Providence Lakes
Homes for Sale in Brandon, FL
All 317 homes for sale in Brandon, FL · median $366,343 · 85 homes for sale in 33511 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $373,500, $183 per square foot, a median 114 days on market, sellers accepting 92% of original asking. Homes listed or recently sold were built 1988–1990; 5 of 5 report an HOA (median $41/mo). At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,870 ($5,250 with the full homestead exemption).
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).
| Location | Brandon, Hillsborough County, FL · ZIP 33511 |
|---|---|
| Homes in the community | 230 (FL DOR 2025 assessment roll) |
| Years built | 1988–1998 (median 1991.0) |
| Typical living area | 2,188 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Park, Deed Restrictions, Security System |
| Sale prices, last 12 months | $373,500 median across 4 closed sales · $183 per sq ft |
| Days on market (closed sales) | 114 median |
| For sale right now | 0 active, 1 pending |
| Owner-occupied (homestead) share | 72% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Providence Lakes Unit 111 Phas key facts,” movewithmomentum.com/neighborhoods/providence-lakes-unit-111-phas, data as of September 20, 2026.
Price here is driven by home condition and by the size of what you get. With a median around $395,000 and roughly $190 per square foot on a median of about 2,188 living square feet, this is a community of established, mid-sized homes built between 1988 and 1998. The spread on any given listing comes down to updates and finishes, not floor plan scarcity, so a renovated home and a dated one can sit far apart on price.
The market posture leans slow. A median of 128 days on market tells you homes are not moving quickly, which gives buyers real room to negotiate and inspect at a measured pace. For sellers, the message is blunt: price to condition and be prepared to wait, because the calendar is working against a fast, top-dollar exit right now.
The 60-Second Overview
Providence Lakes market snapshot (as of September 20, 2026): the median sale price is about $374K ($183 per sq ft over the trailing 12 months of closed sales), and a median 115 days on market for closed sales.
In ZIP 33511 (Brandon), 1,437 homes closed in the last 12 months at a median of $415K ($242/sq ft), up 2.3% year over year, with a median 31 days on market. Right now 76 active and 20 pending listings put supply at about 2.8 months — a healthy market. See the live ZIP 33511 housing market and the Hillsborough County market.
County records show 13 qualified sales in Providence Lakes across 2024–2025 (10 in 2024, 3 in 2025), median $400,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Providence Lakes is a community of 230 homes in Brandon, Hillsborough County, built between 1988 and 1998 (median 1991.0), with a median living area of about 2,188 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Providence Lakes Unit 111 Phas is a mature Brandon neighborhood of about 230 homes built across a single decade, where a high homestead share of roughly 72% points to a stable, largely owner-occupied stock rather than a churn of rentals.
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
Photos from Stellar MLS listings in Providence Lakes; content deemed reliable but not guaranteed.
Who Providence Lakes is best for.
Best for
- Long-hold buyers targeting a median around $395,000 who plan to stay put rather than trade quickly
- Renovation-minded buyers comfortable budgeting for roof, HVAC, or kitchen work on a home of this vintage
- Patient shoppers who can use the 128-day market pace to inspect thoroughly and negotiate
Probably not for
- Sellers needing a quick, top-dollar exit in a market with a 128-day median
- Buyers wanting new construction or turnkey finishes with no update work
- Investors chasing rapid turnover, given the roughly 72% homestead share and slow velocity
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 ($374K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (4 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 2007 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 (2026-09-27).
Providence Lakes Market Scorecard
Providence Lakes is currently a balanced market..
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 Unit 111 Phas, 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 2007 through 2026. Tap any home to ask about it.
Every Home for Sale in Providence Lakes Unit 111 Phas Right Now (1)
All 1 active and pending Providence Lakes Unit 111 Phas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1518 Westerly Drive · $399,900 · 3 bd / 2 ba · pending · listed Sep 1, 2026 · listed by Exp Realty Llc
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
- McLane-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.
Shop the zone: Homes zoned for Riverview-Hb High School
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 settled Brandon pocket that rewards patience
The housing stock here is consistent by design: everything was built between 1988 and 1998, with a median build year around 1991. That means comparable bones across the community and a median footprint near 2,188 square feet, but it also means systems and finishes are at the age where roofs, HVAC, and kitchens separate the move-in-ready homes from the projects. Read every listing through the lens of what has actually been updated.
With only three closings in the tracked window and a 128-day median on market, this is a low-velocity setting. Thin recent data makes any single sale less reliable as a benchmark, so lean on condition and living area rather than assuming the last close sets your number. The high homestead share, roughly 72%, reinforces that this is a hold-and-live community more than a fast-flip one.
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 slow-moving, thin-data market like this one, the risk is pricing off the wrong comp. We underwrite each home on condition and living area against a median near $395,000 and a 128-day clock, so buyers know what negotiating leverage they actually hold and sellers avoid chasing the market down.
Providence Lakes in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $40/month (about $480/yr) · median of 64 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $40 per month ($480 a year) — the median AssociationFee across 64 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 →
Frequently Asked Questions
What is the median home price in Providence Lakes?
How long do homes in Providence Lakes take to sell?
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?
Where is Providence Lakes, and what county is it in?
Should you buy in Providence Lakes?
An honest fit check. We will tell you when it is not your community.
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 (6 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2007 (22 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 Unit 111 Phas fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Providence Lakes with Momentum Realty’s local guides.