La Viva
Homes for Sale in Brandon, FL
All 318 homes for sale in Brandon, FL · median $369,900 · 163 homes for sale in 33511 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 10 closed sales in La Viva Unit I in Brandon, FL since 2015, the most recent in May 2026. Across Brandon as a whole, 777 homes closed in the last 12 months at a median of $369,000, 39 median days on market, with 266 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,800 ($5,180 with the full homestead exemption).
La Viva Unit I in Brandon has produced only two closings in the current window, which is too thin a sample to draw a reliable pricing pattern from. Any single closed sale here is going to carry more weight than it would in a community with a deeper trading history, so a comparable pulled from just one or two transactions should be treated as a starting point for conversation, not a fixed number.
For a buyer, that means doing the extra work of walking recent closings individually rather than trusting an average. For a seller, it means positioning matters more than usual since there is not a large pool of recent sales to anchor buyer expectations one way or the other.
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 La Viva 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
La Viva Unit I is a Brandon community in Hillsborough County with a limited recent sales record, and current MLS listings do not identify a specific amenity package for the community.
Stellar MLS sales records identify 27 homes in La Viva that have changed hands since 2006, built between 1984 and 1996 (median 1986), with a median living area of about 1,893 sq ft and a typical 2-bedroom, 2-bath layout; 63% 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 La Viva is best for.
Best for
- Buyers targeting a specific Brandon location who are willing to evaluate a home on its own terms rather than by community-wide trend
- Buyers comfortable doing direct diligence on amenities and condition rather than relying on a broad community profile
- Sellers prepared to price based on individual home condition and terms given the limited recent closings to reference
Probably not for
- Buyers who want a deep, statistically reliable set of recent comparable sales before making an offer
- Buyers who require a confirmed, specific amenity package as part of the purchase decision
- Sellers expecting a well-established pricing trend to lean on during negotiations
The market around La Viva
La Viva 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), 511 homes closed in the last 12 months at a median of $399K ($232/sq ft), up 17.6% year over year, with a median 30 days on market. Right now 40 active and 11 pending listings. See the live ZIP 33511 housing market and the Hillsborough County market.
ZIP and county figures describe the wider market, not La Viva specifically. Momentum Research analysis of MLS records.
The La Viva buying strategy.
If we were buying in La Viva 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 La Viva.
A quiet stretch of the market
With just two closings in the current window, La Viva Unit I is not generating enough transaction volume to support a typical statistical read on price trend, days on market, or list-to-sale ratio. That is not unusual for smaller sections within a larger Brandon footprint; it simply means the data set is small and each sale tells its own story rather than part of a visible trend line.
Current MLS listings for the community do not identify a specific amenity set, so buyers should confirm directly what, if anything, is in place before assuming a particular feature. Absence of a listed amenity in current inventory does not necessarily mean none exists, only that it is not showing up in what is active or recently sold.
The location and the amenities are priced into every listing in La Viva. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction volume, the value of a broker is in doing the individual legwork, pulling the specific closed comps, checking condition and terms on each one, and confirming amenity details directly rather than relying on a generic profile. That is the level of diligence we bring to La Viva Unit I.
La Viva in 15 seconds.
Tools for a La Viva 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 La Viva sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in La Viva, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your La Viva home worth?
Get a no-obligation home value based on real comparable sales in La Viva, 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 | 16 (FL DOR 2025 assessment roll) |
| Years built | 1984–1986 (median 1985) |
| Typical living area | 2,202 sq ft (median) |
| Owner-occupied (homestead) share | 88% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “La Viva key facts,” movewithmomentum.com/neighborhoods/la-viva-unit-i, data as of September 20, 2026.
Housing distress & ownership in La Viva Unit I, 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 November 2026 through November 2026. Deemed reliable but not guaranteed.
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Email me new listings in La Viva
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Ask an agent about La Viva
Have a question about the homes, fees, rules or commute here? A Momentum agent who works La Viva will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
How many homes are in La Viva?
What share of La Viva is owner-occupied?
When were the homes in La Viva built?
Who is the best real estate agent for La Viva?
How do I find a top Brandon real estate agent who knows La Viva?
Can Momentum Realty connect me with an agent for La Viva?
Where is La Viva, and what county is it in?
Should you buy in La Viva?
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 (1 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (10 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. A Momentum agent can price yours against live local comps.
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See how La Viva Unit I fits the bigger picture — live prices, inventory, and Momentum Scores: