Providence Lakes
Homes for Sale in Brandon, FL

This is an established, fully built-out enclave in Brandon where the homes share an age and a general size, so the real variable a buyer weighs is finish level rather than square footage.

Stellar MLS sales records identify 638 homes in Providence Lakes that have changed hands since 2004, built between 1984 and 2002 (median 1993), with a median living area of about 1,760 sq ft and a typical 3-bedroom, 2-bath layout; 99% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

County records show 8 qualified sales in Providence Lakes across 2024–2025 (6 in 2024, 2 in 2025), median $420,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

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.

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).

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.

ZIP and county figures describe the wider market, not Providence Lakes specifically. Momentum Research analysis of MLS records.

With every home built between 1988 and 1998, you are looking at properties that are now decades into their service life. Roofs, HVAC systems, water heaters, and original kitchens and baths are all at the age where they have either been replaced or are due. That single fact explains most of the price gap between two otherwise comparable homes on the same street.

At a median of 2,175 square feet and a median build year of 1992, the housing stock is consistent enough that a buyer can comparison-shop cleanly: hold the size and layout roughly constant and grade each listing on systems and updates. For sellers, that same consistency means documented improvements are your leverage — a new roof or a redone kitchen is what separates your listing from the one down the block.

In a small, tightly held community like this, the difference between a fair price and an overpay is renovation math, and that is where a local read matters. We walk the systems, weigh the updates against the median profile, and price the gap honestly — whether you are trying to win a thin-inventory listing or position your own home to stand out among near-identical neighbors.

Listings in this community report association dues of about $41 per month ($492 a year) — the median AssociationFee across 48 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.