Watermill at Providence Lakes
Homes for Sale in Brandon, FL
All 317 homes for sale in BRANDON, FL · median $369,900 · 77 homes for sale in 33511 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-08-02, 9 recorded sales closed at a median of $375,000, $194 per square foot, a median 13 days on market, sellers accepting 97% of original asking (-14% versus the prior year). Homes listed or recently sold were built 1986 - 1988; 12 of 13 report an HOA (median $39/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 36 ft). At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $5,900 ($5,270 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 (10 listings across 18 villages and sections in the MLS).
Homes For Sale Right Now in Watermill at Providence Lakes
Live MLS inventory for Watermill at Providence Lakes. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Watermill at Providence Lakes listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Tap any home to ask about it.
Watermill at Providence Lakes right now
🔴 Off the recent peak. The trailing-12-month median ($375K) is down 13.8% from the prior 12 months ($435K) and up 118% since 2012. 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 August 2. Confidence: Low (9 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside WATERMILL AT PROVIDENCE LAKES right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Watermill at Providence Lakes market snapshot (as of August 2, 2026): the median sale price is about $375K ($194 per sq ft over the trailing 12 months of closed sales), and a median 13 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months and up 118% since 2012, computed from record-level Stellar MLS closed sales (9 closings in the current window).
In ZIP 33511 (BRANDON), 681 homes closed in the last 12 months at a median of $387K ($217/sq ft), down 0.2% year over year, with a median 34 days on market. Right now 67 active and 17 pending listings put supply at about 2.6 months - a healthy market. See the live ZIP 33511 housing market and the Hillsborough County market.
Watermill at Providence Lakes is a community of 120 homes in Brandon, Hillsborough County, built between 1985 and 1988 (median 1986.0), with a median living area of about 2,257 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Watermill at Providence Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Watermill at Providence LakesPhotos from Stellar MLS listings in Watermill at Providence Lakes; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($375K) IS the median in the snapshot above, and the move from 2025 ($435K) IS the -13.8% one-year change.
Windows contain 0 to 9 sales each (9 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 2006 through 2026. Deemed reliable but not guaranteed.
Watermill at Providence Lakes Market Scorecard
Watermill at Providence Lakes is currently a seller's market. About 3.6 months of supply, a median asking price of $480,000, and homes go under contract in about 3 days.
Typical home value in the 33511 ZIP is $365,720, about 5.2% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in WATERMILL AT PROVIDENCE LAKES, 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 September 2026 through September 2026. Deemed reliable but not guaranteed.
Watermill at Providence Lakes on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hillsborough County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Watermill at Providence Lakes listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Watermill at Providence Lakes address.
Shop the zone: Homes zoned for Riverview-Hb High School
The Watermill at Providence Lakes buying strategy.
If we were buying in Watermill at 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 Watermill at Providence Lakes.
A closer look at the Watermill at Providence Lakes market
At a median of $194 per square foot, Watermill at Providence Lakes prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 14% year over year. Homes that do trade take a median 13 days on market, useful leverage on any listing that has lingered.
The housing stock is 120 homes built between 1985 and 1988, and 72% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Watermill at Providence Lakes. 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 Watermill at Providence Lakes 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 4 factors (6.4). Basis: Long-Term Appreciation +118% since 2012; Recent Direction -13.8% year-over-year; Owner Commitment 72% owner-occupied; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $39/month (about $468/yr) · median of 36 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $39 per month ($468 a year) - the median AssociationFee across 36 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.
Tools for a Watermill at 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 Watermill at 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 Watermill at 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 Watermill at Providence Lakes home worth?
Get a no-obligation home value based on real comparable sales in Watermill at Providence Lakes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Brandon →
Frequently Asked Questions
What is the median home price in Watermill at Providence Lakes?
How long do homes in Watermill at Providence Lakes take to sell?
How many homes are in Watermill at Providence Lakes?
What share of Watermill at Providence Lakes is owner-occupied?
When were the homes in Watermill at Providence Lakes built?
Do cash buyers compete in Watermill at Providence Lakes?
Have Watermill at Providence Lakes home prices gone up?
What schools serve Watermill at Providence Lakes?
Who is the best real estate agent for Watermill at Providence Lakes?
How do I find a top Brandon real estate agent who knows Watermill at Providence Lakes?
Can Momentum Realty connect me with an agent for Watermill at Providence Lakes?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 33511)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2006 (50 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 local comps.
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See how WATERMILL AT PROVIDENCE LAKES fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Watermill at Providence Lakes with Momentum Realty’s local guides.