Woodberry
Brandon Homes for Sale

Established single-residential community · Brandon · ZIP 33511

An established, deed-restricted single-residential community in Brandon.

Built early 2000sCommunity poolHOA-maintained common areas

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

This is an established early-2000s community; the HOA, the home condition and any updates, and the resale read against newer Brandon supply decide value, so confirm each for a specific home.

Free · No obligation

Unlock Off-Market Woodberry

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

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Median Price

0mo

Supply

n/a

Avg DOM

Soft

Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"Woodberry is an established, deed-restricted single-residential community in Brandon, in eastern Hillsborough County, so the read is a settled-suburban resale read: public sources describe a community dating to roughly 2001 with construction completed around 2004, with an HOA that maintains amenities including a community pool and playground. The homes are now twenty-plus years old, so condition, roof and systems age, and updates vary home to home. The HOA and the home condition drive value here, along with how a home prices against newer Brandon construction. Your leverage is reading the HOA, the condition, and the comps before you buy."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Woodberry is an established, deed-restricted single-residential community in Brandon, in the 33511 ZIP of eastern Hillsborough County. Public sources describe a community dating to roughly 2001 with construction completed around 2004, set among Brandon's settled suburban neighborhoods with quick access to the Selmon Expressway and Brandon's shopping.

The draw is settled, amenity-light suburban living with an HOA. Public sources describe a homeowners association that maintains community amenities including a pool and playground, with common-area upkeep. The trees are mature and the streets are established, a different feel from the newer communities still selling nearby.

The defining read is the home and the HOA, not new-build uniformity. With homes now twenty-plus years old, the roof and systems age, prior updates, and condition vary home to home; the HOA fee and reserves, the condition, and how a home prices against newer Brandon construction drive value and resale. Confirm each for the specific home before you offer.

For buyers who want an established Brandon home with a community pool and mature streets at a settled-neighborhood price, Woodberry is a practical option. The work is reading the HOA, the home condition, and the comps honestly before you buy.

Quick Match

Who Woodberry is best for.

Best for

Buyers who want an established Brandon home with a community pool
Buyers who value mature streets and a settled neighborhood
Value buyers comparing settled resale with newer construction
Buyers who will read the HOA and the home condition

Probably not for

Buyers who want brand-new construction with a builder warranty
Anyone who wants a no-HOA, lowest-cost home
Buyers unwilling to budget updates on a twenty-plus-year-old home
Buyers who want a large amenity-dense master plan

Market Pulse

How Woodberry is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

56Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 24, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Woodberry listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare Bloomingdale or Brandon. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Woodberry buys, holds, and resells. See the five factors.

Interactive Map

Woodberry on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

Woodberry sits in Brandon, with everyday shopping, major roads, and the wider Tampa Bay area within a reasonable drive.

Drive times from Woodberry. They are approximate and vary with traffic and your exact departure point.

Brandon Town Center~8-15 min · shopping and dining

Selmon Expressway~8-15 min · fast route to Tampa

Downtown Tampa~25-35 min · via the Selmon

MacDill AFB~30-40 min · via the Selmon / Gandy

Tampa International Airport (TPA)~30-40 min · via I-75 / Selmon

Gulf beaches~45-60 min · Pinellas barrier islands

Distances and times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near WoodberryBrandon Homes for Sale with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Woodberry (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Hillsborough County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Woodberry is served by Hillsborough County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Hillsborough County Public Schools (verify by address)

Verifyrating

By address

Confirm zoned elementary, middle, and high

Verifyrating

Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Woodberry address.

The takeaway

What is actually shaping value at Woodberry: the settled Brandon location, the twenty-plus-year-old housing stock, the HOA budget and insurance, and competition from newer construction. Each item is sourced and linked.

Recent Developments in Woodberry

Development Intelligence

Our read on what is being built around Woodberry, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishA settled Brandon location supports steady demand, while the defining watch items are the aging-home condition, the HOA budget, and how resale prices against newer construction.

Settled Brandon location anchors steady demand

Ongoing

BullishNotable impact

SignificanceRadius: Submarket

An established Brandon location near the Selmon Expressway supports steady demand for move-in resale homes.

Twenty-plus-year-old homes mean condition varies

Ongoing

NeutralNotable impact

SignificanceRadius: Community

Roofs, HVAC, and systems are aging into replacement windows; read the specific home's updates and condition.

HOA budget and insurance shape carrying cost

2025

NeutralNotable impact

SignificanceRadius: Community

Confirm the HOA fee, reserves, and any assessment; Florida insurance pressure affects community budgets.

