Providence Twnhms Ph 01 & 02
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Providence Twnhms is a 327-home townhome community in Brandon, built out over a tight window from 1999 to 2002, with a median year built of 2001. That homogeneity matters: with a median living area around 1,445 square feet and floor plans of a similar vintage, price here is driven less by size or age and more by condition, updates, and interior finish. Two units with the same footprint can sit far apart on price depending on kitchens, flooring, and HVAC age, so the spread is condition-led rather than square-footage-led.
We show no closings in the current window, which means recent comps are thin and pricing has to lean on the broader Brandon townhome market and the specific condition of the unit in front of you. For sellers, that argues for pricing off objective condition and presentation rather than a headline number. For buyers, it means underwriting the individual home carefully — read the reserves, the roof and mechanical age, and the HOA documents before you anchor on any list price.
Who Providence Twnhms Ph 01 & 02 is best for.
Best for
- First-time buyers wanting an established, right-sized Brandon townhome at the median footprint
- Investors sizing a rental play who value a community with a substantial leased share
- Down-sizers targeting low-maintenance living who will pay up for an already-updated unit
Probably not for
- Buyers who need more than roughly 1,445 square feet of living space
- Anyone unwilling to budget for roof, HVAC, or water-heater replacement on an original unit
- Owner-occupants who want a community that is predominantly owner-occupied
The market around Providence Twnhms Ph 01 & 02
Providence Twnhms Ph 01 & 02 is a small community — 7 recorded sales on file, most recently in 2019 — too few for its own price trend. Here is the market around it.
Across Hillsborough County, 5,970 homes are active and 2,046 pending (26% under contract).
Homes here are townhouse.
ZIP and county figures describe the wider market, not Providence Twnhms Ph 01 & 02 specifically. Momentum Research analysis of MLS records.
The Providence Twnhms Ph 01 & 02 buying strategy.
If we were buying in Providence Twnhms Ph 01 & 02 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 Twnhms Ph 01 & 02.
A condition-driven townhome market
Everything here was built inside a three-year window, so the homes share a construction era and, broadly, a set of maintenance timelines. Roofs, water heaters, and HVAC systems from the original build have reached or passed replacement age, which is exactly where value diverges. An updated unit and a deferred-maintenance unit of the same 1,445-square-foot median size are not the same purchase, and the price should reflect that gap.
The homestead share of roughly 49% tells you close to half the community is not owner-occupied. That can be a feature for an investor evaluating rental demand, and a caution for an owner-occupant who cares about HOA reserve strength and long-term unit upkeep. Either way, the HOA budget, rental policies, and reserve study are core documents, not afterthoughts, in this community.
The location and the amenities are priced into every listing in Providence Twnhms Ph 01 & 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no recent closings to lean on and value that hinges on condition, this is a community where the details decide the number. We underwrite each unit on its own merits — mechanical age, updates, HOA financials, and rental mix — instead of pricing off a single headline figure. That is how we keep sellers from mispricing and buyers from overpaying in a thin-comp market.
Providence Twnhms Ph 01 & 02 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 Twnhms Ph 01 & 02 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 Twnhms Ph 01 & 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Providence Twnhms Ph 01 & 02, 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 Twnhms Ph 01 & 02 home worth?
Get a no-obligation home value based on real comparable sales in Providence Twnhms Ph 01 & 02, 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
How many homes are in Providence Twnhms Ph 01 & 02?
What share of Providence Twnhms Ph 01 & 02 is owner-occupied?
When were the homes in Providence Twnhms Ph 01 & 02 built?
Do cash buyers compete in Providence Twnhms Ph 01 & 02?
Who is the best real estate agent for Providence Twnhms Ph 01 & 02?
How do I find a top Brandon real estate agent who knows Providence Twnhms Ph 01 & 02?
Can Momentum Realty connect me with an agent for Providence Twnhms Ph 01 & 02?
Should you buy in Providence Twnhms Ph 01 & 02?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (25 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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