Oaks At Windemere
Homes for Sale in Lutz, FL
All 279 homes for sale in Lutz, FL · median $525,000 · 58 homes for sale in 33549 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 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, 372 homes closed in the last 12 months at a median of $475,000, 40 median days on market, with 264 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).
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 WindemereHomes for Sale in Lutz, FL 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, 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).
In ZIP 33549 (Lutz), 138 homes closed in the last 12 months at a median of $385K ($234/sq ft), down 2.4% year over year, with a median 50 days on market. Right now 23 active and 6 pending listings put supply at about 3.6 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.
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 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 →
Should you buy in Oaks At Windemere?
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 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.
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 October 2026.
- 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 - August 2026Development
ONE Tampa condo tower tops out at 42 stories with nearly 70% of units sold
Kolter Urban's 42-story tower at North Ashley Drive and East Twiggs Street has 225 residences and is capped at 649 feet by aviation limits. Closings are expected to begin in the third quarter of 2027. About 5,000 square feet of ground-floor restaurant space is planned.
What it may mean for the marketNew downtown condo inventory and ground-floor dining add housing choices and walkable amenities near Curtis Hixon Waterfront Park. The project is about 10 miles south of Oaks At Windemere, elsewhere in Hillsborough County.
Source: Tampa Bay Business and Wealth - July 2026Development
33-story tower planned for Water Street Tampa expansion
Strategic Property Partners plans a 33-story mixed use tower at Water Street and Cumberland Avenue in downtown Tampa on a 1.9-acre site. The building would hold 452 residential units ranging from studios to three bedrooms plus about 37,000 square feet of retail and 645 parking spaces. Construction is scheduled to begin in spring 2027 with completion targeted for 2029.
What it may mean for the marketAdds a 33 story tower with 452 residential units and ground floor retail to the downtown Tampa market, continuing the buildout of the Water Street district and expanding high rise housing supply. The project is about 11 miles south of Oaks At Windemere, elsewhere in Hillsborough County.
Source: Florida YIMBY - 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 - July 2026Builder Activity
First 3D-printed affordable home nears completion in East Tampa
The nonprofit Corporation to Develop Communities of Tampa is completing Tampa's first 3D-printed affordable home on Lurline Circle in East Tampa, using a gantry-style printer that layers concrete for the walls. The house is expected to be finished within weeks and listed for sale in about two months, with down payment assistance and first time homebuyer programs available. The effort is part of a broader CDC initiative that includes more than 90 multifamily units in East Tampa.
What it may mean for the marketIntroduces 3D concrete printing construction to the local for sale housing market, with a new single family home and additional multifamily units planned. The method signals a new building technique entering the area home supply. The project is about 9 miles southeast of Oaks At Windemere, elsewhere in Hillsborough County.
Source: Bay News 9
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.
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Common questions about Oaks At Windemere
Where is Oaks At Windemere?
Oaks At Windemere is a community in Lutz, Hillsborough County, Florida, ZIP 33549.
Are there homes for sale in Oaks At Windemere right now?
No active listings inside Oaks At Windemere at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Oaks At Windemere have an HOA or CDD?
No HOA is on record for Oaks At Windemere in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Lutz (Pasco) & Tampa North / Pasco County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Tampa North / Pasco County or the full Neighborhood Finder.
| 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.
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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)
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