Oaks At Windemere
Homes for Sale in Lutz, FL
All 308 homes for sale in Lutz, FL · median $484,000 · 64 homes for sale in 33549 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 12 closed sales in Oaks At Windemere in Lutz, FL since 2006, the most recent in December 2024. Across Lutz as a whole, 753 homes closed in the last 12 months at a median of $509,000, 41 median days on market, with 269 homes for sale today. At that median and Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $8,010 ($7,380 with the full homestead exemption).
Part of the Windemere Unit V master-planned community in Lutz, FL — see all Windemere Unit V homes for sale (3 listings across 3 villages and sections in the MLS).
There is almost no data to read here. With no closings in the current window, Oaks At Windemere in Lutz is not producing the transaction volume that would let us anchor pricing or trend. That is not a red flag on its own — small communities can go quiet for stretches — but it does mean anyone quoting you a confident number is guessing.
For a seller, that thin activity cuts both ways: fewer competing listings, but also fewer recent comps to defend an asking price against an appraiser or a cautious buyer. For a buyer, it means condition and negotiation matter more than any market average, because there isn't a reliable average to lean on yet.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Oaks At Windemere 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
Oaks At Windemere is a small residential community in Lutz, in Hillsborough County. As of mid-2026 it is showing no recent closings, so the picture here is about the homes and the location rather than a moving market.
Stellar MLS sales records identify 13 homes in Oaks At Windemere that have changed hands since 2005, built between 1992 and 1998 (median 1994), with a median living area of about 1,950 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 Oaks At Windemere is best for.
Best for
- Buyers who want a small Lutz community and will judge a home on its own condition rather than a market average
- Long-horizon buyers who aren't trying to time a trend
- Sellers willing to prepare and price patiently in a low-data setting
Probably not for
- Buyers who need recent comparable sales to feel confident on price
- Sellers who want a fast, comp-driven pricing story
- Anyone counting on active market momentum to move quickly
The market around Oaks At Windemere
Oaks At Windemere is too small for its own price trend, so here is the market around it.
In ZIP 33549, 75 homes are on the market and 23% are under contract — a steady corner of Lutz.
Across Hillsborough County, 6,324 homes are active and 1,810 pending (22% under contract).
In ZIP 33549 (Lutz), 39 homes closed in the last 12 months at a median of $370K ($229/sq ft), up 1.3% year over year, with a median 48 days on market. Right now 11 active and 5 pending listings put supply at about 3.4 months — a balanced market. See the live ZIP 33549 housing market and the Hillsborough County market.
ZIP and county figures describe the wider market, not Oaks At Windemere specifically. Momentum Research analysis of MLS records.
The Oaks At Windemere buying strategy.
If we were buying in Oaks At Windemere 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 Oaks At Windemere.
Reading a quiet market
When a community records no closings in the tracking window, price discovery happens deal by deal. Without recent sales, valuation leans heavily on the individual home — its condition, its updates, its lot — and on comparable activity in the surrounding Lutz area rather than inside Oaks At Windemere itself.
The practical upside is that a well-prepared, well-priced listing here doesn't have to fight a crowd. The practical caution is that a low-data setting rewards patience and preparation over assumptions; both sides should expect to justify price from the ground up.
The location and the amenities are priced into every listing in Oaks At Windemere. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this quiet, the value we add is discipline: pulling the right surrounding comps, reading the home on its own merits, and telling you plainly when the data can't support a price you want. We would rather set an honest expectation than borrow a number that doesn't exist.
Oaks At Windemere in 15 seconds.
Tools for a Oaks At Windemere 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 Oaks At Windemere sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oaks At Windemere, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oaks At Windemere home worth?
Get a no-obligation home value based on real comparable sales in Oaks At Windemere, 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 →
| Location | Lutz, Hillsborough County, FL · ZIP 33549 |
|---|---|
| Homes in the community | 71 (FL DOR 2025 assessment roll) |
| Years built | 1978–2004 (median 1984) |
| Typical living area | 1,941 sq ft (median) |
| Owner-occupied (homestead) share | 79% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2024; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Oaks At Windemere key facts,” movewithmomentum.com/neighborhoods/oaks-at-windemere, data as of September 20, 2026.
Housing distress & ownership in Oaks At Windemere, 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 November 2026 through November 2026. Deemed reliable but not guaranteed.
