Providence Lakes
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
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.
Providence Lakes right now
🟡 Balanced market. 4.8 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 20, 2026. Confidence: Medium (2 active and pending listings, 5 closed sales in 12 months).
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· Updated September 20, 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
Providence Lakes market snapshot (as of September 20, 2026): the median sale price is about $368K ($212 per sq ft over the trailing 12 months of closed sales), a median 33 days on market for closed sales, and 4.8 months of supply, a balanced market.
Providence Lakes 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.
The setting & the homes.
Aerial and on-site photos of Providence Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Providence LakesPhotos from Stellar MLS listings in Providence Lakes; content deemed reliable but not guaranteed.
Who Providence Lakes 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 September 20 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 1 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 2021 through 2026. Deemed reliable but not guaranteed.
24% of homes for sale in ZIP 33511 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Providence Lakes Market Scorecard
Providence Lakes is currently a balanced market. About 4.8 months of supply, a median asking price of $372,500, and homes go under contract in about 44 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Providence Lakes Prcl Mf Pha, Brandon
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Providence Lakes
Live MLS inventory for Providence Lakes. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Providence Lakes listings as of 2026-09-28, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Tap any home to ask about it.
Providence Lakes on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mintz-HB · Elementary
- Giunta Middle-HB · Middle
- Brandon-HB · High
Zoned schools reflect the assignments reported on recent Providence Lakes listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Providence Lakes address.
The Providence Lakes buying strategy.
If we were buying in Providence Lakes 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.
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. 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 Providence Lakes 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 (6.5). Basis: Liquidity & Demand 4.8 months of supply; Owner Commitment 63% owner-occupied; Pricing Power 96.8% sale-to-list. Refreshed with each data update.
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 in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Providence Lakes, 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 Providence Lakes on the map →
Frequently Asked Questions
What is the median home price in Providence Lakes?
How long do homes in Providence Lakes take to sell?
Is Providence Lakes a buyer's or seller's market right now?
How many homes are in Providence Lakes?
What share of Providence Lakes is owner-occupied?
When were the homes in Providence Lakes built?
Who is the best real estate agent for Providence Lakes?
How do I find a top Brandon real estate agent who knows Providence Lakes?
Can Momentum Realty connect me with an agent for Providence Lakes?
Should you buy in Providence Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Providence Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 28, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 local comps.
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See how Providence Lakes Prcl Mf Pha fits the bigger picture — live prices, inventory, and Momentum Scores: