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Brandon
Brandon is one of the most established and popular suburbs in the Tampa area, and it’s been a go-to choice for families and people relocating to Tampa for decades. Brandon is located in southeastern Hillsborough County, just about 15-20 minutes east of downtown Tampa, which makes it one of the closest suburbs with an easy commute into the city. The area has a population of around 115,000 people and it saw massive growth from the 1970s through 2000 when almost 60,000 new residents moved in drawn by new construction and affordability. Today, Brandon is still a popular area for families and military members from MacDill Air Force Base who want easy access to the base but can’t afford or don’t want to live in the city of Tampa proper. What sets Brandon apart is that it’s an established community with mature landscaping, well-established businesses, great shopping with Westfield Brandon Mall (now called Brandon Exchange), good schools, and a real sense of place. You’re getting suburban convenience without being way out in the new construction frontiers like Parrish or Wesley Chapel.
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Brandon sits right off I-75 and the Selmon Expressway, which are the main routes for commuting to Tampa. The location is really convenient – you’re 15-20 minutes from downtown Tampa, 25-35 minutes from Tampa International Airport, and close to MacDill Air Force Base. The Selmon Expressway is a paid toll road that connects Brandon directly to downtown Tampa, which a lot of commuters use daily.
Brandon is an unincorporated area of Hillsborough County, meaning it doesn’t have its own city government and is governed by the county. This means you’re paying Hillsborough County taxes rather than city of Tampa taxes, which can be slightly lower. The area has multiple zip codes (33508, 33509, 33510, 33511, 33578, 33584, 33594, and 33596) because it covers a pretty large geographic area with lots of different neighborhoods.
The community has mature infrastructure – the roads, schools, shopping centers, parks, and services have all been established for years. This is different from newer areas where everything is still being built out. Brandon feels like a real community with history and established roots, not just cookie-cutter new construction neighborhoods.
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The shopping and dining in Brandon is extensive and one of the major draws. Westfield Brandon (now Brandon Exchange after being sold in 2023) is a massive mall with over 140 stores and two dozen restaurants. The mall opened in 1995 and has been expanded multiple times. You’ve got department stores like JCPenney, Macy’s, Dillard’s, plus Dick’s Sporting Goods, an Apple Store, Sephora, and tons of clothing and specialty shops. The food court and restaurants include The Cheesecake Factory, P.F. Chang’s, California Pizza Kitchen, Red Robin, and more. It’s family-friendly with a large carousel and play areas for kids. The mall is a central hub for the community and draws people from surrounding areas too.
Beyond the mall, Brandon has shopping centers all along the main commercial corridors with everything you need – Costco, Total Wine, Lowe’s, Walmart, multiple Publix locations, Target, and countless restaurants covering every cuisine. You’re not lacking for shopping or dining options in Brandon.
For entertainment, you’ve got TopGolf which is super popular for groups and families. The TGH Ice Plex is the official practice facility for the Tampa Bay Lightning and offers ice skating, hockey, lessons, and events. Dave & Buster’s provides that sports bar arcade experience. Sky Zone is a trampoline park with dodgeball, basketball, foam pits, and climbing walls – great for burning energy with kids.
The outdoor recreation in and around Brandon is solid. Alafia River State Park is just south of Brandon with over 20 miles of mountain biking trails, hiking trails, and equestrian areas. Paul Sanders Park has playgrounds and short walking trails. Brandon Parkway Trail is a 3-mile loop around ponds with greenspace for jogging, strollers, and leashed pets. The Alafia River Scrub Preserve and Little Manatee River State Park are nearby for more extensive hiking and nature experiences.
Brandon highlights & amenities
The schools in Brandon are part of the Hillsborough County School District and generally get decent ratings. There are newer schools that have been built to serve the growing population, and the established schools have good reputations. Families often choose Brandon specifically because of the combination of good schools and affordability compared to areas like South Tampa.
Healthcare is well covered with two hospitals – HCA Florida Brandon Hospital and TGH Brandon – plus urgent care centers and doctor’s offices throughout the area. Medical care is readily accessible.
The neighborhoods in Brandon offer a lot of variety. Providence Lakes is popular because of the range of prices and housing types – you can find townhomes or single-family homes with up to 4 bedrooms. Sterling Ranch is conveniently located near Costco, Total Wine, Lowe’s, and Walmart with over 750 single-family homes in a deed-restricted community. Arbor Oaks is where you’ll find newer construction (2015-2018) with larger 3-6 bedroom homes, generous lots, and multi-car garages. The Sanctuary in Brandon features luxury homes from the high $700s to over $1 million for buyers wanting more upscale options.
The traffic around State Road 60 near the mall can get really congested, especially during rush hour and on weekends. The exits and main roads get backed up. That’s one of the downsides of Brandon being so developed and popular – the infrastructure can get overwhelmed during peak times.
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Brandon attracts a diverse demographic. You’ve got families with kids drawn by the schools and family-friendly neighborhoods. Military families from MacDill Air Force Base choose Brandon for the proximity and affordability. Young professionals who work in Tampa but want more space and value than they’d get living in the city. And you’ve got longtime residents who’ve been in Brandon for decades and raised their families there. It’s a real community with generational ties, not just a place people move through.
The real estate market in Brandon offers good value. The median home sales price was close to $395,000 in 2022 and has held relatively steady. You’ve got a wide range of housing options from townhomes in the low $300s to luxury single-family homes over $700,000. There are older ranch-style homes from the 70s and 80s, established single-family homes from the 90s and 2000s, and newer construction in communities like Arbor Oaks. The variety means there’s something for pretty much every budget and preference.
The market in Brandon stays relatively active because it’s an established desirable area. Inventory moves at a moderate pace – not as hot as the peak years but steady demand from families and buyers who recognize the value proposition. Brandon doesn’t have the same flash as brand new master-planned communities, but it offers something those areas don’t – maturity, established infrastructure, and a real sense of community.
If you’re considering Brandon, here’s what you need to know – you’re getting an established suburb with everything you need close by. The commute to Tampa is manageable. The schools are good. The shopping and dining are excellent. The neighborhoods range from affordable to upscale. The trade-offs are traffic congestion during peak times, less of the “newness” you’d find in areas like Riverview or Wesley Chapel, and you’re not close to the beaches (45 minutes to an hour). But for families who prioritize convenience, affordability, schools, and suburban amenities, Brandon has been a smart choice for decades and continues to be.
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