Chapman Manors
Homes for Sale in Lutz, FL
All 280 homes for sale in Lutz, FL · median $525,000 · 58 homes for sale in 33549 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of October 2026, Chapman Manors in Lutz, FL has 4 homes for sale and 4 pending, asking from $480,000 to $850,000 (median $657,500). Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $516,000, $221 per square foot, a median 108 days on market, sellers accepting 92% of original asking (-22% versus the prior year). Homes listed or recently sold were built 1988 - 1994; 17 of 18 report an HOA (median $140/mo); none of the 18 geocoded homes sit in a FEMA special flood hazard zone (median elevation 62 ft). At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $8,120 ($7,490 with the full homestead exemption).
Last 30 days in Chapman Manors: 3 new listings (median asking $729,999), 4 under contract right now, 2 closed sales (median $575,000). As of October 17, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Homes For Sale Right Now in Chapman Manors
Live MLS inventory for Chapman Manors. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 21 daysTop listing
Active · 1 days
Active · 12 days
Active · 53 days
Pending · 5 days
Pending · 7 days
Pending · 84 days
Pending · 35 daysActive and pending Chapman Manors listings as of 2026-10-17, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Tap any home to ask about it.
Chapman Manors right now
🟡 Balanced market. 6.0 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 20, 2026. Confidence: Medium (6 active and pending listings, 7 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($516K) is down 22.4% from the prior 12 months ($665K) and up 129% since 2012. With about 5 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: Low (7 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Chapman Manors market snapshot (as of September 20, 2026): the median sale price is about $516K ($221 per sq ft over the trailing 12 months of closed sales), a median 108 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 22% from the prior 12 months and up 129% since 2012, computed from record-level Stellar MLS closed sales (7 closings in the current window).
In ZIP 33549 (Lutz), 138 homes closed in the last 12 months at a median of $385K ($234/sq ft), down 2.4% year over year, with a median 50 days on market. Right now 23 active and 6 pending listings put supply at about 3.6 months - a balanced market. See the live ZIP 33549 housing market and the Hillsborough County market.
County records show 8 qualified sales in Chapman Manors across 2024 - 2025 (4 in 2024, 4 in 2025), median $575,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Chapman Manors is a community of 160 homes in Lutz, Hillsborough County, built between 1988 and 2000 (median 1991.0), with a median living area of about 2,717 square feet. 89% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Chapman Manors. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Chapman ManorsChapman ManorsChapman ManorsChapman ManorsChapman ManorsChapman ManorsChapman ManorsChapman ManorsPhotos from Stellar MLS listings in Chapman Manors; content deemed reliable but not guaranteed.
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 ($516K) IS the median in the snapshot above, and the move from 2025 ($665K) IS the -22.4% one-year change.
Windows contain 0 to 14 sales each (7 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 2006 through 2026. Deemed reliable but not guaranteed.
23% of homes for sale in ZIP 33549 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 (2026-10-18).
Chapman Manors Market Scorecard
Chapman Manors is currently a balanced market. About 4.8 months of supply, a median asking price of $657,500, and homes go under contract in about 16 days.
Typical home value in the 33549 ZIP is $438,944, about 4.3% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Chapman Manors on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hillsborough 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 Chapman Manors listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Chapman Manors address.
Shop the zone: Homes zoned for Freedom-Hb High School
Recent Developments in Chapman Manors
Development, infrastructure, retail, and school activity affecting Chapman Manors, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- August 2026Development
AECOM Hunt selected as construction manager for proposed $2.3 billion Rays ballpark in Tampa
AECOM Hunt joined the design team led by Populous for the proposed ballpark on a site that includes Hillsborough College property. The stadium would have at least 28,000 fixed seats, with a construction start targeted for September 2026 and completion by late 2028. Tampa's public contribution is up to $80 million and financing is not finalized.
What it may mean for the marketA large ballpark and surrounding mixed-use district would add construction jobs, event traffic and retail demand on the Dale Mabry corridor. The site is about 9 miles south of Chapman Manors.
