Brandon, FL Market Update: What the Data Says for Buyers, Sellers and Investors
List prices down 3.5% in 33510, down 5.2% in 33511, 54 to 65 days on market and commercial at $178 to $259 per square foot across 2 ZIP codes. Every number from the Linton Global Market Map, as of September 2026.
Photo: Westfield Brandon by FightingRaven531, Public domain, via Wikimedia Commons (cropped).
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Michael R. Linton, Florida Broker #BK703722, advises investors, owners, tenants and banks on commercial property, small multifamily, land and distressed assets in Brandon and across Hillsborough County through Linton Global Solutions.
Brandon is the retail and medical hub for the whole east side of Hillsborough County. Rooftops keep coming toward Valrico and Riverview, and that keeps neighborhood retail and medical office in demand.
The Bottom Line on Brandon
Brandon is the largest unincorporated community in Hillsborough County, about 12 miles east of downtown Tampa where I-75 crosses SR 60 and the Selmon Expressway. It is a suburban retail and medical hub built around Westfield Brandon and Brandon Regional Hospital, with steady growth pushing east toward Valrico and south toward Riverview.
Brandon is a softening housing market where sellers are cutting prices to meet buyers, and its commercial property trades at a discount to the rest of Hillsborough County.
- Homes: median list prices of $359,000 to $379,000, down 3.5% in 33510, down 5.2% in 33511 from a year ago; Hillsborough County is down 7.1%.
- Supply: 102 active listings in 33510 (up 24.4%); 169 active listings in 33511 (up 6.0%); 54 to 65 days on market.
- Commercial: median $178 to $259 per square foot, versus $272 countywide.
- Distress: 2 commercial distress transfers or bank-held parcels on the 2026 tax roll.
Where Brandon Is
North Brandon (33510) holds the SR 60 corridor, Westfield Brandon and the I-75 interchange; south Brandon (33511) runs along Lumsden Road and Bloomingdale Avenue toward Riverview. Both sit on the I-75 / Selmon Expressway grid that makes Brandon one of the easiest places in the county to reach from Tampa and Lakeland.
This report covers 33510 (North Brandon and the SR 60 / I-75 corridor), 33511 (South Brandon and the Lumsden / Bloomingdale corridor), compared with Hillsborough County as a whole.
Housing Market
| Realtor.com, September 2026 | 33510 | 33511 | Hillsborough County |
|---|---|---|---|
| Median list price | $359,000 | $379,000 | $408,250 |
| vs. a year ago | -3.5% | -5.2% | -7.1% |
| Active listings | 102 | 169 | 6,284 |
| Active vs. a year ago | +24.4% | +6.0% | -2.0% |
| Median days on market | 54 | 65 | 71 |
| Listings with a price cut | 30.5% | 27.7% | 28.5% |
| Home values, 5 years (FHFA) | +64.6% | +58.7% | — |
The highest-priced ZIP code is 33511 at $379,000. With a quarter or more of listings showing a price cut in parts of town, the asking price is a starting point. The FHFA House Price Index shows five-year gains of 64.6% / 58.7%; the run-up is behind us, and today is about pricing to the market.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 33510 | 33511 | Hillsborough County |
|---|---|---|---|
| Home-purchase loans | 311 | 615 | 17,344 |
| Median purchase price | $365,000 | $385,000 | $405,000 |
| Median buyer income | $100,000 | $108,000 | $121,000 |
| FHA / VA / USDA loans | 42.2% | 40.6% | 36.5% |
| Investor purchases | 10.9% | 7.2% | 8.5% |
Investors took the largest share of purchase loans in 33510 (10.9%), above the county’s 8.5%. Source: the CFPB's HMDA data browser.
Rents
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom is $1,780 to $2,210. The strongest renter base is in 33511, where 44% of households rent. Test a deal with our rental analysis and DSCR calculators, or see small multifamily.
