At a glance
| Main ZIPs | 33803, 33811, 33812 and 33813 |
|---|---|
| Typical values (Zillow, Aug 2026) | 33812: $373,323; 33813: $369,661; 33811: $333,434; 33803: $287,345 |
| Housing mix | 33813: about 86% single-family, 79% owner-occupied |
| Example communities | Eaglebrooke, Christina, Grasslands, Lakeland Highlands |
| 55+ options | Colonnades, Heritage Landings at Lakes at Laurel Highlands |
| HOA / CDD | Varies by community; check each parcel's tax bill |
South Lakeland at a glance
"South Lakeland" is a local description, not an official boundary. In listings it usually means the area south of downtown and Lake Hollingsworth. By ZIP, the core is 33813 (south) and 33812 (southeast), with 33803 just south of downtown and 33811 to the southwest. A Lakeland address here may be in unincorporated Polk County rather than the city, so check each parcel.
The housing is mostly single-family and owner-occupied. In 33813, about 86% of housing units are single-family and 79% are owner-occupied; in 33812 the figures are about 83% and 79%. That is very different from central and west Lakeland, where attached and multifamily housing makes up a much larger share.
Is South Lakeland a good area to live?
If you want an owner-occupied, single-family area whose values have held up, South Lakeland is the part of the city that fits best on the numbers. Its core ZIPs, 33812 and 33813, were nearly flat over the year to August 2026 while Lakeland fell 1.3%, and they are the highest-value delivery ZIPs in the city.
The costs are a higher entry price than central Lakeland and a heavier reliance on driving. Many homes also sit in unincorporated Polk County, which changes your tax rate and some services.
South Lakeland home values
Zillow's August 2026 typical values put South Lakeland at the top of the city:
| Area | Typical value | 1-year change |
|---|---|---|
| ZIP 33812 | $373,323 | -0.2% |
| ZIP 33813 | $369,661 | -0.3% |
| ZIP 33811 | $333,434 | -2.1% |
| ZIP 33803 | $287,345 | -1.9% |
| Lakeland Highlands (neighborhood) | $400,940 | -0.1% |
| Lakeland (city) | $309,954 | -1.3% |
The south and southeast ZIPs held their value better than any other part of Lakeland over the year. See the Lakeland ZIP code guide and the Lakeland housing market page for context.
Communities in South Lakeland
Eaglebrooke Golf & Country Club (33813)
A gated community of more than 600 homes on over 400 acres, opened in 1996, with an 18-hole Ron Garl course and 14 sub-communities.
Christina (33813)
Off County Road 540A, first built in the early 1970s and deed-restricted, with lake homes, executive homes and The Bluffs of Christina condos.
Grasslands (33803)
A gated golf community of 18 neighborhoods with condos, villas and custom homes.
Lakeland Highlands
A broad area of subdivisions with a Zillow typical value of $400,940.
New-home communities
NewHomeSource listed several south and southwest Lakeland communities in September 2026: Touchstone in 33813 (Highland Homes from $297,900; Ryan Homes from $279,990), Hawthorne Ranch in 33811 (Pulte from $322,990; M/I Homes from $371,990; D.R. Horton's Summerlin at Hawthorne Ranch from $298,990) and Lakeside Preserve in 33811 (Ryan Homes from $282,990; Highland Homes from $335,900). See new construction in Lakeland.
55+ options
Colonnades, a gated community of 360 homes built from 1985 to 1994, and Heritage Landings at Lakes at Laurel Highlands, 65 homes built from 2017 to 2020 off Airport Road. See 55+ communities in Lakeland.
Living in South Lakeland
Shops and dining
South Florida Avenue is the main commercial corridor running south from downtown. Most errands mean a drive.
Parks and outdoors
Circle B Bar Reserve, a 1,267-acre preserve, is in the Lakeland area, and golf is central to Eaglebrooke and Grasslands.
Schools
Use the Polk County Public Schools Zone Finder for the exact address.
