Livingston Oaks
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 13 closed sales in Livingston Oaks in Lutz, FL since 2011, the most recent in May 2025. Across Lutz as a whole, 318 homes closed in the last 12 months at a median of $475,000, 41 median days on market, with 72 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $7,470 ($6,850 with the full homestead exemption).
Price here is driven by the house, not the listing. Livingston Oaks is a small, established pocket of 46 homes built between 1978 and 2000, with a median build year of 1979. That means the spread you see between one sale and the next is largely a condition and updating story — an original-systems house and a renovated one will not trade at the same figure even on similar lots. Median living area sits near 2,686 square feet, so these are substantial homes, and the value question is almost always how much work the next owner inherits.
The current posture is quiet. There have been no closings in the reporting window, so there is no fresh comparable to anchor to and price discovery leans on older sales and condition. For a seller, that argues for pricing to a defensible, updated-versus-original position rather than to a wished-for number. For a buyer, the lack of recent activity is room to negotiate on a home that has been sitting — but you will need to underwrite age-related items yourself rather than lean on a busy comp set.
The 60-Second Overview
Livingston Oaks is a compact enclave of 46 established homes in Lutz, generously sized and predominantly owner-occupied, where roughly 90% carry a homestead exemption. It reads as a settled, low-turnover neighborhood rather than a churn-heavy one.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Livingston Oaks is best for.
Best for
- Buyers wanting 2,600-plus square feet who will hold long-term rather than flip
- Renovation-comfortable buyers who can price and manage age-related work
- Patient buyers who can wait for the right home in a low-inventory enclave
Probably not for
- Buyers who need to choose from many active listings right now
- Buyers wanting a turnkey, newer-construction home with no deferred maintenance
- Investors seeking quick turnover or a high-churn rental pool
The market around Livingston Oaks
Livingston Oaks is too small for its own price trend, so here is the market around it.
In ZIP 33559, 44 homes are on the market and 25% are under contract — a steady corner of Lutz.
Across Hillsborough County, 6,274 homes are active and 1,939 pending (24% under contract).
ZIP and county figures describe the wider market, not Livingston Oaks specifically. Momentum Research analysis of MLS records.
The Livingston Oaks buying strategy.
If we were buying in Livingston Oaks 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 Livingston Oaks.
A settled, owner-held enclave
The homestead share here — near 90% — tells you most of these are primary residences, not rentals or short-hold flips. Combined with a build range that closes out in 2000 and a small home count, the practical effect is thin, infrequent inventory. When something lists, it is often a genuine life-event move rather than an investor cycling stock, and buyers should plan for patience.
Because the median home is early-1979 vintage and larger than 2,600 square feet, the real diligence is mechanical: roof, HVAC, plumbing, and windows. Some of these homes have been updated over the decades and some have not, and that gap is where the price differences live. Read each listing on its own condition; do not assume the neighborhood trades as a single number.
The location and the amenities are priced into every listing in Livingston Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 46-home enclave with no closings in the current window, generic pricing tools have nothing to work with. We value these homes the old-fashioned way — walking the condition, weighing updates against original systems, and setting expectations honestly for both sides. That is how you avoid overpaying for age or underselling a real renovation.
Livingston Oaks in 15 seconds.
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 Livingston Oaks 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 Livingston Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Livingston Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Livingston Oaks home worth?
Get a no-obligation home value based on real comparable sales in Livingston Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Livingston Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2011 (13 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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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 Livingston Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Livingston Oaks Market Scorecard
Livingston Oaks is currently a thin data market. Limited supply, a median asking price of $1,194,000, and homes go under contract in about 50 days.
Typical home value in the 33559 ZIP is $377,606, about 3.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.