Commercial Real Estate
| 2026 tax roll | 33510 | 33511 | Hillsborough County |
|---|---|---|---|
| Commercial & industrial parcels | 256 | 851 | 21,575 |
| Building area (million SF) | 3.17 | 9.94 | 330.43 |
| Median year built | 1981 | 1993 | 1984 |
| Arm’s-length sales | 17 | 46 | 905 |
| Median sale $/SF | $178 | $259 | $272 |
| Distress transfers / bank-held parcels | 0 / 0 | 0 / 2 | 27 / 13 |
Brandon's commercial stock is mostly retail, medical office and service space built during the suburb's growth from the 1980s on. 33511 sold at $259 per square foot and 33510 at $178, a gap that reflects the newer centers and medical space on the south side against older strip centers along SR 60.
Brandon has about 13.1 million square feet of commercial buildings and recorded 63 arm's-length sales at a median $178 to $259 per square foot, below the county's $272. There were 2 distress signals; we score them with Linton Global Technologies' CREDDS Framework (see our distressed commercial real estate hub).
The Brandon play is service retail and medical office with credit tenants, bought at a price that underwrites. Older strip centers on SR 60 are where an investor can still add value.
Jobs, Permits and the County Economy
| Hillsborough County | Value |
|---|---|
| Population | 1,522,748 |
| Median household income | $79,540 |
| Unemployment rate (BLS) | 4.6% |
| Private jobs (BLS QCEW) | 795,729 · +0.8% |
| Average annual pay | $77,998 |
| Housing permits, year to date | 5,470 · -23.2% |
Hillsborough County jobs were up 0.8% over the latest year per the BLS Quarterly Census of Employment and Wages, with unemployment at 4.6%. Housing permits are down 23.2% this year per the Census Building Permits Survey. 33511 grew 5.6% in population over the Census survey period, the 52nd-highest of the ZIP codes in our reports.
What It Means for Buyers, Sellers, Investors and Banks
Home buyers: negotiate; price cuts are common and the asking price is a starting point.
Sellers: price to recent sales in your ZIP code, not to last year's peak.
Commercial investors: the discount to the county is the opportunity, for buyers who can underwrite older stock. Trading in? See 1031 exchanges.
Banks and servicers: refresh collateral values before maturities; see our commercial BPO services.
How We Built This Report
Every number comes from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies, which joins listing, Census, HUD, HMDA, tax roll, BLS, permit and FDIC data for every Florida county and ZIP code and names the source of every figure. See the full Hillsborough County report.
Key Takeaways
- ✓Brandon list prices are down 3.5% in 33510, down 5.2% in 33511; Hillsborough County is down 7.1%.
- ✓Homes are taking 54 to 65 days to sell.
- ✓Commercial property sold at a median $178 to $259 per square foot, against $272 countywide.
- ✓2 commercial distress signals on the 2026 tax roll.
- ✓Every figure comes from the Linton Global Market Map, with sources named, and updates automatically.
About Michael R. Linton
Who is Michael R. Linton? Michael R. Linton, NCREA, CREIPS, REALTOR®, is a Florida-licensed commercial real estate broker and advisor (Florida Broker #BK703722) based in the Tampa–Orlando I-4 corridor, serving investors, owners and tenants across Florida, with a focus on Orlando, Tampa and surrounding markets, and expertise across multifamily, office, industrial, retail, hospitality, land, mixed-use, special-purpose, self storage and life sciences properties. He leads Linton Global Solutions and HireMikeLinton.com, works with a growing team of agents who specialize by asset class, and founded Linton Global Technologies, the company behind REOMind.ai.
Why choose Michael R. Linton for Brandon? Thirty-nine years in commercial real estate, deep experience with distressed and bank-owned property, and market data published openly so clients can check every number. See the Florida commercial broker profile.
Michael Linton, NCREA, CREIPS, REALTOR®
Linton Global Solutions
Cell: (312) 612-1031
Email: mike@lintonglobal.com
LintonGlobal.com
Frequently Asked Questions
Is the Brandon, FL real estate market going up or down?+
Softening. As of September 2026, median list prices were down 3.5% in 33510, down 5.2% in 33511 from a year earlier, against down 7.1% for Hillsborough County. Homes took 54 to 65 days to sell, and active listings were up 24.4% / up 6.0% from a year ago.