Source: Tampa Bay Business and Wealth - August 2026Infrastructure
Four firms vie to build Tampa International Airport's $150 million control tower
TPA narrowed the field to four builders for a new blast-resistant air traffic control tower on about 2 acres northwest of the main terminal. The budget is about $150 million, with board selection expected Oct. 1 and substantial completion targeted for March 2029.
What it may mean for the marketAirport capital spending supports construction employment and long-term air service capacity for the region. The site is about 10 miles southwest of Chapman Manors.
Source: Tampa Bay Business and Wealth - August 2026Development
ONE Tampa condo tower tops out at 42 stories with nearly 70% of units sold
Kolter Urban's 42-story tower at North Ashley Drive and East Twiggs Street has 225 residences and is capped at 649 feet by aviation limits. Closings are expected to begin in the third quarter of 2027. About 5,000 square feet of ground-floor restaurant space is planned.
What it may mean for the marketNew downtown condo inventory and ground-floor dining add housing choices and walkable amenities near Curtis Hixon Waterfront Park. The project is about 11 miles south of Chapman Manors, elsewhere in Hillsborough County.
Source: Tampa Bay Business and Wealth - July 2026Development
33-story tower planned for Water Street Tampa expansion
Strategic Property Partners plans a 33-story mixed use tower at Water Street and Cumberland Avenue in downtown Tampa on a 1.9-acre site. The building would hold 452 residential units ranging from studios to three bedrooms plus about 37,000 square feet of retail and 645 parking spaces. Construction is scheduled to begin in spring 2027 with completion targeted for 2029.
What it may mean for the marketAdds a 33 story tower with 452 residential units and ground floor retail to the downtown Tampa market, continuing the buildout of the Water Street district and expanding high rise housing supply. The project is about 12 miles south of Chapman Manors, elsewhere in Hillsborough County.
Source: Florida YIMBY - July 2026Development
Mercy Oaks II affordable apartments open on North Florida Avenue
Catholic Charities, with the City of Tampa and Hillsborough County, completed Mercy Oaks II, a 17-unit affordable apartment building on North Florida Avenue in East Tampa built on the site of a former strip mall. The project includes 15 one-bedroom and two two-bedroom units, with seven units serving households up to 80 percent of area median income and ten up to 50 percent. It was supported by 1.25 million dollars in state SHIP funds from the city and sits next to the 20-unit Mercy Oaks I completed in 2022.
What it may mean for the marketAdds 17 income restricted apartments on a former strip mall site, expanding the affordable rental supply and converting vacant commercial land to housing. The project is about 7 miles south of Chapman Manors, elsewhere in Hillsborough County.
Source: City of Tampa - July 2026Builder Activity
First 3D-printed affordable home nears completion in East Tampa
The nonprofit Corporation to Develop Communities of Tampa is completing Tampa's first 3D-printed affordable home on Lurline Circle in East Tampa, using a gantry-style printer that layers concrete for the walls. The house is expected to be finished within weeks and listed for sale in about two months, with down payment assistance and first time homebuyer programs available. The effort is part of a broader CDC initiative that includes more than 90 multifamily units in East Tampa.
What it may mean for the marketIntroduces 3D concrete printing construction to the local for sale housing market, with a new single family home and additional multifamily units planned. The method signals a new building technique entering the area home supply. The project is about 9 miles south of Chapman Manors, elsewhere in Hillsborough County.
Source: Bay News 9
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 Chapman Manors buying strategy.
If we were buying in Chapman Manors 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 Chapman Manors.
A closer look at the Chapman Manors market
At a median of $221 per square foot, Chapman Manors prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 6.0 months of supply, a balanced market and the trailing-12-month median down 22% year over year. Homes that do trade take a median 108 days on market, useful leverage on any listing that has lingered.
