Providence Lakes
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Providence Lakes in Brandon, FL has 1 home for sale. Homes listed or recently sold were built 1996–1996; 3 of 3 report an HOA (median $41/mo).
Part of the Providence Lakes Unit 1 master-planned community in Brandon, FL — see all Providence Lakes Unit 1 homes for sale (11 listings across 18 villages and sections in the MLS).
This is a built-out pocket of Brandon where the homes went up between 1995 and 2001, with the median around 1996. That tells you price here is driven by condition and updates, not by new construction. At a median near 2,458 square feet, these are substantial homes, and the spread in value comes down to what an owner has done with two-plus decades of kitchens, roofs, systems, and finishes. Two houses of the same footprint can trade very differently depending on how much deferred work is sitting behind the walls.
With only 102 homes and a thin closings window, this is a low-turnover community, so inventory is scarce and each sale carries weight. About three-quarters of the homes carry a homestead exemption, which signals an owner-occupied core and reinforces why listings don't come up often. For a buyer that means patience and readiness to move when the right updated home lists; for a seller it means the comps are few and presentation matters more than usual.
Providence Lakes right now
🟢 Buyer-leaning market. 12.0 months of supply and 50% of the inventory already under contract give buyers above-average negotiating leverage.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 12, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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 Lakese is a compact, established Brandon community of 102 homes built in the late 1990s, sized for buyers who want square footage over new-build sheen. Turnover is low and most homes are owner-occupied, so the market here rewards timing and preparation on both sides.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Providence Lakes is best for.
Best for
- Buyers prioritizing living space and an established Brandon location over a brand-new build
- Buyers with a renovation budget willing to take on a dated home and update it over time
- Long-hold buyers comfortable with a low-inventory community and patient timing
Probably not for
- Buyers set on new construction and modern-spec finishes out of the box
- Buyers on a tight budget with no reserve for potential roof, HVAC, or system replacement
- Buyers who need to close quickly and can't wait for the right listing to surface
The market around Providence Lakes
Providence Lakes is too small for its own price trend, so here is the market around it.
In ZIP 33511, 225 homes are on the market and 30% are under contract — a steady corner of Brandon.
Across Hillsborough County, 6,274 homes are active and 1,939 pending (24% under contract).
ZIP and county figures describe the wider market, not Providence Lakes specifically. Momentum Research analysis of MLS records.
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 2026-09-12, 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
- Riverview-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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 condition-driven resale market
Because every home here dates to a roughly 1995–2001 build window, the variable that sets value isn't location or floorplan novelty — it's the state of the big-ticket components. Roof age, HVAC, water heater, windows, and the kitchen and baths are where the money is made or lost. Buyers should budget for inspection and be honest about whether a listing is priced for its updates or for the work it still needs.
The living space is generous — a median around 2,458 square feet — which points to homes with room to spread out rather than starter footprints. That size is the durable draw of this community. The scarcity of listings, driven by a small home count and a high owner-occupied share, means a well-prepared home can move without much competition, while a dated one still has to earn its price.
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.
Why work with Momentum here
In a 102-home community with thin recent turnover, the comps are few and the details matter. We read each sale for what actually drove it — updates, condition, timing — instead of leaning on a headline number. For sellers, that means pricing to your home's real condition and preparing it to stand out in a low-inventory setting; for buyers, it means moving decisively when a genuinely updated home lists, and walking away clear-eyed when one is priced for work it hasn't had.
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 all homes for sale in Brandon →
27% 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 (2026-09-12).
Providence Lakes Market Scorecard
Providence Lakes is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $590,000, and homes go under contract in about 89 days.
Typical home value in the 33511 ZIP is $365,720, about 5.2% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Providence Lakes a buyer's or seller's market right now?
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 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2021 (15 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.
Looking to buy here? Search homes for sale →
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See how Providence Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: