Lake Forest
Homes for Sale in Lutz, FL
All 251 homes for sale in Lutz, FL · median $525,000 · 38 townhomes for sale in Lutz · 35 homes for sale in 33559 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Stellar MLS
Over the 12 months ending 2026-09-20, 14 recorded sales closed at a median of $252,450, $193 per square foot, a median 40 days on market, sellers accepting 98% of original asking (+10% versus the prior year). At the median price and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $3,970 ($3,350 with the full homestead exemption).
Part of Lake Forest, Lutz, FL — see all Lake Forest homes for sale (2 listings across 7 sections in the MLS).
| Location | Lutz, Hillsborough County, FL · ZIP 33559, 33613 |
|---|---|
| Homes in the community | 497 (FL DOR 2025 assessment roll) |
| Years built | 1975–2007 (median 1979.0) |
| Typical living area | 1,457 sq ft (median) |
| Amenities listed by sellers | Pool, Tennis Court(s), Association Recreation - Owned, Clubhouse, Deed Restrictions, Playground |
| Sale prices, last 12 months | $252,450 median across 14 closed sales · $193 per sq ft · +9.8% vs the prior 12 months |
| Days on market (closed sales) | 40 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 67% |
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, “Lake Forest Unit 6 B key facts,” movewithmomentum.com/neighborhoods/lake-forest-unit-6-b, data as of September 20, 2026.
Lake Forest Unit 6 B is a small, defined pocket in Lutz, and with only a two-closing window feeding this snapshot as of mid-2026, there is no reliable median price to anchor to. In a community this size, one dated interior or one fully renovated home can swing the read entirely, so price here is driven far more by condition and lot than by any neighborhood trend line.
For a buyer, that thin data means you underwrite the specific house, not the ZIP code average. For a seller, it means comps are scarce and pricing is an argument you build from the condition of your own home and whatever recent activity exists nearby in Hillsborough County. Either way, this is a market where a careful, property-level analysis beats a headline number.
Lake Forest right now
🟢 Still climbing. The trailing-12-month median ($252K) is up 9.8% from the prior 12 months ($230K) and up 295% 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: Medium (14 and 29 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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 Lake ForestHomes for Sale in Lutz, FL 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
Lake Forest market snapshot (as of September 20, 2026): the median sale price is about $252K ($193 per sq ft over the trailing 12 months of closed sales), and a median 41 days on market for closed sales. The trailing-12-month median is up 10% from the prior 12 months and up 295% since 2012, computed from record-level Stellar MLS closed sales (14 closings in the current window).
In ZIP 33559 (Lutz), 328 homes closed in the last 12 months at a median of $296K ($198/sq ft), down 6.2% year over year, with a median 47 days on market. Right now 40 active and 14 pending listings put supply at about 2.9 months — a healthy market. See the live ZIP 33559 housing market and the Hillsborough County market.
County records show 37 qualified sales in Lake Forest across 2024–2025 (16 in 2024, 21 in 2025), median $230,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Lake Forest is a community of 497 homes in Lutz, Hillsborough County, built between 1975 and 2007 (median 1979.0), with a median living area of about 1,457 square feet. 67% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Lake Forest Unit 6 B is a compact residential enclave in Lutz, in northern Hillsborough County, where the small number of recent transactions makes it a low-volume, condition-sensitive market rather than a high-turnover one.
Who Lake Forest is best for.
Best for
- Buyers targeting a particular Lutz location who are patient enough to wait for the right listing
- Buyers comfortable underwriting a single home on condition rather than on neighborhood averages
- Buyers who value a low-turnover, established setting over a high-activity market
Probably not for
- Buyers who need multiple recent comparable sales before they will commit
- Buyers who want a fast, high-inventory market with constant new listings
- Buyers relying on a clean neighborhood median to justify their offer
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 ($252K) IS the median in the snapshot above, and the move from 2025 ($230K) IS the +9.8% one-year change.
Windows contain 0 to 34 sales each (14 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.
20% of homes for sale in ZIP 33559 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).
Lake Forest Market Scorecard
Lake Forest 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 Lake Forest Unit 6 B, 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 September 2026 through September 2026. Deemed reliable but not guaranteed.
Recent Developments in Lake Forest Unit 6 B
Development, infrastructure, retail, and school activity affecting Lake Forest Unit 6 B, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 18 miles south of Lake Forest Unit 6 B, 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 13 miles south of Lake Forest Unit 6 B, 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 15 miles south of Lake Forest Unit 6 B, elsewhere in Hillsborough County.
Source: Bay News 9 - 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 north of Lake Forest Unit 6 B.
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 northwest of Lake Forest Unit 6 B.
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 5 miles east of Lake Forest Unit 6 B.
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 Lake Forest buying strategy.
If we were buying in Lake Forest 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 Lake Forest.
A thin-data pocket in Lutz
The defining feature of this community is scale. With a closings window this narrow, there simply is not enough transaction volume to produce a defensible price band, and any single sale carries outsized weight. That is not a knock on the area; it is a reality of small, established subdivisions where homes trade infrequently.
The practical consequence is that pricing gets set at the individual-home level. Updates, finishes, lot position, and how long the current owner has held all matter more than any community-wide statistic. Expect a wide spread between a move-in-ready home and one that needs work, and expect the right list price to require real comparable research across the surrounding Lutz market rather than a plug-and-play average.
The location and the amenities are priced into every listing in Lake Forest. 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 Lake Forest 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 (8.4). Basis: Long-Term Appreciation +295% since 2012; Recent Direction +9.8% year-over-year; Owner Commitment 67% owner-occupied; Pricing Power 98.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume pocket like Lake Forest Unit 6 B, the value we add is disciplined comp work and honest condition-based pricing. We will not hand you a fabricated market average; we will build the number from the house in front of us and recent activity nearby, and we will tell you plainly when the data is too thin to support an aggressive price.
Lake Forest in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $326/month (about $3,912/yr) · median of 30 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $326 per month ($3,912 a year) — the median AssociationFee across 30 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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 Lake Forest 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 Lake Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lake Forest home worth?
Get a no-obligation home value based on real comparable sales in Lake Forest, 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 →
Frequently Asked Questions
What is the median home price in Lake Forest?
How long do homes in Lake Forest take to sell?
How many homes are in Lake Forest?
What share of Lake Forest is owner-occupied?
When were the homes in Lake Forest built?
Have Lake Forest home prices gone up?
Who is the best real estate agent for Lake Forest?
How do I find a top Lutz real estate agent who knows Lake Forest?
Can Momentum Realty connect me with an agent for Lake Forest?
Where is Lake Forest, and what county is it in?
Is Lake Forest a good place to live?
Should you buy in Lake Forest?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 26, 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 (10 streets, ZIP 33559/33613)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2004 (254 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Lake Forest Unit 6 B fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Lake Forest. These are the public schools most often assigned to other communities in ZIP 33559 / 33613; zones change and vary by address, so confirm with the district before you buy.
- Deer Park Elementary School · Elementary · FLDOE grade A (assigned to 2 nearby communities)
- Gulf Middle School · Middle (assigned to 2 nearby communities)
- Gulf High School · High (assigned to 2 nearby communities)
- Denham Oaks Elementary · Public (assigned to 2 nearby communities)
- Cypress Creek Middle School · Public (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Lake Forest with Momentum Realty’s local guides.