Providence Lakes
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 7 closed sales in Providence Lakes Unit Ii Ph in Brandon, FL since 2021, the most recent in July 2025. Across Brandon as a whole, 777 homes closed in the last 12 months at a median of $369,000, 39 median days on market, with 266 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,800 ($5,180 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 (8 listings across 17 villages and sections in the MLS).
Part of Providence Lakes Unit 1, Brandon, FL — see all Providence Lakes Unit 1 homes for sale (0 listings across 5 sections in the MLS).
| Location | Brandon, Hillsborough County, FL · ZIP 33511 |
|---|---|
| Homes in the community | 104 (FL DOR 2025 assessment roll) |
| Years built | 1988–1994 (median 1990.0) |
| Typical living area | 1,596 sq ft (median) |
| Owner-occupied (homestead) share | 59% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2025; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Providence Lakes key facts,” movewithmomentum.com/neighborhoods/providence-lakes-unit-ii-ph, data as of September 20, 2026.
Providence Lakes Unit II Ph is an early-1990s subdivision — homes were built between 1988 and 1994, with a median year built of 1990. That puts the housing stock at a consistent age, which tends to mean similar construction methods and systems across the community, though individual condition will vary based on updates each owner has made.
There is no closings activity in the current window, so there is not enough recent transaction data to characterize price direction here. Anyone evaluating this community right now should lean on a direct comparable-sales pull rather than any general market narrative — this is a neighborhood where the number of active closings matters more than usual for getting pricing right.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
A Brandon subdivision of 104 homes built out in the early 1990s, with a median living area of about 1,596 square feet and no community amenities identified in current MLS listings — this reads as a straightforward single-family neighborhood rather than an amenitized one.
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
- A buyer who wants an established single-family home in Brandon without paying for community amenities.
- A buyer comfortable with an early-1990s build and planning to evaluate individual condition and updates home-by-home.
- A buyer prioritizing a neighborhood with a strong owner-occupied share over one with heavy investor or rental turnover.
Probably not for
- A buyer set on a gated or amenity-rich community with confirmed shared facilities.
- A buyer who wants new or near-new construction rather than an early-1990s build.
- A buyer who needs a deep, recent sales history in this exact community to feel confident on pricing before touring.
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, 217 homes are on the market and 24% are under contract — a steady corner of Brandon.
Across Hillsborough County, 6,324 homes are active and 1,810 pending (22% under contract).
ZIP and county figures describe the wider market, not Providence Lakes specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Providence Lakes Unit Ii Ph, 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 November 2026 through November 2026. Deemed reliable but not guaranteed.
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.
What the numbers actually say
At just under 60% homestead share, more than half of the homes here carry a homestead exemption, which is a reasonable proxy for owner-occupancy rather than investor or rental concentration. Combined with a tight build window (1988–1994) and a median year built of 1990, this reads as an established, largely built-out community rather than one still in transition.
No community amenities show up in current MLS listings for Providence Lakes Unit II Ph. That does not rule out a homeowners association or shared features that simply are not being marketed in listing remarks — it means we would not assume a pool, gate, or clubhouse exists here without confirming it directly. Buyers who want that kind of amenity package should verify it before making assumptions based on the name alone.
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
With zero closings in the current window, the public data trail on this specific community is thin. That is exactly the kind of gap we work to close — pulling direct comparables, checking association documents that may not appear in listing remarks, and giving you a grounded read on a specific address rather than a generic neighborhood story.
Providence Lakes in 15 seconds.
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?
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Frequently Asked Questions
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?
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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
| 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 (7 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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See how Providence Lakes Unit Ii Ph fits the bigger picture — live prices, inventory, and Momentum Scores: