Watermill Iii At Providence Lakes
Homes for Sale in Brandon, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 7 closed sales in Watermill Iii At Providence Lakes in Brandon, FL since 2014, the most recent in May 2026. Across Brandon as a whole, 352 homes closed in the last 12 months at a median of $375,000, 37 median days on market, with 86 homes for sale today. At that median 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).
Watermill III is a small pocket within Providence Lakes, just 52 homes, all built within a tight five-year window in the mid-1990s. With a median living area around 2,142 square feet and a median build year of 1995, this is a mature, established product type rather than a shifting new-construction zone. Condition and updates (kitchens, roofs, HVAC systems installed decades ago) will matter more here than floor plan differences, since the homes were largely built to similar specs in the same era.
The homestead share sits at 50%, meaning half of the homes carry an owner-occupied exemption and half do not. That is a meaningful split to understand before you buy or list: it points to a real mix of long-term owners and non-homesteaded owners (investment holds, second homes, or recent purchases that haven't filed yet). Neither posture dominates, so buyers should expect a market with real variation in how well individual homes have been maintained, and sellers should expect to compete on documented condition and updates rather than assume a uniform standard across the subdivision.
Nearby homes for sale
No active listings inside Watermill Iii 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 III at Providence Lakes is a compact, single-phase subdivision in Brandon built almost entirely between 1994 and 1999, giving it a consistent architectural era without the amenity infrastructure of larger master-planned sections nearby.
Stellar MLS sales records identify 10 homes in Watermill Iii At Providence Lakes that have changed hands since 2010, built between 1994 and 1999 (median 1996), with a median living area of about 1,858 sq ft and a typical 3-bedroom, 2-bath layout; 100% 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.
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 Watermill Iii At Providence Lakes is best for.
Best for
- Buyers who want an established, single-era home in Brandon and don't need on-site community amenities.
- Buyers comfortable evaluating condition and updates on a home-by-home basis rather than relying on new-construction uniformity.
- Buyers or investors who understand a mixed owner-occupied and non-homesteaded market and want to factor that into their offer strategy.
Probably not for
- Buyers who want a subdivision with a shared pool, clubhouse, or other organized recreational amenities.
- Buyers who need a wide selection of active listings to compare in real time, given the small size of this section.
- Buyers seeking recently built construction rather than a mid-1990s housing stock.
The market around Watermill Iii At Providence Lakes
Watermill Iii At 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), 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.
ZIP and county figures describe the wider market, not Watermill Iii At Providence Lakes specifically. Momentum Research analysis of MLS records.
The Watermill Iii At Providence Lakes buying strategy.
If we were buying in Watermill Iii 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 Iii At Providence Lakes.
A small, single-era pocket
At just 52 homes, Watermill III doesn't behave like a large subdivision with dozens of active comps at any given time. Inventory here is thin by nature, so pricing conversations tend to hinge on a handful of recent, comparable sales rather than a broad statistical spread. That makes local comp selection and timing more important than in larger sections of Providence Lakes.
Current MLS listings show no identified community amenities tied to this section, unlike some phases of Providence Lakes that carry shared pool or recreational access. Buyers drawn here are typically buying the home and its Brandon location, not a resort-style amenity package, and that distinction should shape expectations and, eventually, resale positioning.
The location and the amenities are priced into every listing in Watermill Iii At Providence Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 52-home subdivision, the right comps are not always the closest ones by distance, they're the ones that match condition, updates, and the specific homestead/investment mix at play. We track Watermill III alongside the broader Providence Lakes footprint so you're not pricing or negotiating off a thin, misleading slice of the market.
Watermill Iii At Providence Lakes in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Watermill Iii 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 Iii 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 Iii 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 Iii At Providence Lakes home worth?
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Should you buy in Watermill Iii At Providence Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 13, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (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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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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Schools serving nearby communities
We do not have a confirmed school assignment for Watermill Iii At Providence Lakes. These are the public schools most often assigned to other communities in ZIP 33511; zones change and vary by address, so confirm with the district before you buy.
- Burns Middle School · Public · FLDOE grade A (assigned to 3 nearby communities)
- Bloomingdale High School · Public · FLDOE grade A (assigned to 3 nearby communities)
- Kingswood Elementary School · Elementary · FLDOE grade C (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about Watermill Iii At Providence Lakes
Where is Watermill Iii At Providence Lakes?
Watermill Iii At Providence Lakes is a community in Brandon, Hillsborough County, Florida, ZIP 33511.
Are there homes for sale in Watermill Iii At Providence Lakes right now?
No active listings inside Watermill Iii At Providence Lakes at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Watermill Iii At Providence Lakes have an HOA or CDD?
No HOA is on record for Watermill Iii At Providence Lakes in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Watermill Iii At Providence Lakes with Momentum Realty’s local guides.
Watermill Iii At Providence Lakes Market Scorecard
Watermill Iii At Providence Lakes is currently a no active listings market. Limited supply, a median asking price of n/a.
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: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.