A small gated early-2000s pocket in west Valrico, single-family and townhomes off Lumsden Road with quick I-75 access.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Lumsden Pointe is a compact gated community platted in the early 2000s off Lumsden Road in west Valrico, mixing single-family homes (many built around 2002) with townhomes, plus a playground, fitness park, and gazebo. Because it is small and was built in a tight window, the homes are similar in age, so the value read comes down to floor plan, condition, lot, and whether you are buying a single-family home or a townhome. The HOA is modest for a gated community (recent listings cite dues in the low hundreds per month, confirm the current figure and inclusions with the association), and there is no obvious CDD, though that should be verified on the parcel's tax bill. The leverage here is condition and lot, not location, since the community sits on the established Brandon-Valrico grid with I-75 and the Crosstown a short drive away."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Lumsden Pointe market snapshot (as of June 25, 2026): the median sale price is about $550K ($209 per sq ft), with homes averaging 20 days on market and 1.7 months of supply, a balanced market (limited data). Based on 7 recent closings in live Stellar MLS data.
Lumsden Pointe is a small gated community in west Valrico, off Lumsden Road on the Brandon side of Hillsborough County, platted and built mostly in the early 2000s. The homes are a mix of single-family residences (many built around 2002) and townhomes, with the community offering a gated entrance, a playground, a fitness park, and a community gazebo (Stellar MLS listing descriptions, 2022 to 2024).
Because the community is compact and was built in a narrow window, the housing stock is fairly uniform in age, so the value read is about floor plan, condition, lot position, and home type (single-family versus townhome) rather than a wide spread of eras. Single-family homes here run to four bedrooms on conventional lots, while the townhome product offers a lower-maintenance entry into the same gated address.
The HOA is modest for a gated community. Recent listings cite dues in the low hundreds of dollars per month, but the exact figure, the inclusions, and whether there is any CDD assessment should be confirmed with the association and the parcel's tax bill before you offer.
The pitch is a gated address on the established Valrico-Brandon grid with strong school zoning (Brooker Elementary, Burns Middle, Bloomingdale High per Hillsborough County Public Schools, verify by address) and quick access to I-75, the Selmon Crosstown Expressway, Tampa, and MacDill Air Force Base. The work is reading condition and the HOA and CDD lines honestly for the specific home.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from Stellar MLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Lumsden Pointe listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Lumsden Pointe buys, holds, and resells. See the five factors.
Live MLS inventory for Lumsden Pointe. 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 and pending Lumsden Pointe listings as of 2026-06-25, priced high to low. Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
Lumsden Pointe trades master-plan amenities for a gated address with quick I-75 and Crosstown access to Tampa, the airport, MacDill, and, farther on, the Gulf beaches.
Drive times from Lumsden Pointe. They are approximate and vary with traffic and your exact start point inside the community.
Distances and drive times are approximate and vary with traffic and your exact parcel. Confirm your real commute at your real departure time.
Explore more neighborhoods near Lumsden Pointe Homes for Sale in Valrico, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Lumsden Pointe is served by Hillsborough County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Lumsden Pointe address.
What is actually shaping value around Lumsden Pointe: the Lumsden Road corridor roadwork and utility projects, intersection safety improvements, and the established Valrico-Brandon market context. Each item is sourced and linked.
Our read on what is being built around Lumsden Pointe, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Tampa Bay Water pipeline and county roadwork bring periodic lane closures near the community in 2026, a short-term disruption that improves infrastructure over time.
A multimillion-dollar intersection redesign added turn lanes and pedestrian and bicycle improvements nearby, easing a known congestion point.
Zoning for well-regarded Hillsborough schools supports demand and resale, subject to address-level verification.
A gated entrance and amenities in an established, built-out area give the community a defensible niche in west Valrico.