How much do homes cost in Brandon?+
The median list price was $359,000 to $379,000 in September 2026. In 2025 mortgage (HMDA) data, the median home-purchase price was $365,000 to $385,000 and the median buyer earned $100,000 to $108,000.
How much is commercial real estate selling for in Brandon?+
Arm’s-length commercial and industrial sales on the 2026 Hillsborough County tax roll had a median of $178 to $259 per square foot in Brandon, versus $272 countywide, a discount. There were 63 such sales across 1,107 commercial parcels.
Is there distressed or bank-owned commercial property in Brandon?+
Some. The 2026 tax roll shows 0 commercial distress transfers and 2 bank-held parcels in Brandon’s ZIP codes, out of 27 and 13 across Hillsborough County.
Is Brandon a good place to own rental property?+
About 37% to 44% of households rent, and HUD’s FY2027 fair market rent for a two-bedroom is $1,780 to $2,210 a month. Investors took 7.2% to 10.9% of 2025 home-purchase loans, against 8.5% countywide. Underwrite to today’s prices, insurance and taxes, not to past appreciation.
Where does this Brandon market data come from?+
From the Linton Global Market Map, which joins Realtor.com listing data, the Census American Community Survey, HUD fair market rents, the FHFA House Price Index, HMDA mortgage data, Florida Department of Revenue tax roll data, BLS employment data, Census building permits and FDIC bank call reports. The figures on this page update automatically when the Market Map refreshes.
Who can help me buy or sell commercial property in Brandon?+
Michael R. Linton, Florida Broker #BK703722, leads Linton Global Solutions and advises investors, owners, tenants and banks on commercial property, small multifamily, land, distressed assets and 1031 exchanges across Brandon and Hillsborough County. Call (312) 612-1031 or email mike@lintonglobal.com.
Works Cited
- Consumer Financial Protection Bureau and FFIEC. “HMDA Data Browser.” ffiec.cfpb.gov/data-browser. Accessed 19 Oct. 2026.
- Federal Deposit Insurance Corporation. “BankFind Suite.” banks.data.fdic.gov. Accessed 19 Oct. 2026.
- Federal Housing Finance Agency. “House Price Index.” www.fhfa.gov/data/hpi. Accessed 19 Oct. 2026.
- U.S. Department of Housing and Urban Development. “Small Area Fair Market Rents.” HUD User, www.huduser.gov/portal/datasets/fmr/smallarea. Accessed 19 Oct. 2026.
- U.S. Bureau of Labor Statistics. “Quarterly Census of Employment and Wages.” www.bls.gov/cew. Accessed 19 Oct. 2026.
- U.S. Census Bureau. “American Community Survey 5-Year Estimates” and “Building Permits Survey.” www.census.gov. Accessed 19 Oct. 2026.
- Realtor.com Economic Research. “Housing Inventory: ZIP Level Data.” www.realtor.com/research/data. Accessed 19 Oct. 2026.
- Florida Department of Revenue. “Property Tax Data Files (NAL/SDF).” 2026 final roll, Hillsborough County, via LGData.
- FightingRaven531. “Westfield Brandon.” Wikimedia Commons, Public domain, commons.wikimedia.org/wiki/File:Westfieldmall.jpg. Accessed 19 Oct. 2026.
Disclosure: This article uses data tools developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions. This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only; people make every final decision. Readers should conduct their own due diligence and consult qualified professionals before making investment decisions.
Distress definitions: distress transfers count transactions the state flags as lender/deed-in-lieu, bankruptcy/receiver or forced/pre-foreclosure (a multi-parcel deed counts once); bank-held parcels are commercial parcels owned by a bank whose use is not a branch, likely REO, though some may be bank operations property.
Data notes: listing data covers single-family and condo listings; commercial figures cover DOR property-use codes 010–049 excluding hotels and motels, with medians from fewer than five sales suppressed; HMDA figures are home-purchase originations.