Angus Valley
Homes for Sale in Wesley Chapel, FL
All 673 homes for sale in Wesley Chapel, FL · median $439,000 · 84 homes for sale in 33544 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 25 recorded sales closed at a median of $265,000, $167 per square foot, a median 18 days on market, sellers accepting 96% of original asking (+1% versus the prior year). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $4,280 ($3,630 with the full homestead exemption).
| Location | Wesley Chapel, Pasco County, FL · ZIP 33544, 34638 |
|---|---|
| Homes in the community | 860 (FL DOR 2025 assessment roll) |
| Years built | 1956–2024 (median 1991.0) |
| Typical living area | 1,512 sq ft (median) |
| Sale prices, last 12 months | $265,000 median across 25 closed sales · $167 per sq ft · +1.0% vs the prior 12 months |
| Days on market (closed sales) | 18 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 61% |
| Zoned public schools | Pasco County Public Schools (verify by address); Confirm zoned elementary, middle, and high; Magnet and choice options may apply |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “angus valley unit 3 key facts,” movewithmomentum.com/neighborhoods/angus-valley-wesley-chapel, data as of September 20, 2026.
Angus Valley right now
🟡 Still climbing. The trailing-12-month median ($265K) is up 1.0% from the prior 12 months ($262K) and up 431% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: High (25 and 17 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 26, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside angus valley unit 3 right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Angus Valley market snapshot (as of September 20, 2026): the median sale price is about $265K ($167 per sq ft over the trailing 12 months of closed sales), and a median 18 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months and up 431% since 2012, computed from record-level Stellar MLS closed sales (25 closings in the current window).
In ZIP 33544 (Wesley Chapel), 985 homes closed in the last 12 months at a median of $449K ($194/sq ft), up 5.8% year over year, with a median 46 days on market. Right now 102 active and 34 pending listings put supply at about 4.2 months - a balanced market. See the live ZIP 33544 housing market and the Pasco County market.
County records show 63 qualified sales in angus valley across 2024 - 2025 (43 in 2024, 20 in 2025), median $228,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Angus Valley is a community of 860 homes in Wesley Chapel, Pasco County, built between 1956 and 2024 (median 1991.0), with a median living area of about 1,512 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($265K) IS the median in the snapshot above, and the move from 2025 ($262K) IS the +1.0% one-year change.
Windows contain 1 to 36 sales each (25 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Deemed reliable but not guaranteed.
30% of homes for sale in ZIP 33544 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Angus Valley Market Scorecard
Angus Valley is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in angus valley unit 3, Wesley Chapel
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Schools
- Pasco County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Pasco County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Angus Valley listings and can change; always confirm with Pasco County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Angus Valley address.
Recent Developments in Angus Valley
Development, infrastructure, retail, and school activity affecting Angus Valley, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Pomelo Square mixed-use community advances in Wesley Chapel
Ryan Cos. and PulteGroup are advancing Pomelo Square, a mixed use development at the northeast corner of Old Pasco Road and Overpass Road in Wesley Chapel. Plans call for 415 residential units made up of 325 apartments and 90 townhomes, about 42,000 square feet of retail, and a hotel pad. Completion is targeted for the first quarter of 2028.
What it may mean for the marketAdds a mixed use community of apartments and townhomes with retail space and a hotel pad, expanding housing and commercial supply in a growing Pasco County corridor. The project is about 3 miles east of Angus Valley, elsewhere in Pasco County.
Source: Florida YIMBY - April 2026Development
New mixed-use development planned on State Road 52 in central Pasco
A mixed-use development planned on State Road 52 in central Pasco County, next to Pilot Country Airport, would add 108 single-family homes, about 175,000 square feet of commercial and retail space, and a 120-room hotel, with completion expected around 2030.
What it may mean for the marketA new mixed-use community adds housing, retail, and lodging along the State Road 52 corridor in central Pasco, the kind of growth that can shape demand and pricing for nearby communities. The site is about 6 miles west of Angus Valley.
Source: Tampa Bay Times - January 2026Development
Moffitt Cancer Center opens flagship outpatient center at its new Speros FL campus in Pasco
Moffitt Cancer Center held the grand opening of its flagship outpatient cancer center in January 2026 at Speros FL, its large new campus on State Road 52 in Pasco County. The campus is planned as a long-term life sciences and medical hub expected to bring substantial employment to the area.
What it may mean for the marketA large new medical and life sciences campus is a long-term employment anchor for central Pasco, a structural demand driver for housing in the surrounding area. The site is about 9 miles west of Angus Valley.
Source: WUSF - January 2026Development
Flagship breaks ground on 46,000-square-foot Wiregrass Ranch Medical Pavilion in Wesley Chapel
Flagship Healthcare Properties broke ground in January 2026 on a 46,000-square-foot medical pavilion at Wiregrass Ranch in Wesley Chapel, adding outpatient medical space to the growing State Road 56 corridor.
What it may mean for the marketAdded outpatient medical space along the State Road 56 corridor deepens healthcare access and professional employment in Wesley Chapel, an amenity factor that can support nearby housing demand. The site is about 4 miles south of Angus Valley.
Source: HCO News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Angus Valley buying strategy.
If we were buying in Angus Valley today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Angus Valley.
A closer look at the Angus Valley market
At a median of $167 per square foot, Angus Valley prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 1% year over year. Homes that do trade take a median 18 days on market, useful leverage on any listing that has lingered.
The housing stock is 860 homes built between 1956 and 2024, and 61% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Angus Valley. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Angus Valley buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (7.4). Basis: Long-Term Appreciation +431% since 2012; Recent Direction +1.0% year-over-year; Owner Commitment 61% owner-occupied; Pricing Power 95.7% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Angus Valley buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Angus Valley sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Angus Valley, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Angus Valley home worth?
Get a no-obligation home value based on real comparable sales in Angus Valley, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Wesley Chapel →
Frequently Asked Questions
What is the median home price in Angus Valley?
How long do homes in Angus Valley take to sell?
How many homes are in Angus Valley?
What share of Angus Valley is owner-occupied?
When were the homes in Angus Valley built?
Have Angus Valley home prices gone up?
What schools serve Angus Valley?
Who is the best real estate agent for Angus Valley?
How do I find a top Wesley Chapel real estate agent who knows Angus Valley?
Can Momentum Realty connect me with an agent for Angus Valley?
Where is Angus Valley, and what county is it in?
Is Angus Valley a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: June 24, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (22 streets, ZIP 33544/34638)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (216 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how angus valley unit 3 fits the bigger picture — live prices, inventory, and Momentum Scores:
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