Providence Lakes Prcl Mf Pha
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Providence Lakes prices off condition and square footage more than anything else. With a median living area right at 1,996 square feet and a median price near $368,000, the math works out to roughly $212 a square foot — a figure that tracks the age of the stock more than any added feature, since no community amenities show up in current MLS listings for this section.
A median of 33 days on market says homes here move at a normal, unhurried pace rather than in a bidding-war environment. That favors buyers who do their homework and sellers who price to the condition of the home rather than to hope. With 136 homes in the parcel and roughly two-thirds of them homesteaded, turnover is moderate — this is a settled section, not one in the middle of a flipping cycle.
The 60-Second Overview
Providence Lakes Prcl Mf Pha market snapshot (as of July 15, 2026): the median sale price is about $368K ($212 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales.
Providence Lakes Prcl Mf Pha is a community of 136 homes in Brandon, Hillsborough County, built between 1994 and 2002 (median 1996.0), with a median living area of about 1,996 square feet. 63% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out between 1994 and 2002, Providence Lakes Prcl Mf Pha is a mid-1990s single-family section of Brandon with a consistent build era and no HOA-run amenity package showing up in current listings — buyers are paying for the house and the lot, not a clubhouse.
Who Providence Lakes Prcl Mf Pha is best for.
Best for
- A buyer targeting a mid-size single-family home in Brandon in the roughly $368,000 range without needing HOA-run amenities.
- A buyer comfortable evaluating homes built in a narrow 1994–2002 window on their individual condition and updates.
- A buyer or seller who prefers a market that moves over weeks (median 33 days) rather than a fast-bid environment.
Probably not for
- A buyer specifically shopping for a community with a pool, clubhouse, or gated entry as part of the purchase.
- A buyer wanting new construction or homes built after the early 2000s.
- An investor expecting rapid turnover — homestead share suggests a settled, lower-churn section.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($368K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (5 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 Providence Lakes Prcl Mf Pha buying strategy.
If we were buying in Providence Lakes Prcl Mf Pha 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 Prcl Mf Pha.
A steady, unadorned section of Brandon
The build window here is tight — 1994 to 2002 — which means most of the housing stock shares a similar structural age, roof cycle, and system-replacement timeline. That consistency simplifies comparisons for buyers: two homes of similar square footage in this section are more likely to be apples-to-apples than in a neighborhood with scattered build decades. At a median of 1,996 square feet, this is solidly a mid-size single-family footprint, not a starter cottage or an oversized executive home.
The absence of listed community amenities is worth noting plainly: whatever value this section offers comes from the house, the lot, and the location in Brandon, not from a shared pool, gate, or clubhouse. With homestead exemptions covering close to two-thirds of the parcel, a meaningful share of owners have been in place long enough to file for it, which tends to correlate with lower turnover and a market that moves on individual listings rather than broad speculation.
The location and the amenities are priced into every listing in Providence Lakes Prcl Mf Pha. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a section built over a narrow eight-year window with no amenity package to lean on, pricing accuracy comes down to reading each home's condition and updates against recent closings — a 33-day median tells you the market is patient, not passive. We track the closings in this specific parcel, not just Brandon-wide averages, so sellers price correctly the first time and buyers know what a fair number looks like before they write an offer.
Providence Lakes Prcl Mf Pha 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 Prcl Mf Pha 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 Prcl Mf Pha 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 Prcl Mf Pha, 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 Prcl Mf Pha home worth?
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Frequently Asked Questions
What is the median home price in Providence Lakes Prcl Mf Pha?
How long do homes in Providence Lakes Prcl Mf Pha take to sell?
How many homes are in Providence Lakes Prcl Mf Pha?
What share of Providence Lakes Prcl Mf Pha is owner-occupied?
When were the homes in Providence Lakes Prcl Mf Pha built?
Do cash buyers compete in Providence Lakes Prcl Mf Pha?
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How do I find a top Brandon real estate agent who knows Providence Lakes Prcl Mf Pha?
Can Momentum Realty connect me with an agent for Providence Lakes Prcl Mf Pha?
Should you buy in Providence Lakes Prcl Mf Pha?
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 15, 2026 |
| 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 2021 (16 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. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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