Lakeview Village Sec I
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Lakeview Village Sec I is a small, defined pocket of 116 homes built between 1999 and 2008, with a median around 2,127 square feet. Price here is driven by condition and layout more than location swings — the median sits at $350,000, or roughly $194 per square foot, and the spread between updated and dated homes is what moves individual deals. Treat the median as a midpoint, not a ceiling or a floor.
The current posture is soft. Prices are down 12.7% year over year, and the market heat score of 24 points to a cooler, buyer-leaning environment. That said, homes are still moving in a median of 23 days, so well-prepared listings are not sitting. Sellers need to price to the current market and show a clean, updated home; buyers have room to be selective and negotiate on condition.
Lakeview Village Sec I right now
🔴 Off the recent peak. The trailing-12-month median ($350K) is down 12.7% from the prior 12 months ($401K). With about 3 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 13. Confidence: Low (3 and 4 sales in the two windows).
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Updated July 13, 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
Lakeview Village Sec I market snapshot (as of July 13, 2026): the median sale price is about $350K ($194 per sq ft over the trailing 12 months of closed sales), and a median 23 days on market for closed sales. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
Lakeview Village Sec I is a community of 116 homes in Brandon, Hillsborough County, built between 1999 and 2008 (median 2001.0), with a median living area of about 2,127 square feet. 69% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, established community of just 116 homes from the early 2000s, where about 69% are homesteaded — a sign of long-term owners rather than heavy investor churn. That stability shapes how inventory comes to market and how deals get done.
Who Lakeview Village Sec I is best for.
Best for
- Primary-residence buyers targeting around 2,100 square feet of early-2000s space near the $350,000 median
- Value-focused buyers willing to negotiate on condition in a cooling, buyer-leaning market
- Long-hold owners who prioritize a stable, owner-occupied community over quick turnover
Probably not for
- Buyers counting on quick appreciation, given the 12.7% year-over-year decline
- Investors wanting deep inventory and high turnover, which this 116-home pocket does not offer
- Buyers who need a turnkey home and no renovation, since condition varies widely here
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($350K) IS the median in the snapshot above, and the move from 2025 ($401K) IS the -12.7% one-year change.
Windows contain 0 to 11 sales each (3 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 Lakeview Village Sec I buying strategy.
If we were buying in Lakeview Village Sec I 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 Lakeview Village Sec I.
A small, owner-held pocket in a cooling market
With a homestead share near 69%, most of these homes are owner-occupied, which tends to mean fewer listings at any given time and homes that show as lived-in primary residences. The build window of 1999 to 2008 means a fairly consistent housing stock — early-2000s construction and floor plans, with a median living area over 2,100 square feet. The variable that matters most is whether a given home has been updated, since that is what separates the strong sales from the slow ones.
The year-over-year decline of 12.7% is meaningful and worth naming plainly. Values have pulled back, and the heat score of 24 confirms a market that favors patient buyers. The 23-day median days-on-market tells you the demand is real but disciplined: correctly priced, move-in-ready homes transact; overpriced or dated ones linger. Keep in mind the closing sample here is thin — only three closings in the window — so individual sales carry outsized weight in the medians.
The location and the amenities are priced into every listing in Lakeview Village Sec I. 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 Lakeview Village Sec I 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 (5.4). Basis: Recent Direction -12.7% year-over-year; Owner Commitment 69% owner-occupied; Pricing Power 94.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small community with a thin closing sample and a year-over-year pullback, the median only tells you so much. We work each deal off condition, floor plan, and the specific comps that actually apply — not a blanket number — so sellers price to reality and buyers know exactly what they are paying for on the current market.
Lakeview Village Sec I 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 Lakeview Village Sec I 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 Lakeview Village Sec I sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakeview Village Sec I, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakeview Village Sec I home worth?
Get a no-obligation home value based on real comparable sales in Lakeview Village Sec I, 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 Lakeview Village Sec I?
How long do homes in Lakeview Village Sec I take to sell?
How many homes are in Lakeview Village Sec I?
What share of Lakeview Village Sec I is owner-occupied?
When were the homes in Lakeview Village Sec I built?
Do cash buyers compete in Lakeview Village Sec I?
Who is the best real estate agent for Lakeview Village Sec I?
How do I find a top Brandon real estate agent who knows Lakeview Village Sec I?
Can Momentum Realty connect me with an agent for Lakeview Village Sec I?
Should you buy in Lakeview Village Sec I?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 33510)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (37 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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