A high-visibility enforcement operation along the Lumsden Road corridor reflects ongoing attention to pedestrian and bicycle safety.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Lumsden Pointe, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
Hillsborough County announced lane closures and detours on Parsons Avenue and John Moore Road on either side of Lumsden Road for installation of Tampa Bay Water's South Hillsborough Pipeline, in effect for roughly four months of tunneling work. Why it matters: Near-term construction disruption along the corridor is an infrastructure upgrade that residents should plan around during the build. Source
Hillsborough County's intersection improvement program redesigned the Lumsden Road and Valrico Road intersection with added left-turn lanes, a westbound-to-northbound right-turn lane, and upgraded pedestrian and bicycle connectivity, a multimillion-dollar project targeted for mid-2025 completion. Why it matters: Easing a known congestion and safety point near the community supports access and everyday livability. Source
The Hillsborough County Sheriff's Office included West Lumsden Road, from Gornto Lake Road to Heather Lakes Boulevard, in a high-visibility enforcement operation targeting corridors with a high occurrence of pedestrian and bicyclist crashes. Why it matters: Continued safety attention on the corridor reflects its heavy traffic, a factor to weigh for walkers and cyclists. Source
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.
If we were buying in Lumsden Pointe, this is the order of operations we would run, and the one we run for our clients.
Decide single-family or townhome first. Both sit inside the same gated Lumsden Pointe address but carry different maintenance, fee, and resale math.
Read the HOA fully. Recent listings cite modest dues, so confirm the current amount, what it covers, and the reserve and gate-maintenance picture with the association.
Verify any CDD on the tax bill. No CDD is apparent here, but confirm the parcel's tax line so there is no surprise assessment.
Run the FEMA flood zone and an insurance quote for the exact address; west Valrico is generally inland, but flood and wind pricing are parcel specific.
Confirm the school zoning by address and cross-shop nearby gated Valrico communities such as Kings Mill if a townhome focus fits.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Lumsden Pointe is a single small gated community rather than a master plan, so the lifestyle is low-key and residential, with a gated entrance, a playground, a fitness park, and a community gazebo. There is no golf course or large clubhouse here; the draw is a gated address in an established part of Valrico close to Brandon retail, I-75, and the Crosstown. Confirm the current amenities, the HOA inclusions, and any rules with the association before you buy.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Lumsden Pointe today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Lower-maintenance townhomes inside the gated community, the affordable way into the Lumsden Pointe address and the school zone.
Conventional-lot single-family homes, many to four bedrooms, the heart of the resale market here and the most flexible buy.
The best-kept and updated single-family homes on the better lots, the homes that hold value most reliably in the community.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Lumsden Pointe, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Lumsden Pointe is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
Lumsden Pointe is one small gated pocket, not a master plan. The deal is won on home type, condition, the lot, and an honest read of the HOA and insurance.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.
In a small community like Lumsden Pointe, the lot and the home type are the parts of your money the market protects most reliably. Larger and corner single-family lots, and higher, drier parcels, hold value better than tight or low lots, while townhome parcels trade yard space for lower maintenance. The house can be updated; the lot and the gated address cannot. Read the parcel and the flood map first, then price the condition of the home against it.
Modest for a gated community. Recent listings cite dues in the low hundreds of dollars per month for the single-family product, and townhome dues may differ. Confirm the current amount, billing frequency, and inclusions with the association.
Where the HOA applies, it typically covers the gated entrance, common areas, and the community amenities (playground, fitness park, and gazebo). Townhome dues, where applicable, may bundle exterior or grounds maintenance. No CDD is apparent here, but confirm the parcel's tax bill.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Lumsden Pointe means pricing to your specific home type and condition, single-family versus townhome, against real in-community comps, not to a townwide average that blends the two. The updates, the lot, and the gated address are what set your number.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Kings Mill, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Lumsden Pointe matched to your condition, lot, and view, 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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Median sale prices in Lumsden Pointe year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
32% of homes for sale in ZIP 33594 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 (2026-06-25).
Lumsden Pointe is currently a strong seller's market. About 1.7 months of supply, a median asking price of $399,000, and homes go under contract in about 20 days.
Typical home value in the 33594 ZIP is $369,330, about 19.1% below 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.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Lumsden Pointe home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Lumsden Pointe specialist will reach out personally, usually the same day.
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