buying strategy.
If we were buying in Hickory Ridge 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 Ridge.
Space over amenities
With a median living area of 3,141 square feet against a median year built of 1984, these are homes designed with room to spread out — a layout style more common in that construction era than in newer, tighter-lotted subdivisions. That combination of age and size means condition varies widely from house to house: some owners will have updated systems and finishes over four decades of ownership, others will not. The median price per square foot of $201.17 is the figure to anchor on when comparing two homes here, since it normalizes for the size differences that a flat median price can obscure.
The 83.1% homestead share is worth noting for what it says about the market's behavior, not about who lives there — it points to a community where most owners have stayed long enough to file for homestead exemption, which typically means less rental turnover and fewer investor-owned flips cycling through MLS. Combined with no identified shared amenities, this reads as a neighborhood built around private lot size and interior square footage rather than a managed-amenity lifestyle.
The location and the amenities are priced into every listing in Hickory Ridge. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, 71-home community with no HOA amenities to standardize expectations, pricing and negotiating come down to comparing individual homes on their own condition and square footage — exactly the kind of house-by-house analysis we do before writing an offer or setting a list price.
Hickory Ridge 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 Ridge 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 Ridge sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hickory Ridge, 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 Ridge home worth?
Get a no-obligation home value based on real comparable sales in Hickory Ridge, 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 →
| Location | Brandon, Hillsborough County, FL · ZIP 33511 |
|---|---|
| Homes in the community | 71 (FL DOR 2025 assessment roll) |
| Years built | 1980–2001 (median 1984) |
| Typical living area | 3,141 sq ft (median) |
| Owner-occupied (homestead) share | 83% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2012 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Hickory Ridge key facts,” movewithmomentum.com/neighborhoods/hickory-ridge-unit-2, data as of September 20, 2026.
Housing distress & ownership in Hickory Ridge Unit 2, Brandon
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
More Brandon home searches
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- ZIP 33511 housing scorecard
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Brandon guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Hillsborough County)
- Homestead exemption (Hillsborough County)
- Home insurance cost
- New construction (Hillsborough County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Ask an agent about Hickory Ridge
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Hickory Ridge will answer, and the answer is published on this page for the next buyer.
Recent Developments in Hickory Ridge Unit 2
Development, infrastructure, retail, and school activity affecting Hickory Ridge Unit 2, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- August 2026Development
AECOM Hunt selected as construction manager for proposed $2.3 billion Rays ballpark in Tampa
AECOM Hunt joined the design team led by Populous for the proposed ballpark on a site that includes Hillsborough College property. The stadium would have at least 28,000 fixed seats, with a construction start targeted for September 2026 and completion by late 2028. Tampa's public contribution is up to $80 million and financing is not finalized.
What it may mean for the marketA large ballpark and surrounding mixed-use district would add construction jobs, event traffic and retail demand on the Dale Mabry corridor. The site is about 10 miles west of Hickory Ridge Unit 2.
Source: Tampa Bay Business and Wealth - August 2026Infrastructure
Four firms vie to build Tampa International Airport's $150 million control tower
TPA narrowed the field to four builders for a new blast-resistant air traffic control tower on about 2 acres northwest of the main terminal. The budget is about $150 million, with board selection expected Oct. 1 and substantial completion targeted for March 2029.
What it may mean for the marketAirport capital spending supports construction employment and long-term air service capacity for the region. The site is about 11 miles west of Hickory Ridge Unit 2.
Source: Tampa Bay Business and Wealth - August 2026Development
ONE Tampa condo tower tops out at 42 stories with nearly 70% of units sold
Kolter Urban's 42-story tower at North Ashley Drive and East Twiggs Street has 225 residences and is capped at 649 feet by aviation limits. Closings are expected to begin in the third quarter of 2027. About 5,000 square feet of ground-floor restaurant space is planned.
What it may mean for the marketNew downtown condo inventory and ground-floor dining add housing choices and walkable amenities near Curtis Hixon Waterfront Park. The project is about 7 miles west of Hickory Ridge Unit 2, elsewhere in Hillsborough County.
Source: Tampa Bay Business and Wealth - July 2026Development
33-story tower planned for Water Street Tampa expansion
Strategic Property Partners plans a 33-story mixed use tower at Water Street and Cumberland Avenue in downtown Tampa on a 1.9-acre site. The building would hold 452 residential units ranging from studios to three bedrooms plus about 37,000 square feet of retail and 645 parking spaces. Construction is scheduled to begin in spring 2027 with completion targeted for 2029.
What it may mean for the marketAdds a 33 story tower with 452 residential units and ground floor retail to the downtown Tampa market, continuing the buildout of the Water Street district and expanding high rise housing supply. The project is about 6 miles west of Hickory Ridge Unit 2, elsewhere in Hillsborough County.
Source: Florida YIMBY - July 2026Development
Mercy Oaks II affordable apartments open on North Florida Avenue
Catholic Charities, with the City of Tampa and Hillsborough County, completed Mercy Oaks II, a 17-unit affordable apartment building on North Florida Avenue in East Tampa built on the site of a former strip mall. The project includes 15 one-bedroom and two two-bedroom units, with seven units serving households up to 80 percent of area median income and ten up to 50 percent. It was supported by 1.25 million dollars in state SHIP funds from the city and sits next to the 20-unit Mercy Oaks I completed in 2022.
What it may mean for the marketAdds 17 income restricted apartments on a former strip mall site, expanding the affordable rental supply and converting vacant commercial land to housing. The project is about 8 miles northwest of Hickory Ridge Unit 2, elsewhere in Hillsborough County.
Source: City of Tampa - July 2026Builder Activity
First 3D-printed affordable home nears completion in East Tampa
The nonprofit Corporation to Develop Communities of Tampa is completing Tampa's first 3D-printed affordable home on Lurline Circle in East Tampa, using a gantry-style printer that layers concrete for the walls. The house is expected to be finished within weeks and listed for sale in about two months, with down payment assistance and first time homebuyer programs available. The effort is part of a broader CDC initiative that includes more than 90 multifamily units in East Tampa.
What it may mean for the marketIntroduces 3D concrete printing construction to the local for sale housing market, with a new single family home and additional multifamily units planned. The method signals a new building technique entering the area home supply. The project is about 4 miles northwest of Hickory Ridge Unit 2, elsewhere in Hillsborough County.
Source: Bay News 9
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
How many homes are in Hickory Ridge?
What share of Hickory Ridge is owner-occupied?
When were the homes in Hickory Ridge built?
Who is the best real estate agent for Hickory Ridge?
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Where is Hickory Ridge, and what county is it in?
Should you buy in Hickory Ridge?
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 (5 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (16 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.
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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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Schools serving nearby communities
We do not have a confirmed school assignment for Hickory Ridge. 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 Hickory Ridge with Momentum Realty’s local guides.