Resale competes with newer Brandon construction

Ongoing

NeutralNotable impact

SignificanceRadius: Submarket

Weigh an established home against newer construction nearby on price, condition, and incentives.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Woodberry, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

July 2025
Policy
Florida community-association costs tighten
Florida's 2025 legislative changes and rising insurance costs continued to pressure HOA budgets statewide, refined by reforms effective July 1, 2025. Why it matters: Read the HOA budget, reserves, and insurance before judging the carrying cost. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Woodberry buying strategy.

If we were buying in Woodberry, this is the order of operations we would run, and the one we run for our clients.

Read the home condition first. On a twenty-plus-year-old home, the roof, HVAC, and systems age and updates drive price and insurability.

Read the HOA budget. Pull the fee, what it covers, the reserves, and any assessment before you judge the price.

Pull a real insurance quote. Roof age and Florida premiums move the carrying cost; get a quote for the specific home.

Weigh resale against newer construction. Compare condition and price with newer Brandon communities still selling.

Compare nearby Brandon options, and cross-shop Bloomingdale and other established Brandon neighborhoods.

The Quick Decision

Best Buy

A well-kept home with a newer roof and updated systems in a sound HOA

Biggest Risk

Deferred maintenance, an old roof, or a tough insurance quote on an aging home

Best Lot

A conservation or quiet interior lot with an updated, move-in home

Smart Timing

Confirm the roof and systems, the HOA budget, and a real insurance quote

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Woodberry is an established, deed-restricted single-residential community in Brandon, in the 33511 ZIP of eastern Hillsborough County. Public sources describe a community dating to roughly 2001 with construction completed around 2004, with a homeowners association that maintains community amenities including a pool and playground. With homes now twenty-plus years old, condition and updates vary home to home. The defining factors in value are the home and the association: the home condition and roof and systems age, the HOA fee and reserves, financing and insurance, and how a home prices against newer Brandon construction drive the real cost of ownership and resale.

Woodberry Homes For Sale

What your money buys in Woodberry.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Woodberry today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Project Home

Original or dated homes priced for updates, the lower-cost entry into the community for buyers who will renovate.

Lowest entry

The Updated Home

Homes with newer roofs and updated systems in good condition, the heart of the resale market here.

Most inventory

The Turnkey Home

Fully updated homes on the best lots, the homes that show best and hold value in an established community.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Project Home

Original or dated homes priced for updates, the lower-cost entry into the community for buyers who will renovate.

The Updated Home

Homes with newer roofs and updated systems in good condition, the heart of the resale market here.

The Turnkey Home

Fully updated homes on the best lots, the homes that show best and hold value in an established community.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Woodberry, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Woodberry is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Woodberry holds value.

Our read on the factors that protect resale here, and the one to manage.

Location within BrandonStrong

Established communityPositive

HOA and CDD postureConfirm per parcel

Home condition and systemsVerify per home

Flood read per lotVerify per address

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Woodberry

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

The pool and the mature streets sell the neighborhood. The deal is won or lost on the home condition, the HOA, and the comps.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.0B · Buy Score

Resale Strength7.0/10

Renovation Risk6.4/10

Location Efficiency7.2/10

Long-Term Defensibility6.6/10

Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Woodberry is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

The lot and the homesite are the scarce, durable asset here
A better-positioned lot holds value at resale
The homesite cannot be changed, the house can
Read the lot and the flood zone before the finishes
Condition and renovation level drive the number

In Woodberry, the part of your money the market protects is the lot, the position, and the condition of the home. Read the lot, the homesite, and the flood zone first, then price the condition and the renovation level against it.

The 15-Second Verdict

Woodberry in 15 seconds.

Best forBuyers who want an established Brandon home with a community pool on mature streets.

Biggest advantageA settled, deed-restricted community near the Selmon Expressway with a pool and playground.

Biggest riskAging-home condition, the HOA budget, and insurance on a twenty-plus-year-old home.

Sweet spotA well-kept home with a newer roof and updated systems in a sound HOA.

Avoid ifYou want new construction, no HOA, or a large amenity-dense master plan.

HOA, CDD & Fees

15-Second Take

HOA-maintained community pool and playground
Confirm the fee, reserves, and any assessment
Twenty-plus-year-old homes, read condition
Pull a real insurance quote on the roof age
Weigh resale against newer construction

A homeowners association fee applies and public sources describe the HOA maintaining a community pool and playground and common areas. Confirm the current fee, what it covers, the reserves, and any assessment. No CDD is described; verify per parcel.

