Momentum Housing Data · Home Values · Hillsborough County
Buying here? See Mandarin Lakes homes for sale and the Mandarin Lakes community guide (Tampa).
mandarin lakes (Tampa, FL): 6 recorded closings in the 12 months ending 2026-07-15, a 10-year price record, and the year-by-year record — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 95.6% of original asking; the median sale took 34 days (window ending 2026-07-15).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $450,000 | $279 | 34 | 95.6% | 6 |
| 2025 | $442,500 | $288 | 38 | 95.2% | 4 |
| 2024 | $447,500 | $311 | 15 | 98.9% | 4 |
| 2023 | $437,000 | $280 | 4 | 99.3% | 4 |
| 2022 | $416,625 | $248 | 4 | 100.7% | 6 |
| 2017 | $219,800 | $146 | 19 | 98.1% | 15 |
| 2016 | $192,362 | $144 | 30 | 91.6% | 6 |
| 2015 | $193,000 | $118 | 31 | 100.0% | 7 |
| 2014 | $163,000 | $97 | 9 | 103.5% | 3 |
| 2012 | $185,300 | $77 | 19 | 84.5% | 3 |
Over the recorded series, mandarin lakes’s median sold price moved from $185,300 (2012) to $450,000 (12 months ending 2026-07-15) — +143% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2012 at $185,300. Annual sales volume here has ranged from 0 to 15 closings a year (10-yr average 4.3). With roughly 4.3 closings a year, mandarin lakes’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
What actually trades here: 100% single-family residence, with a median of 1,675 sq ft and a median price per square foot of $279 in the current window.
At mandarin lakes’s $450,000 median and Hillsborough County’s adopted 15.73 mills (FY2025-26), a home assessed at that price carries roughly $7,080 a year in property tax before exemptions, or about $6,450 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Hillsborough County tax page.
Since 2004, 59 mandarin lakes listings were withdrawn, canceled, or expired without selling (1 so far in 2026) — overpricing is the recurring cause statewide. Over the recorded years, an average of 51% of mandarin lakes listings ended without selling (withdrawn/canceled/expired); in 2025 that rate was 18%. Momentum’s market-heat index for mandarin lakes reads 29/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Cash bought 17% of recorded mandarin lakes sales in the window ending 2026-06 (1 of 6) — a fact worth knowing before assuming every buyer needs an appraisal to close. The table above is the closed-sale record to price a mandarin lakes home against; asking prices are an opening position, recorded closings are the value.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping mandarin lakes are also weighing (same city (Tampa)), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| Guernsey Estates | $452,500 | $293 | 49 | 16 |
| River Grove Estates | $428,500 | $232 | 8 | 4 |
| Sugarwood Grove | $406,000 | $285 | 9 | 14 |
| Logan Gate Village | $392,500 | $254 | 9 | 8 |
More mandarin lakes: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.