Timber Pond Sub Unit 2
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by condition and square footage more than location alone. With a median living area of roughly 2,399 sq ft and a median built year of 1987 in a subdivision that dates back as far as 1952, you are looking at older, larger homes where updates and mechanical condition explain most of the spread. The median sits at $365,000, and at about $229 per square foot the pricing rewards space over polish — expect to underwrite kitchens, roofs, and systems on a house-by-house basis.
The current posture is mixed. Homes are moving quickly — a median of about 14.5 days on market points to real demand — but the year-over-year median is down 14.1%, so sellers who anchor to last year's numbers will sit. For buyers, that combination means you can transact fast but should not overpay; for sellers, price to today and a well-prepared home should still turn. Note the closings window is thin at just four sales, so treat these figures as a read, not gospel.
Timber Pond Sub Unit 2 right now
🔴 Off the recent peak. The trailing-12-month median ($365K) is down 14.1% from the prior 12 months ($425K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 13. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 13, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Timber Pond Sub Unit 2 right now
🔴 Off the recent peak. The trailing-12-month median ($365K) is down 14.1% from the prior 12 months ($425K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 13. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 13, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Timber Pond Sub Unit 2 market snapshot (as of July 13, 2026): the median sale price is about $365K ($229 per sq ft over the trailing 12 months of closed sales), and a median 15 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Timber Pond Sub Unit 2 is a community of 158 homes in Brandon, Hillsborough County, built between 1952 and 1989 (median 1987.0), with a median living area of about 2,399 square feet. 85% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Timber Pond Sub Unit 2 is a small, established pocket of Brandon in Hillsborough County — 158 homes, mostly owner-occupied at roughly an 85% homestead share, which tends to keep turnover and rental churn low.
Who Timber Pond Sub Unit 2 is best for.
Best for
- Buyers prioritizing square footage over age who can budget for updates around the $365,000 median
- Owner-occupants who value a low-turnover, established street and plan to hold
- Renovation-minded buyers ready to underwrite roof and systems condition on an older home
Probably not for
- Buyers who want turnkey, newer construction with modern systems and finishes
- Investors seeking a high-turnover rental block, given the high homestead share
- Buyers who need to time a fast resale, given the year-over-year decline and thin comp data
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($365K) IS the median in the snapshot above, and the move from 2025 ($425K) IS the -14.1% one-year change.
Windows contain 0 to 6 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 %s through %s. Deemed reliable but not guaranteed.
The Timber Pond Sub Unit 2 buying strategy.
If we were buying in Timber Pond Sub Unit 2 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 Timber Pond Sub Unit 2.
An older, larger-home enclave
The building stock spans 1952 to 1989, with the median home built in 1987, so the newer end of the subdivision still predates most current construction standards. What you gain is size — a median near 2,399 sq ft is generous for the price point — and mature lots. What you take on is age: roofs, HVAC, plumbing, and electrical all deserve scrutiny, and your inspection dollars matter more here than in a newer build.
The high homestead share signals a settled, primarily owner-occupied street rather than an investor-heavy block. That usually means better-maintained yards and less transient turnover, but it also means inventory is limited and the right listing does not come up often. When it does, the thin sales count makes each comparable heavier — pricing takes judgment, not a formula.
The location and the amenities are priced into every listing in Timber Pond Sub Unit 2. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Timber Pond Sub Unit 2 buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.4). Basis: Recent Direction -14.1% year-over-year; Owner Commitment 85% owner-occupied; Pricing Power 97.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only four closings in the window and a wide age range across the homes, generic comps mislead. We price and negotiate off condition — roof age, systems, and updates — rather than a blunt per-foot average, and we will tell you when a specific house is priced to its work list versus its address.
Timber Pond Sub Unit 2 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 Timber Pond Sub Unit 2 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 Timber Pond Sub Unit 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Timber Pond Sub Unit 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Timber Pond Sub Unit 2 home worth?
Get a no-obligation home value based on real comparable sales in Timber Pond Sub Unit 2, 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 Timber Pond Sub Unit 2?
How long do homes in Timber Pond Sub Unit 2 take to sell?
How many homes are in Timber Pond Sub Unit 2?
What share of Timber Pond Sub Unit 2 is owner-occupied?
When were the homes in Timber Pond Sub Unit 2 built?
Do cash buyers compete in Timber Pond Sub Unit 2?
Who is the best real estate agent for Timber Pond Sub Unit 2?
How do I find a top Brandon real estate agent who knows Timber Pond Sub Unit 2?
Can Momentum Realty connect me with an agent for Timber Pond Sub Unit 2?
Should you buy in Timber Pond Sub Unit 2?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33510)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (20 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($365K) IS the median in the snapshot above, and the move from 2025 ($425K) IS the -14.1% one-year change.
Windows contain 0 to 6 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 %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33510)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (20 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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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 your area comps.
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