Lakeview Village in Brandon

Lakeview Village Homes for Sale in Brandon, FL

Deed-restricted single-residential community · Brandon · ZIP 33510

A deed-restricted community of single-family villages on a ski lake in Brandon.

Deed-restricted villagesOn a 66-acre ski lakePickleball and a park
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
This is a deed-restricted community of single-family villages on a ski lake; the HOA, the home's age and condition, the lake access, and the insurance decide value, so read them for a specific home.
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Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseStellar MLS
n/a
Median Price
0mo
Supply
n/a
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Lakeview Village is a deed-restricted community of single-family villages in Brandon, so the read is an established-suburb read: public sources describe a community dating to 1985 of about 915 single-family homes across seven villages, including Carriage Landing, Outlook Point, Palm Ridge, Southern Winds, The Landing, The Meadows, and The Oaks, bordering Lake Mango, a 66-acre competitive ski lake, with roughly 20 acres of wetlands, pickleball and basketball courts, a community park, and a playground, just east of Tampa near I-4, I-75, and the Selmon Expressway. As a deed-restricted community with varied home ages, the HOA, the home's age and updates, the lake access, and the insurance drive value. Your leverage is reading the HOA, the home's condition, and the comps before you buy; confirm details with the association."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Lakeview Village is a deed-restricted community of single-family villages in Brandon, in Hillsborough County's 33510 ZIP. Public sources describe a community dating to 1985 of about 915 single-family homes across seven villages, including Carriage Landing, Outlook Point, Palm Ridge, Southern Winds, The Landing, The Meadows, and The Oaks.

The appeal is settled, amenity-backed living on a ski lake: public sources describe the community bordering Lake Mango, a 66-acre competitive ski lake, with roughly 20 acres of wetlands, pickleball and basketball courts, a community park, and a playground, just six miles east of Tampa near I-4, I-75, and the Selmon Expressway. Homes range from three-bedroom plans to larger five-bedroom homes.

The defining read is the HOA and the home's condition. As a deed-restricted community now around four decades old, the HOA dues and what they cover, the home's age and updates, the roof and systems, the lake access, and the insurance drive value. Florida insurance underwriting weighs roof age heavily, so a newer roof materially helps. Confirm the HOA, the home's condition, the lake access, and the insurance quote for a specific home.

For buyers who want a deed-restricted single-family home on a ski lake near Tampa, Lakeview Village is one of the options. The work is reading the HOA, the home's condition, and the lake access honestly before you buy.

Best for

  • Buyers who want a deed-restricted single-family home on a ski lake
  • Anyone who values pickleball, a park, and lake access
  • Buyers who want a Brandon location near I-4, I-75, and the Selmon
  • Buyers who will read the HOA, the condition, and the lake access

Probably not for

  • Buyers who want new construction or a large rural lot
  • Anyone unwilling to follow deed restrictions or update an older home
  • Buyers who want a guard-gated setting
  • Anyone who will not read the condition and insurance

How Lakeview Village is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
56Median days on marketdays
0 : 0Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 24, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Lakeview Village listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Lakeview Village buys, holds, and resells. See the five factors.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The takeaway

Lakeview Village sits in Brandon, with everyday shopping, major roads, and the wider Tampa Bay area within a reasonable drive.

Lake Mango (ski lake)~1-3 min · 66-acre ski lake
I-4 / I-75~5-10 min · regional connectors
Selmon Expressway~5-10 min · connector to Tampa
Westfield Brandon~5-10 min · shopping and dining
Downtown Tampa~20-30 min · jobs and arts
Tampa International Airport (TPA)~25-35 min · via the Selmon and I-275

Distances and times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Lakeview Village with Momentum Realty’s local guides.

CSCasa De SolBrandonBrandon, FL · 0.1 miWIWindhorstVillageBrandon, FL · 0.3 miCMChelsea ManorBrandon, FL · 0.4 miKPKingsway Poultry ColonyBrandon, FL · 0.6 miHLHickory LakeEstatesBrandon, FL · 0.7 miHRHighland RidgeBrandon, FL · 0.7 miBRBrandonwoodBrandon, FL · 0.9 miBCBrandon CountryEstates, BrandonBrandon, FL · 1.0 miBCBroadway Centre TownhomesBrandon, FL · 1.0 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Lakeview Village (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Hillsborough County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Lakeview Village is served by Hillsborough County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Hillsborough County Public Schools (verify by address)

Verifyrating
By address

Confirm zoned elementary, middle, and high

Verifyrating
Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Lakeview Village address.

The takeaway

What is actually shaping value at Lakeview Village: the 66-acre ski lake and amenities, the condition and roof age of homes since 1985, the village and home-type mix, and Florida insurance costs. Each item is sourced and linked.

