Providence Lakes Ph 01
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Providence Lakes Ph 01 is a mid-1990s to early-2000s build-out, with a median year built of 1996 and a typical home running around 2,251 square feet. That places it squarely in the established-resale category rather than new construction, so pricing here is driven by condition, updates, and lot specifics more than by builder finish packages.
There were no closings recorded in the current tracked window, which means we do not have fresh sold data to anchor a price trend either way. That is not unusual for a smaller, stable subdivision — it just means sellers and buyers here need to lean on comparable listings and broader Brandon activity rather than assuming a live pricing signal from this community alone.
Who Providence Lakes Ph 01 is best for.
Best for
- Buyers who want an established, already-landscaped Brandon subdivision rather than new construction.
- Buyers comfortable evaluating a home on its individual condition and updates rather than a builder spec sheet.
- Buyers prioritizing a larger living footprint (median 2,251 sq ft) over amenity-heavy shared facilities.
Probably not for
- Buyers who need a documented HOA amenity package such as a pool or clubhouse confirmed before writing an offer.
- Buyers wanting a fresh, current sales trend to benchmark price against, given no closings in the tracked window.
- Buyers seeking a brand-new or heavily builder-warrantied home, given the 1994-2002 build range.
The market around Providence Lakes Ph 01
Providence Lakes Ph 01 is a small community — 13 recorded sales on file, most recently in 2019 — 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 Providence Lakes Ph 01 specifically. Momentum Research analysis of MLS records.
The Providence Lakes Ph 01 buying strategy.
If we were buying in Providence Lakes Ph 01 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 Providence Lakes Ph 01.
An established Brandon subdivision, not a builder showcase
The homes in Providence Lakes Ph 01 were built between 1994 and 2002, with a median year built of 1996. At a median living area of 2,251 square feet, this is not a starter-home tract of small footprints — it reads as a community of mid-size single-family homes from that build era, which typically means original 1990s layouts unless a given seller has updated kitchens, baths, or systems since.
Current MLS listings do not show identified community amenities for this subdivision. That does not necessarily mean there is nothing on the ground — it means buyers should verify directly with any HOA or plat documentation rather than assume a clubhouse, pool, or shared recreation exists based on comparable Brandon communities.
The location and the amenities are priced into every listing in Providence Lakes Ph 01. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no closings in the current window, pricing a home in Providence Lakes Ph 01 correctly takes more than pulling a quick comp sheet — it means working outward to nearby Brandon inventory of similar age and size while accounting for the condition variance you'd expect in a subdivision built almost thirty years ago. That is where a broker who tracks Hillsborough resale patterns closely, rather than relying on an automated estimate, earns their keep.
Providence Lakes Ph 01 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 Providence Lakes Ph 01 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 Providence Lakes Ph 01 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Providence Lakes Ph 01, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Providence Lakes Ph 01 home worth?
Get a no-obligation home value based on real comparable sales in Providence Lakes Ph 01, 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 Providence Lakes Ph 01?
What share of Providence Lakes Ph 01 is owner-occupied?
When were the homes in Providence Lakes Ph 01 built?
Do cash buyers compete in Providence Lakes Ph 01?
Who is the best real estate agent for Providence Lakes Ph 01?
How do I find a top Brandon real estate agent who knows Providence Lakes Ph 01?
Can Momentum Realty connect me with an agent for Providence Lakes Ph 01?
Should you buy in Providence Lakes Ph 01?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 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 2015 (20 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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