Getting around
The Polk Parkway (SR 570), a tolled beltway, links south Lakeland to I-4 at both ends. Citrus Connection runs local buses.
Costs: HOA, CDD, tax and flood
Association fees
Golf communities may have a master association, a neighborhood association and separate club dues. Deed-restricted areas may have no HOA at all.
CDD assessments
Newer subdivisions, such as those in Hawthorne Ranch or Lakeside Preserve, may carry CDD assessments on the tax bill. Lakeside Preserve's CDD, for example, charges debt service and operations assessments.
Property tax and flood
City and county parcels pay different millage; file for homestead by March 1 if it will be your permanent home. See Polk County property tax. Check lake and pond lots on the FEMA Flood Map Service Center.
Pros and cons of South Lakeland
Pros
- Lakeland's highest-value, steadiest ZIPs.
- Mostly single-family, owner-occupied housing.
- Choice of gated golf, lake, 55+ and new-construction communities.
Cons
- Higher entry prices than central and north Lakeland.
- Car-dependent for most errands.
- Fees and rules change community by community.
What to check before you buy in South Lakeland
- City or county. Confirm the taxing authority on the Polk County Property Appraiser record.
- Association layers. Golf communities may have a master association, a neighborhood association and separate club dues. Ask for each budget.
- Deed restrictions. Older areas such as Christina are deed-restricted. Read the restrictions before planning a pool, fence or outbuilding.
- CDD. Newer subdivisions may carry CDD assessments. Check the tax bill.
- Schools. Use the Polk County Public Schools School Zone Search for the exact address.
- Flood zone. Check the flood map and drainage, especially for lots on lakes or ponds.
Common questions
What ZIP codes are in South Lakeland?+
South Lakeland mainly covers ZIP codes 33813 and 33812, with 33803 just south of downtown and 33811 to the southwest. In August 2026, Zillow's typical home value was $373,323 in 33812 and $369,661 in 33813, the highest among Lakeland's main delivery ZIPs.
Is South Lakeland expensive?+
It is Lakeland's highest-priced area, but still below Tampa-area suburbs such as Valrico ($414,955) and Lutz ($488,064). Zillow's typical values in August 2026 were about $370,000 in 33812 and 33813 and $400,940 in the Lakeland Highlands neighborhood, against $309,954 for Lakeland overall. Gated golf and lakefront homes can sit above those figures.
What gated communities are in South Lakeland?+
Examples include Eaglebrooke Golf & Country Club in 33813, a gated community of more than 600 homes around a Ron Garl course, and Grasslands in 33803, a gated golf community of 18 neighborhoods. Colonnades is a gated 55+ community in south Lakeland.
Are there 55+ communities in South Lakeland?+
Yes. A local brokerage guide from April 2026 lists Colonnades, a gated community of 360 homes built from 1985 to 1994 with a 15,000-square-foot clubhouse, and Heritage Landings at Lakes at Laurel Highlands, 65 homes built from 2017 to 2020 off Airport Road with fees reported at about $244 a month.
Are there new construction homes in South Lakeland?+
Yes. In September 2026, NewHomeSource listed Touchstone in 33813 with plans from about $279,990, Hawthorne Ranch in 33811 with Pulte, M/I Homes and D.R. Horton, and Lakeside Preserve in 33811 with Ryan Homes and Highland Homes. Several newer communities carry CDD assessments, so ask for the figures on your lot.
Sources
- Zillow Research: ZIP and neighborhood Home Value Index, August 2026
- Zip-Codes.com: ZIP Code 33813 profile
- Zip-Codes.com: ZIP Code 33812 profile
- Lakeland Florida Living: Eaglebrooke Golf & Country Club
- Lakeland Florida Living: Christina community
- Lakeland Florida Living: Grasslands
- Sunset Living Realty: 55+ communities in Lakeland (April 2026)
- 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)
- FEMA Flood Map Service Center
- Citrus Connection (Lakeland Area Mass Transit District)
- Wikipedia: Lakeland, Florida
- Lakeside Preserve CDD: official site
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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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