Lakes At Heron Cove Condo Ph V
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Pricing here centers on a median of $250,000, with per-square-foot value near $172 — a figure that reflects unit size and condition more than any amenity package, since current MLS data show none formally listed for this phase. That combination points to a market where buyers are pricing the unit itself, not a lifestyle add-on.
A median 47.5 days on market and a market heat score of 39 describe a slower, buyer-patient environment rather than a competitive one. Combined with pricing down about 5.3% year-over-year, sellers here need realistic list prices and some room to negotiate, while buyers can afford to take their time comparing units before committing.
Lakes At Heron Cove Condo Ph V right now
🟡 Off the recent peak. The trailing-12-month median ($250K) is down 5.3% from the prior 12 months ($264K). With about 3 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 July 15. Confidence: Low (6 and 3 sales in the two windows).
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Updated July 15, 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
Lakes At Heron Cove Condo Ph V market snapshot (as of July 15, 2026): the median sale price is about $250K ($172 per sq ft over the trailing 12 months of closed sales), and a median 48 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
Lakes At Heron Cove Condo Ph V in Lutz is a Pasco County condo community where pricing and pace are currently running cooler than a hot-market pace, based on recent closings.
Who Lakes At Heron Cove Condo Ph V is best for.
Best for
- Buyers prioritizing unit value and per-square-foot pricing over amenity packages
- Buyers with flexible timelines who can wait through a longer, 47-day-plus closing window
- Buyers comfortable negotiating price in a market currently trending down year-over-year
Probably not for
- Buyers who want confirmed on-site community amenities as part of the purchase
- Sellers expecting a fast sale in a market with a heat score of 39
- Buyers assuming near-term price appreciation based on recent year-over-year trends
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($250K) IS the median in the snapshot above, and the move from 2025 ($264K) IS the -5.3% one-year change.
Windows contain 0 to 7 sales each (6 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 %s through %s. Deemed reliable but not guaranteed.
The Lakes At Heron Cove Condo Ph V buying strategy.
If we were buying in Lakes At Heron Cove Condo Ph V 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 Lakes At Heron Cove Condo Ph V.
What the numbers say about this phase
With a median price of $250,000 and per-square-foot pricing around $172, this phase sits in a straightforward value tier — the kind of pricing where condition and unit layout do most of the work, since no shared amenities are currently listed in MLS records for this phase.
The median 47.5-day time on market, paired with a heat score of 39, signals a market that rewards patience over urgency. Year-over-year pricing down 5.3% suggests sellers should anchor expectations to recent closings rather than list price history, and buyers have some latitude to negotiate on price or terms.
The location and the amenities are priced into every listing in Lakes At Heron Cove Condo Ph V. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a slower-moving condo market like this one, pricing strategy and negotiation leverage matter more than speed. We track the actual closings and days-on-market data for this phase so sellers price to the current pace and buyers know exactly how much room they have to negotiate.
Lakes At Heron Cove Condo Ph V in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Lakes At Heron Cove Condo Ph V 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 Lakes At Heron Cove Condo Ph V sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakes At Heron Cove Condo Ph V, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakes At Heron Cove Condo Ph V home worth?
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Recent Developments in Lakes At Heron Cove Condo Ph V
Development, infrastructure, retail, and school activity affecting Lakes At Heron Cove Condo Ph V, 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 9 miles east of Lakes At Heron Cove Condo Ph V, 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 less than a mile north of Lakes At Heron Cove Condo Ph V.
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 4 miles west of Lakes At Heron Cove Condo Ph V.
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 project is about 9 miles southeast of Lakes At Heron Cove Condo Ph V, elsewhere in Pasco County.
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.
Frequently Asked Questions
What is the median home price in Lakes At Heron Cove Condo Ph V?
How long do homes in Lakes At Heron Cove Condo Ph V take to sell?
Do cash buyers compete in Lakes At Heron Cove Condo Ph V?
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Should you buy in Lakes At Heron Cove Condo Ph V?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (36 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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