Northside Mobile Villa
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 11 closed sales in Northside Mobile Villa Unit 1 in Lutz, FL since 2013, the most recent in January 2026. 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).
Northside Mobile Villa Unit 1 is an older, established community — the 92 homes here span a build range from 1940 to 2008, with a median year built of 1975. That spread means condition and updates, not square footage or amenities, do most of the work in setting value from one listing to the next.
With only a single closing recorded in the most recent window, this is a thin, low-volume market. Pricing here should be built listing-by-listing off comparable condition and lot specifics rather than assumed off a broader trend line, and buyers and sellers should expect negotiation to hinge on what has and hasn't been updated inside a given home.
The 60-Second Overview
A modest-sized, long-established community in Lutz with a median home size of 1,340 square feet and a homestead share of roughly a third, pointing to a mix of owner-occupied and non-homestead ownership rather than one dominant pattern.
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 Northside Mobile Villa is best for.
Best for
- Buyers looking for a smaller-footprint home and willing to evaluate age-related condition issues directly rather than assume they're resolved.
- Investors weighing non-owner-occupied ownership, given the roughly one-third homestead share already in place.
- Sellers with a well-updated older home who want it priced against true like-condition comparables instead of a community average.
Probably not for
- Buyers who want new or near-new construction, given the median year built of 1975.
- Buyers who expect on-site community amenities, since none are identified from current listings.
- Anyone who needs abundant recent closing data to benchmark price, given the single closing in the most recent window.
The market around Northside Mobile Villa
Northside Mobile Villa is too small for its own price trend, so here is the market around it.
In ZIP 33549, 70 homes are on the market and 26% 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 Northside Mobile Villa specifically. Momentum Research analysis of MLS records.
The Northside Mobile Villa buying strategy.
If we were buying in Northside Mobile Villa 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 Northside Mobile Villa.
An older stock, priced on a case-by-case basis
The age range across these 92 homes — 1940 to 2008 — is wide enough that no single description fits the whole community. A median year built of 1975 puts the typical home well past its original systems life, which means mechanical, roof, and structural updates (or the lack of them) will separate comparable listings more than location within the community will.
MLS records show no identified community amenities for this section, so value here rests on the home itself and its lot, not on shared recreational features. At a median 1,340 square feet, homes tend toward a compact footprint, and with homestead exemptions filed on about a third of parcels, a meaningful share of ownership here is non-owner-occupied — worth factoring into how a buyer approaches offers or how a seller reads competing inventory.
The location and the amenities are priced into every listing in Northside Mobile Villa. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only one closing in the latest window and a home stock spanning nearly seven decades of construction, pricing by feel or by a neighborhood-wide average does not hold up. We pull the specific comparables that match a home's age and condition, not just its address, and we tell clients directly when a listing's price reflects its updates versus its original build year.
Northside Mobile Villa 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 Northside Mobile Villa 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 Northside Mobile Villa sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Northside Mobile Villa, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Northside Mobile Villa home worth?
Get a no-obligation home value based on real comparable sales in Northside Mobile Villa, 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 Northside Mobile Villa?
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 2013 (11 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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