At a glance
| Typical home value | $400,900 (−0.1% in a year, Zillow, Aug 2026) |
|---|---|
| Location | South Lakeland, Polk County |
| One-year change | Down 0.1% (Zillow, August 2026) |
| Rank | Third-highest Zillow typical value among Lakeland neighborhoods, after Lake Hollingsworth and Beacon Hill |
| Home types | Varies by subdivision; check year built and lot size on each listing |
| HOA / CDD | Varies by subdivision; check the tax bill and HOA documents |
Lakeland Highlands at a glance
Lakeland Highlands is a broad area of south Lakeland made up of many separate subdivisions rather than one planned community. Some parcels are inside Lakeland city limits and some are in unincorporated Polk County. South Lakeland's housing is mostly single-family: in ZIP 33813, about 86% of units are single-family and 79% are owner-occupied.
Is Lakeland Highlands a good area to live?
On price stability, yes: Zillow's typical value of $400,940 in August 2026 was essentially flat on the year while Lakeland fell 1.3%, and the surrounding ZIPs 33812 and 33813 were the steadiest in the city. It suits buyers who want a single-family home, often on a larger lot, in an owner-occupied part of Lakeland.
You pay about 29% more than the citywide typical value of $309,954, and because it is not one development, rules and fees differ street by street. Check each subdivision's documents.
How Lakeland Highlands prices compare
Zillow's typical home value for Lakeland Highlands was $400,940 in August 2026. Among the Lakeland neighborhoods Zillow tracks, only Lake Hollingsworth ($478,781) and Beacon Hill ($435,768) were higher. The citywide figure was $309,954.
The more useful signal is stability. While Lakeland as a whole fell 1.3% over the year and several lower-priced neighborhoods fell more than 7%, Lakeland Highlands was essentially flat. The two south and southeast Lakeland ZIPs show the same pattern: 33813 was down 0.3% at $369,661 and 33812 down 0.2% at $373,323. In 33813, about 86% of housing units are single-family and 79% are owner-occupied, the kind of housing mix that has held value best in Lakeland this cycle.
See the Lakeland housing market page for the city trend and the Lakeland ZIP code guide for each ZIP.
Homes in and around Lakeland Highlands
Check the year built, lot size and any association on each listing, and compare it with recent closed sales in its own subdivision rather than the neighborhood figure.
Established subdivisions
Older subdivisions often have deed restrictions and little or no HOA. The Christina area off County Road 540A in 33813 dates from the early 1970s and is deed-restricted, with lake homes and a condo section.
Gated golf homes
Eaglebrooke Golf & Country Club in 33813 is a gated community of more than 600 homes opened in 1996 around a Ron Garl course, with lots from a quarter-acre to over five acres.
New construction in 33813
NewHomeSource listed Touchstone in September 2026, with Highland Homes plans from $297,900 and Ryan Homes plans from $279,990 to $317,990. Newer subdivisions may carry an HOA and a CDD. Our South Lakeland guide and Lakeland new construction guide cover these in more detail.
Living in Lakeland Highlands
Shops and dining
Most shopping is along the main south Lakeland roads, so plan on driving for errands.
Parks and outdoors
Circle B Bar Reserve, a 1,267-acre nature preserve, is in the Lakeland area; check the drive from your street.
Schools
Use the Polk County Public Schools Zone Finder for the exact address, since attendance zones do not follow neighborhood names.
Getting around
The Polk Parkway (SR 570), a tolled beltway, connects south Lakeland to I-4 at both ends.
Costs: HOA, CDD, tax and flood
HOA, deed restrictions and CDD
Older subdivisions may have deed restrictions but little or no HOA, while newer ones may have an HOA and a CDD. Read the non-ad valorem section of the current tax bill.
Property tax
City and county parcels pay different millage. File for the homestead exemption, worth up to $50,000 off taxable value, by March 1 if it will be your permanent home. See Polk County property tax.
Flood and insurance
Check the FEMA Flood Map Service Center, especially near lakes and ponds, and get an insurance quote during your inspection period.
Pros and cons of Lakeland Highlands
Pros
- Values essentially flat while the city fell.
- Mostly owner-occupied single-family housing, often on larger lots.
- Choice of older deed-restricted areas, gated golf and new construction.
Cons
- About 29% above the citywide typical value.
- City or county status, fees and rules vary by parcel.
- Car-dependent for most errands.
What to check before you buy
- City or county. Look up the parcel on the Polk County Property Appraiser site to see whether it is inside Lakeland city limits or in unincorporated Polk County. Millage, utilities and trash service can differ.
- HOA, deed restrictions and CDD. Older subdivisions may have deed restrictions but little or no HOA, while newer ones may have an HOA and a CDD. Read the non-ad valorem section of the current tax bill.
- Well and septic. On larger or older lots, ask whether the home uses a private well or septic system and request service records.
- Flood zone and drainage. Check the flood map and ask about drainage on low lots or near lakes and ponds.
- Schools. Use the Polk County Public Schools School Zone Search for the exact address, since attendance zones do not follow neighborhood names.
- Roof and insurance. Get an insurance quote during your inspection period. See our Florida home inspection checklist.
Common questions
How much are homes in Lakeland Highlands?+
Zillow's typical home value for Lakeland Highlands was $400,940 in August 2026, down 0.1% from a year earlier. That is about 29% above the Lakeland citywide figure of $309,954 and the third-highest among the Lakeland neighborhoods Zillow tracks. Prices vary by subdivision and lot size, so compare recent nearby sales.
Is Lakeland Highlands inside the City of Lakeland?+
Not necessarily. Lakeland Highlands is a broad area of south Lakeland, and parcels with a Lakeland address may be inside city limits or in unincorporated Polk County. Check the specific parcel on the Polk County Property Appraiser site, since it affects your millage and some services.
Do homes in Lakeland Highlands have HOA or CDD fees?+
It depends on the subdivision. Some older areas have deed restrictions with little or no HOA, while newer subdivisions may have an HOA and, in some cases, a CDD. Check the current tax bill for non-ad valorem assessments and ask the seller for any association documents.
What ZIP codes are near Lakeland Highlands?+
Lakeland Highlands is in south Lakeland, where the main ZIP codes are 33813 and 33812. In August 2026, Zillow's typical home value was $369,661 in 33813 and $373,323 in 33812, both down less than half a percent on the year. Confirm the ZIP and city or county status for a parcel on the Polk County Property Appraiser site.
Are there new homes in Lakeland Highlands?+
New construction in south Lakeland's 33813 ZIP includes Touchstone, where NewHomeSource listed Highland Homes plans from $297,900 and Ryan Homes plans from $279,990 in September 2026. Ask each builder about CDD and HOA fees, and confirm whether the lot is inside Lakeland city limits.
Sources
- Zillow Research: neighborhood and ZIP Home Value Index, August 2026
- Zip-Codes.com: ZIP Code 33813 profile
- Lakeland Florida Living: Eaglebrooke Golf & Country Club
- Lakeland Florida Living: Christina community
- Polk County Property Appraiser
- Polk County Public Schools: School Zone Search
- NewHomeSource: New home communities in Lakeland, FL (September 2026 listings)
- Polk County Public Schools: Enroll (Zone Finder and registration steps)
- Florida Statutes 196.011: Annual application for exemption (March 1)
- Florida Department of Revenue: Property tax exemptions
- FEMA Flood Map Service Center
- Wikipedia: Lakeland, Florida
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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