The housing stock is 160 homes built between 1988 and 2000, and 89% 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 Chapman Manors. 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 Chapman Manors 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 5 factors (5.2). Basis: Long-Term Appreciation +129% since 2012; Recent Direction -22.4% year-over-year; Liquidity & Demand 6.0 months of supply; Owner Commitment 89% owner-occupied; Pricing Power 92.2% sale-to-list. Refreshed with each data update.
What it really costs to own in Chapman Manors
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $140/month across 388 MLS listings (most billed quarterly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Hillsborough County is $1,816/yr (6,518 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1990 across 16 listings. An original roof here would be about 36 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Chapman Manors
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Chapman Manors
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Chapman Manors will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $140/month (about $1,680/yr) · median of 388 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $140 per month ($1,680 a year) - the median AssociationFee across 388 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Chapman Manors 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 Chapman Manors sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Chapman Manors, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Chapman Manors home worth?
Get a no-obligation home value based on real comparable sales in Chapman Manors, 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 Lutz →
Recently off market in Chapman Manors
Homes in Chapman Manors that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 16607 Longleat Drive · off market
| Location | Lutz, Hillsborough County, FL · ZIP 33549 |
|---|---|
| Homes in the community | 160 (FL DOR 2025 assessment roll) |
| Years built | 1988–2000 (median 1991.0) |
| Typical living area | 2,717 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Gated Community - Guard, Playground, Tennis Court(s), Deed Restrictions, Dog Park, Basketball Court |
| Sale prices, last 12 months | $516,000 median across 7 closed sales · $221 per sq ft · -22.4% vs the prior 12 months |
| Days on market (closed sales) | 108 median |
| For sale right now | 4 active, 2 pending · median asking $537,500 · 6.0 months of supply |
| Owner-occupied (homestead) share | 89% |
| Zoned public schools | Hillsborough 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 2006 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Chapman Manors key facts,” movewithmomentum.com/neighborhoods/chapman-manors, data as of September 20, 2026.
Housing distress & ownership in Chapman Manors, Lutz
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Chapman Manors
The newest homes for sale in Chapman Manors right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 16506 Longleat Drive $729,999 · 4 bd · 3 ba · 2,889 sq ft · 1 day on market Courtesy of QUICKSILVER REAL ESTATE GROUP
- 16508 Blenheim Drive $585,000 · 4 bd · 3 ba · 2,500 sq ft · 12 days on market Courtesy of DALTON WADE INC
- 806 Sandringham Lane $850,000 · 4 bd · 4 ba · 3,578 sq ft · 21 days on market Courtesy of MIHARA & ASSOCIATES INC.
- 16416 Windsor Park Drive $480,000 · 3 bd · 2 ba · 1,999 sq ft · 53 days on market Courtesy of KELLER WILLIAMS TAMPA PROPERTIES
Checked against the MLS Oct 18, 2026. All new listings in this market.
Recently sold in Chapman Manors
- 16607 Longleat Drive · sold $575,000
- 16706 Windsor Park Drive · sold $595,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Blenheim Drive (33 homes on record)
- Windsor Park Drive (27 homes on record)
Frequently Asked Questions
What is the median home price in Chapman Manors?
How long do homes in Chapman Manors take to sell?
Is Chapman Manors a buyer's or seller's market right now?
How many homes are in Chapman Manors?
What share of Chapman Manors is owner-occupied?
When were the homes in Chapman Manors built?
Have Chapman Manors home prices gone up?
What schools serve Chapman Manors?
Who is the best real estate agent for Chapman Manors?
How do I find a top Lutz real estate agent who knows Chapman Manors?
Can Momentum Realty connect me with an agent for Chapman Manors?
Where is Chapman Manors, and what county is it in?
Is Chapman Manors a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 17, 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 (4 streets, ZIP 33549)) |
| 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 2006 (92 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.
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Nearby Communities
Explore more neighborhoods near Chapman Manors with Momentum Realty’s local guides.
More on Chapman Manors
- Home values · What homes in Chapman Manors actually sell for