Brandon today
What this means
Twelve month change in Brandon: −0.4%, essentially flat, now 5.6% below the Apr 2024 peak.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Brandon | vs Hillsborough County | vs Florida | |
|---|---|---|---|
| Population | 119,767 (Census survey) | ||
| Median home value | $339,000 | 9% lower | 6% lower |
| Median gross rent | $1,784 | 7% higher | 7% higher |
| Median household income | $79,685 | about the same | 7% higher |
| Owner occupied homes | 56.2% | -5.3 pts | -11.4 pts |
| Residents 65 and older | 14.4% | -0.6 pts | -6.9 pts |
| Average commute (minutes) | 28 | 1% lower | 1% higher |
| Homes built 2010 or later | 14.1% | -4.5 pts | -0.1 pts |
| Median property tax paid | $2,397 | 20% lower | 12% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Brandon
Unincorporated Hillsborough community about 11 miles east of downtown Tampa, a farm town turned commuter suburb.
There is no city hall here: Brandon is a Census designated place, and Hillsborough County sets the rules.
Known for: Hillsborough County Fairgrounds; Westfield Brandon area retail
Development and roads: Growth accelerated after Interstate 75 opened through the area in 1986.
Compared with Hillsborough County as a whole, more of the housing is in apartment and condo buildings (32.2% vs 23%); fewer homes are owner occupied (56.2% vs 61.5%); housing is older (14.1% built since 2010 vs 18.6%) and the Census median rent is $1,784, above the county's $1,667.
Cities with similar prices and rents: Town 'n' Country ($337,100, $1,734), Palm Coast ($350,800, $1,782), Buenaventura Lakes ($327,500, $1,806).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Hillsborough County grew 7.8% from 2020 to 2025.
The typical home here was built around 1993. The housing mix is 54.1% detached houses and 32.2% larger buildings. Average household size is 2.55.
Out of state arrivals: 2.5% of residents a year, versus 3.2% countywide.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,525 a year |
| Coastal county | check flood zone and elevation per address |
11.6% of homes are in buildings of 20 or more units; condo reserves and inspections decide financing. Condo financing
Flood, storms and jobs
As an unincorporated area, Brandon uses Hillsborough County flood rules (CRS class 4, 30% off high risk premiums). Countywide, 12.7% of homes sit in a FEMA high risk zone; the Hillsborough County guide has the full flood, storm and jobs picture.
Buying a home in Brandon
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $339,000 |
Price to income: 4.2x, compared with 4.7x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: the Brandon median of $339,000 fits under the $541,287 limit.
- VA: veterans are 8.2% of adults.
Investing in Brandon
Long term rentals
| Brandon | vs Hillsborough County | |
|---|---|---|
| Renter occupied homes | 43.8% | +5.3 pts |
| Rental vacancy | 8.1% | +1.7 pts |
| Rent as share of renter income | 33.4% | -0.5 pts |
Short term rentals
0.6% of homes are held for seasonal or vacation use (Hillsborough County 1.6%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 54.1% |
| Buildings with 5+ units | 32.2% |
| Manufactured homes | 1.1% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.