Recent Developments in Lakeview Village

Our read on what is being built around Lakeview Village, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe ski-lake setting and amenities support demand, while the defining watch items are the HOA, the home's age and condition, the lake access, and the insurance.

Ski-lake setting and amenities anchor demand

Ongoing
BullishNotable impact
SignificanceRadius: Community

A deed-restricted community bordering a 66-acre ski lake with pickleball and a park is a distinctive draw near Tampa.

Older homes carry roof and systems risk

Ongoing
BearishMajor impact
SignificanceRadius: Community

Homes from 1985 onward can need roof, HVAC, and systems work; read condition and get an insurance quote before you offer.

Village and home type shape value

Ongoing
NeutralNotable impact
SignificanceRadius: Community

Seven villages with varied homes carry different HOA and value profiles; read the village, the home, and the comps.

Brandon demand supports the area

2024-2025
BullishNotable impact
SignificanceRadius: Area

Steady demand for established Brandon communities near the interstates supports value; read the comps for the specific home.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Lakeview Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. June 2024
    Community

    Lakeview Village borders a 66-acre ski lake

    Public sources describe Lakeview Village as a deed-restricted Brandon community dating to 1985 of about 915 homes across seven villages, bordering Lake Mango, a 66-acre competitive ski lake, with pickleball, a park, and a playground. Why it matters: Read the HOA, the home's age and condition, and the lake access. Source

  2. January 2025
    Insurance

    Florida insurance pressures older-home premiums

    Roof age and the broader Florida property-insurance market continued to pressure premiums on older homes through 2024 and 2025, with roof condition a key underwriting factor. Why it matters: Get an insurance quote tied to the roof age before you commit on an older home. Source

Development alerts for Lakeview VillageGet a short monthly email when something new is approved, funded, or opens near Lakeview Village.

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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.

If we were buying in Lakeview Village, this is the order of operations we would run, and the one we run for our clients.

1

Inspect the roof and systems. Check the roof age, HVAC, and systems, and get an insurance quote tied to the roof.

2

Read the HOA. Pull the dues, what they cover including the amenities, and the deed restrictions, and confirm whether any village-level dues apply.

3

Confirm the lake access. Verify the access to Lake Mango and any ski-lake rules for the specific home and village.

4

Read the comps. Compare updated versus original homes in the village to price condition correctly.

5

Compare east Hillsborough options, and cross-shop Bloomingdale Ridge for a nearby alternative.

Best Buy
An updated home with a newer roof in a sound village with clear lake access
Biggest Risk
An original home with an aging roof priced as updated, or unclear lake access
Best Lot
A lake-adjacent or quiet interior lot with a good orientation
Smart Timing
Confirm the roof and systems, the HOA, the lake access, and the insurance quote
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Lakeview Village is a deed-restricted community of single-family villages in Brandon, in Hillsborough County's 33510 ZIP. Public sources describe a community dating to 1985 of about 915 single-family homes across seven villages, including Carriage Landing, Outlook Point, Palm Ridge, Southern Winds, The Landing, The Meadows, and The Oaks, bordering Lake Mango, a 66-acre competitive ski lake, with roughly 20 acres of wetlands, pickleball and basketball courts, a community park, and a playground, just east of Tampa near I-4, I-75, and the Selmon Expressway. As a deed-restricted community with varied home ages, the HOA, the home's age and updates, the lake access, and the insurance drive value far more than any single finish.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

The Original Home

Largely original homes, the affordable entry, priced for the roof and systems work ahead.

Lowest entry
The Updated Home

Homes with a newer roof and updated kitchen and baths, the heart of the resale market here.

Most inventory
The Lake-Adjacent Home

Updated homes with lake access or proximity, the homes that hold value best when the HOA is read.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

The Original Home
Largely original homes, the affordable entry, priced for the roof and systems work ahead.
The Updated Home
Homes with a newer roof and updated kitchen and baths, the heart of the resale market here.
The Lake-Adjacent Home
Updated homes with lake access or proximity, the homes that hold value best when the HOA is read.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Location within BrandonStrong
Established communityPositive
HOA and CDD postureConfirm per parcel
Home condition and systemsVerify per home
Flood read per lotVerify per address

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Lakeview Village

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

The ski lake and the amenities sell the home. The deal is won or lost on the roof, the systems, and the HOA read.

Jon Brooks · Founder, Momentum Realty
7.4B · Buy Score
Resale Strength7.4/10
Renovation Risk5.2/10
Location Efficiency7.6/10
Long-Term Defensibility6.6/10
Carrying Cost Advantage6.2/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Lakeview Village is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take
  • The lot and the homesite are the scarce, durable asset here
  • A better-positioned lot holds value at resale
  • The homesite cannot be changed, the house can
  • Read the lot and the flood zone before the finishes
  • Condition and renovation level drive the number

In Lakeview Village, the part of your money the market protects is the lot, the position, and the condition of the home. Read the lot, the homesite, and the flood zone first, then price the condition and the renovation level against it.

