Providence Lakes Ph 02
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Providence Lakes Ph 02 is an established Brandon community of 221 homes built between 1994 and 2002, with a median build year of 1997. At this age, price here is driven less by the neighborhood label and more by what each individual home has done since construction — roof, systems, kitchens, and baths. Two houses of the same footprint can trade well apart based on condition alone.
The median home runs about 2,200 square feet, so buyers are shopping a substantial, move-up-sized floor plan rather than a starter box. With no closings in the current window, there is no fresh comparable to anchor pricing, which puts more weight on careful pricing and inspection on both sides. A homestead share near 69% points to a settled, owner-occupied street profile — turnover tends to be measured, so well-prepared listings and patient buyers both do better than those chasing a fast flip.
Who Providence Lakes Ph 02 is best for.
Best for
- Buyers who want more square footage and are comfortable budgeting for future system updates
- Buyers planning to hold a while in an established, slow-turnover neighborhood
- Value-minded buyers willing to trade newer construction for a proven mid-1990s layout
Probably not for
- Buyers who want brand-new construction or a builder warranty
- Buyers with no budget or appetite for roof, HVAC, or kitchen/bath updates
- Investors chasing a quick flip in a market with thin recent closing data
The market around Providence Lakes Ph 02
Providence Lakes Ph 02 is a small community — 5 recorded sales on file, most recently in 2018 — 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 02 specifically. Momentum Research analysis of MLS records.
The Providence Lakes Ph 02 buying strategy.
If we were buying in Providence Lakes Ph 02 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 02.
What age and size tell you here
A 1994–2002 build window means most homes are now old enough to have hit at least one full cycle of major-system replacement. Roofs, HVAC, water heaters, and original kitchens and baths are the swing factors on value. Ask for the update history before you fall for the square footage — a 2,200-square-foot home that has been reworked and one that is still largely original will not carry the same price, even on the same block.
The near-70% homestead share signals a predominantly owner-occupied community that does not churn quickly. For sellers, that means your competition at any given time is thin, but so is fresh comparable data — with zero closings in the current window, pricing leans on condition and a realistic read of the wider Brandon market rather than a same-street sale from last month. For buyers, it means inventory can be limited and worth moving on when the right condition appears.
The location and the amenities are priced into every listing in Providence Lakes Ph 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this established with no recent closings to lean on, pricing is a judgment call, not a lookup. We price and evaluate off condition, updates, and the broader Brandon and Hillsborough market — and we will tell you plainly when a home's number is riding on cosmetics rather than the bones that actually matter.
Providence Lakes Ph 02 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 02 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 02 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 02, 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 02 home worth?
Get a no-obligation home value based on real comparable sales in Providence Lakes Ph 02, 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 02?
What share of Providence Lakes Ph 02 is owner-occupied?
When were the homes in Providence Lakes Ph 02 built?
Do cash buyers compete in Providence Lakes Ph 02?
Who is the best real estate agent for Providence Lakes Ph 02?
How do I find a top Brandon real estate agent who knows Providence Lakes Ph 02?
Can Momentum Realty connect me with an agent for Providence Lakes Ph 02?
Should you buy in Providence Lakes Ph 02?
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 (3 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (14 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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