Providence Lakes Unit 111 Phas
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
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 Unit 111 Phas market snapshot (as of July 15, 2026): the median sale price is about $395K ($190 per sq ft over the trailing 12 months of closed sales), and a median 128 days on market for closed sales.
Providence Lakes Unit 111 Phas 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.
Who Providence Lakes Unit 111 Phas 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 July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($395K) IS the median in the snapshot above.
Windows contain 0 to 6 sales each (3 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 Unit 111 Phas buying strategy.
If we were buying in Providence Lakes Unit 111 Phas 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 Unit 111 Phas.
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 Unit 111 Phas. 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 Unit 111 Phas 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 Unit 111 Phas 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 Unit 111 Phas 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 Unit 111 Phas, 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 Unit 111 Phas home worth?
Get a no-obligation home value based on real comparable sales in Providence Lakes Unit 111 Phas, 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
What is the median home price in Providence Lakes Unit 111 Phas?
How long do homes in Providence Lakes Unit 111 Phas take to sell?
How many homes are in Providence Lakes Unit 111 Phas?
What share of Providence Lakes Unit 111 Phas is owner-occupied?
When were the homes in Providence Lakes Unit 111 Phas built?
Do cash buyers compete in Providence Lakes Unit 111 Phas?
Who is the best real estate agent for Providence Lakes Unit 111 Phas?
How do I find a top Brandon real estate agent who knows Providence Lakes Unit 111 Phas?
Can Momentum Realty connect me with an agent for Providence Lakes Unit 111 Phas?
Should you buy in Providence Lakes Unit 111 Phas?
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 (6 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2007 (21 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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