Lakeview Village in 15 seconds.

Best forBuyers who want a deed-restricted single-family home on a ski lake near Tampa.
Biggest advantageA 66-acre ski lake, pickleball, and a park in deed-restricted Brandon.
Biggest riskRoof and systems age plus insurance on a home since 1985.
Sweet spotAn updated home with a newer roof in a sound village with lake access.
Avoid ifYou want new construction, a large lot, or a guard-gated setting.

HOA, CDD & Fees

15-Second Take
  • HOA, no CDD
  • Deed-restricted single-family, since 1985
  • Read the roof and systems
  • 66-acre ski lake and pickleball
  • Seven villages near the interstates

A deed-restricted homeowners association applies and funds the community amenities, with no CDD, and some villages may carry their own dues; confirm the current HOA dues, any village-level dues, what they cover, the deed restrictions, and the lake access for the specific home.

Public sources describe the HOA funding the community park, the pickleball and basketball courts, the playground, and grounds maintenance and trash removal in some villages; confirm exactly what is covered for the home and village.

Public sources describe Lake Mango, a 66-acre competitive ski lake, roughly 20 acres of wetlands, pickleball and basketball courts, a community park, and a playground.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Lakeview Village, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Bloomingdale Ridge, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Lakeview Village home worth?

Get a no-obligation home value based on real comparable sales in Lakeview Village matched to your condition, lot, and view, 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 homes for sale in Lakeview Village on the map →
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Real comps, not a Zestimate.

Lakeview Village Market Scorecard

Strong seller's market

Lakeview Village is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 79 days.

1.8
Months supply
$1,019,500
Median list
$847,500
Median sold
$313
Per sqft
79
Days on mkt
6/8/41
Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Lakeview Village?
Lakeview Village is a deed-restricted community of single-family villages in Brandon, in Hillsborough County's 33510 ZIP, about six miles east of Tampa.
What kind of homes are here?
Public sources describe about 915 single-family homes across seven villages, dating to 1985, from three-bedroom plans to larger five-bedroom homes. Ages and updates vary; confirm for a specific home.
Is there an HOA or CDD?
A deed-restricted homeowners association applies, with no CDD, and some villages may carry their own dues. Confirm the current HOA and any village dues, what they cover, and the deed restrictions.
What amenities does it have?
Public sources describe Lake Mango, a 66-acre competitive ski lake, pickleball and basketball courts, a community park, and a playground, plus roughly 20 acres of wetlands.
Can I use the ski lake?
Public sources describe the community bordering Lake Mango, a competitive ski lake. Confirm the lake access and any ski-lake rules for the specific home and village.
What should I check on an older home here?
Check the roof age, HVAC, and systems, and get an insurance quote tied to the roof. A newer roof materially helps insurability.
How far is Tampa?
Downtown Tampa is roughly twenty to thirty minutes by car via the Selmon Expressway, with Westfield Brandon shopping closer. Read the specific commute.
Does it flood?
The community borders a lake and includes wetlands. Read the flood zone for the specific parcel, especially for lake- and wetland-adjacent lots, before you offer.
What is the carrying cost?
Beyond the mortgage, budget for the HOA dues, any village dues, taxes, and insurance, with insurance the main variable on an older home. There is no CDD.
Is Lakeview Village a good value?
A deed-restricted home on a ski lake near Tampa can be a solid value. The condition and the lake access drive the real value; read them carefully.
What schools serve it?
The community is served by Hillsborough County public schools in the Brandon area. Confirm the current elementary, middle, and high school for the specific address.
Should I use the listing agent to buy here?
No. The listing agent works for the seller. In an established lake community where condition and lake access swing value, having your own representation is the highest-leverage decision you make.
Buyers who want a deed-restricted single-family home on a ski lakeExcellent fit
Anyone who values pickleball, a park, and lake accessExcellent fit
Buyers who want a Brandon location near I-4, I-75, and the SelmonExcellent fit
Buyers who will read the HOA, the condition, and the lake accessExcellent fit
Buyers who will read the roof, the systems, and the lake accessExcellent fit
Buyers who want new construction or a large rural lotProbably not
Anyone unwilling to follow deed restrictions or update an older homeProbably not
Buyers who want a guard-gated settingProbably not
Anyone who will not read the condition and insuranceProbably not
Buyers who want new construction or a large lotProbably not

Get the inside read on Lakeview Village

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Lakeview Village home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Lakeview Village specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Lakeview Village — what to look for, questions to ask, and your local expert.
Stellar MLS logoMLS GRID logo
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

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