Public sources describe the HOA maintaining a community pool, a playground, and common areas; confirm exactly what is included for a specific home.

Public sources describe a community pool and playground rather than a private club or golf; confirm the current amenity list with the association.

Run Your Numbers

Tools for a Woodberry buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxHillsborough County millage and the homestead picture.Rent vs buyThe breakeven on owning in Woodberry.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Woodberry

Price it to the condition, the updates, and the comps, not the Zestimate.

If you are selling in Woodberry, the right price comes from recent comparable sales matched to your home's condition and updates, the HOA, and the price of newer construction nearby, not an automated estimate. On an established home, condition and the comps set your number.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Woodberry, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Bloomingdale, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Woodberry home worth?

Get a no-obligation home value based on real comparable sales in Woodberry matched to your condition, lot, and view, 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 homes for sale in Woodberry on the map →
Or get your Woodberry home value & selling guide →

Real comps, not a Zestimate.

Woodberry Market Scorecard

Strong seller's market

Woodberry is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 79 days.

1.8

Months supply

$1,019,500

Median list

$847,500

Median sold

$313

Per sqft

Days on mkt

6/8/41

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Woodberry?

It is an established, deed-restricted single-residential community in Brandon, in the 33511 ZIP of eastern Hillsborough County.

When was Woodberry built?

Public sources describe the community dating to roughly 2001 with construction completed around 2004, so the homes are now twenty-plus years old.

What does the HOA cover?

Public sources describe the HOA maintaining a community pool and playground and common areas. Confirm the current fee and exactly what it covers.

Is there a CDD?

No CDD is described for Woodberry; confirm per parcel before you offer.

What should I check on a home here?

Read the roof age, the HVAC and systems, prior updates, and the condition, then pull a real insurance quote and read the HOA budget.

How does it compare to newer Brandon communities?

Woodberry offers mature streets and a settled feel versus the newer finishes and warranties of new construction; weigh condition and price against both.

How far is downtown Tampa?

Downtown Tampa is roughly twenty-five to thirty-five minutes by car via the Selmon Expressway, with Brandon's shopping eight to fifteen minutes away.

Is there a community pool?

Yes. Public sources describe a community pool and playground maintained by the HOA. Confirm current access and the fee.

Should I use the listing agent to buy here?

No. The listing agent works for the seller. Where the condition, the HOA, and the comps swing value, having your own representation is the highest-leverage decision you make.

The Verdict

Should you buy in Woodberry?

An honest fit check. We will tell you when it is not your community.

Buyers who want an established Brandon home with a community poolExcellent fit

Buyers who value mature streets and a settled neighborhoodExcellent fit

Value buyers comparing settled resale with newer constructionExcellent fit

Buyers who will read the HOA and the home conditionExcellent fit

Buyers who will pull a real insurance quote on the roof ageExcellent fit

Buyers who want brand-new construction with a builder warrantyProbably not

Anyone who wants a no-HOA, lowest-cost homeProbably not

Buyers unwilling to budget updates on an older homeProbably not

Buyers who want a large amenity-dense master planProbably not

Buyers who will not read the HOA budgetProbably not

Get the inside read on Woodberry

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Woodberry home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Woodberry specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Woodberry — what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

WoodberryBrandon Homes for Sale

The 60-Second Overview

Who Woodberry is best for.

Best for

Probably not for

How Woodberry is performing right now

Woodberry on the map.

How far is everything?

Nearby Communities

Schools

Hillsborough County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in Woodberry

Settled Brandon location anchors steady demand

Twenty-plus-year-old homes mean condition varies

HOA budget and insurance shape carrying cost

Resale competes with newer Brandon construction

Florida community-association costs tighten

The Woodberry buying strategy.

The full read, only if you want it.

What your money buys in Woodberry.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Woodberry holds value.

5 Mistakes Buyers Make in Woodberry

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Woodberry is different.

Which Lots & Views Hold Value Best

Woodberry in 15 seconds.

HOA, CDD & Fees

Tools for a Woodberry buy.

Price it to the condition, the updates, and the comps, not the Zestimate.

In Woodberry, condition and view decide your number

What is your Woodberry home worth?

Price History: What Homes Here Have Actually Sold For

Woodberry Market Scorecard

Frequently Asked Questions

Should you buy in Woodberry?

Get the inside read on Woodberry

You are all set.

Need to sell fast in Hillsborough County?

You just read the data. Now see what your home is worth.

Woodberry
Brandon Homes for Sale