More Lutz home searches
- All homes for sale in Lutz, FL
- Homes for sale in Hillsborough County, FL
- Gated communities in Lutz
- Homes from $300K to $500K in Lutz
- Lutz home values: what is my house worth?
Lutz guides & data
- Market data
- Cost of living
- Best neighborhoods
- Property taxes (Hillsborough County)
- Homestead exemption (Hillsborough County)
- Home insurance cost
- New construction (Hillsborough County)
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Real estate agent in Lutz? Join Momentum in Lutz: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Swan Lake Drive (13 homes on record)
Email me new listings in Oaks At Windemere
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Oaks At Windemere
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Oaks At Windemere will answer, and the answer is published on this page for the next buyer.
Recent Developments in Oaks At Windemere
Development, infrastructure, retail, and school activity affecting Oaks At Windemere, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Infrastructure
Temple Terrace council picks fourth speed hump over roundabout on Sunnyside Road
On Oct. 20 the council unanimously rejected a $311,000 mini roundabout at Shadow Lane and a $550,000 T-intersection at Brentwood Drive. It chose a fourth speed hump and permanent replacements for three removable humps, about $25,000, between Bullard Parkway and South Riverhills Drive. The city had budgeted $500,000 and no construction date is set.
What it may mean for the marketThe lower-cost option keeps Sunnyside Road's layout unchanged and leaves most of the budgeted funds unspent. The project is about 7 miles southeast of Oaks At Windemere, elsewhere in Hillsborough County.
Source: Tampa Bay Beacons - October 2026Parks & Amenities
Tampa begins public input on nearly 60 acre K-Bar Ranch park in New Tampa
The city held its first public meeting Oct. 15 on an $8 million park of nearly 60 acres south of Mistflower Lane near the Pasco line. Residents favored paths, nature areas and flexible green space, and a multi-purpose field is proposed. Skanska is the design-builder with design estimated at 10 to 12 months.
What it may mean for the marketThe planned park would add trails and open space for the northern New Tampa area, with design still under way. The project is about 7 miles northeast of Oaks At Windemere, elsewhere in Hillsborough County.
Source: Tampa Bay Beacons - October 2026Retail & Dining
Hobby Lobby coming to Carrollwood Commons on North Dale Mabry
County records show a 49,106 square foot Hobby Lobby planned at Carrollwood Commons on North Dale Mabry Highway, with coming soon signs posted. No opening date has been announced and the company had not commented.
What it may mean for the marketA large craft retailer would add a destination store to the Dale Mabry shopping corridor in northwest Tampa. The project is about 4 miles southwest of Oaks At Windemere, elsewhere in Hillsborough County.
Source: Tampa Bay Beacons - August 2026Development
AECOM Hunt selected as construction manager for proposed $2.3 billion Rays ballpark in Tampa
AECOM Hunt joined the design team led by Populous for the proposed ballpark on a site that includes Hillsborough College property. The stadium would have at least 28,000 fixed seats, with a construction start targeted for September 2026 and completion by late 2028. Tampa's public contribution is up to $80 million and financing is not finalized.
What it may mean for the marketA large ballpark and surrounding mixed-use district would add construction jobs, event traffic and retail demand on the Dale Mabry corridor. The site is about 8 miles south of Oaks At Windemere.
Source: Tampa Bay Business and Wealth - August 2026Infrastructure
Four firms vie to build Tampa International Airport's $150 million control tower
TPA narrowed the field to four builders for a new blast-resistant air traffic control tower on about 2 acres northwest of the main terminal. The budget is about $150 million, with board selection expected Oct. 1 and substantial completion targeted for March 2029.
What it may mean for the marketAirport capital spending supports construction employment and long-term air service capacity for the region. The site is about 9 miles southwest of Oaks At Windemere.
Source: Tampa Bay Business and Wealth - 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 6 miles south of Oaks At Windemere, elsewhere in Hillsborough County.
Source: City of Tampa
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
How many homes are in Oaks At Windemere?
What share of Oaks At Windemere is owner-occupied?
When were the homes in Oaks At Windemere built?
Who is the best real estate agent for Oaks At Windemere?
How do I find a top Lutz real estate agent who knows Oaks At Windemere?
Can Momentum Realty connect me with an agent for Oaks At Windemere?
Where is Oaks At Windemere, and what county is it in?
Should you buy in Oaks At Windemere?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33549)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (12 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. A Momentum agent can 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 Oaks At Windemere fits the bigger picture — live prices, inventory, and Momentum Scores: