PROMENADE AT LAKE PARK PH
Homes for Sale in LUTZ, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by size and vintage more than anything. These are large homes — a median around 3,749 square feet — built between 2016 and 2022, with the middle of the pack landing in 2018. At a median of $854,888, or roughly $285 per square foot, you are paying for newer construction and square footage, not decades of neighborhood seasoning. Condition and finish level will explain most of the spread between one closing and the next.
The current posture is fast but softer on price. Homes are moving at a median of 12 days, which tells you well-priced, well-presented listings clear quickly. At the same time, the median is down 20.5% year over year, so sellers should not anchor to what the community fetched a year ago, and buyers have more room than the speed of sale alone suggests. Price to the current market, not the memory of the last one.
PROMENADE AT LAKE PARK PH right now
🔴 Off the recent peak. The trailing-12-month median ($852K) is down 24.7% from the prior 12 months ($1.13M). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Medium (6 and 6 sales in the two windows).
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Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
PROMENADE AT LAKE PARK PH market snapshot (as of August 2, 2026): the median sale price is about $852K ($305 per sq ft over the trailing 12 months of closed sales), and a median 18 days on market for closed sales. The trailing-12-month median is down 25% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
PROMENADE AT LAKE PARK PH is a community of 200 homes in LUTZ, Hillsborough County, built between 2016 and 2022 (median 2018), with a median living area of about 3,749 square feet. 91% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Promenade At Lake Park Ph is a compact, newer-construction pocket in Lutz — about 200 homes, nearly all built within a tight 2016–2022 window — where the product is consistent: large floor plans on the newer end of the Hillsborough spectrum.
Who PROMENADE AT LAKE PARK PH is best for.
Best for
- Buyers targeting a large, newer home in the mid-$800s who want move-in-ready over a build timeline
- Owner-occupants planning to stay put, comfortable in a low-turnover, homestead-heavy setting
- Buyers willing to act quickly on well-priced homes given the 12-day median pace
Probably not for
- Anyone whose budget sits well below the $854,888 median
- Investors seeking rental turnover, given the 91% homestead share
- Buyers wanting a smaller, lower-maintenance floor plan than the ~3,749 sq ft norm here
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($852K) IS the median in the snapshot above, and the move from 2025 ($1.13M) IS the -24.7% one-year change.
Windows contain 1 to 10 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Deemed reliable but not guaranteed.
29% of homes for sale in ZIP 33548 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 (2026-08-01).
The PROMENADE AT LAKE PARK PH buying strategy.
If we were buying in PROMENADE AT LAKE PARK PH 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 PROMENADE AT LAKE PARK PH.
A newer, owner-held enclave
With a homestead share of 91%, this is overwhelmingly an owner-occupied community rather than an investor or rental play. That tends to show up in maintenance and turnover: inventory here is not churning, so when a home does list, it is often one of only a handful of comparable options at a time — the closings window shows just 7 recent sales.
Because the homes cluster so tightly in age and size, the honest variable is condition, lot, and finish. Two homes a few hundred feet apart can price very differently based on upgrades and how they show. Read each listing on its own merits rather than assuming the median tells you what any single home is worth.
The location and the amenities are priced into every listing in PROMENADE AT LAKE PARK PH. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in PROMENADE AT LAKE PARK PH buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.9). Basis: Recent Direction -24.7% year-over-year; Owner Commitment 91% owner-occupied; Pricing Power 98.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Thin recent volume and a double-digit year-over-year price move mean this is not a market you can read off a headline number. We work the individual comps — condition, lot, finish, and the handful of relevant recent closings — so buyers do not overpay in a softening market and sellers price to move at the pace the 12-day median rewards.
PROMENADE AT LAKE PARK PH in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 PROMENADE AT LAKE PARK PH 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 PROMENADE AT LAKE PARK PH sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in PROMENADE AT LAKE PARK PH, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your PROMENADE AT LAKE PARK PH home worth?
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Recent Developments in Promenade At Lake Park Ph
Development, infrastructure, retail, and school activity affecting Promenade At Lake Park Ph, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 23 miles south of Promenade At Lake Park Ph, 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 18 miles south of Promenade At Lake Park Ph, 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 20 miles south of Promenade At Lake Park Ph, elsewhere in Hillsborough County.
Source: Bay News 9 - April 2026Development
New mixed-use development planned on State Road 52 in central Pasco
A mixed-use development planned on State Road 52 in central Pasco County, next to Pilot Country Airport, would add 108 single-family homes, about 175,000 square feet of commercial and retail space, and a 120-room hotel, with completion expected around 2030.
What it may mean for the marketA new mixed-use community adds housing, retail, and lodging along the State Road 52 corridor in central Pasco, the kind of growth that can shape demand and pricing for nearby communities. The site is less than a mile northwest of Promenade At Lake Park Ph.
Source: Tampa Bay Times - January 2026Development
Moffitt Cancer Center opens flagship outpatient center at its new Speros FL campus in Pasco
Moffitt Cancer Center held the grand opening of its flagship outpatient cancer center in January 2026 at Speros FL, its large new campus on State Road 52 in Pasco County. The campus is planned as a long-term life sciences and medical hub expected to bring substantial employment to the area.
What it may mean for the marketA large new medical and life sciences campus is a long-term employment anchor for central Pasco, a structural demand driver for housing in the surrounding area. The site is about 4 miles west of Promenade At Lake Park Ph.
Source: WUSF - January 2026Development
Flagship breaks ground on 46,000-square-foot Wiregrass Ranch Medical Pavilion in Wesley Chapel
Flagship Healthcare Properties broke ground in January 2026 on a 46,000-square-foot medical pavilion at Wiregrass Ranch in Wesley Chapel, adding outpatient medical space to the growing State Road 56 corridor.
What it may mean for the marketAdded outpatient medical space along the State Road 56 corridor deepens healthcare access and professional employment in Wesley Chapel, an amenity factor that can support nearby housing demand. The site is about 8 miles southeast of Promenade At Lake Park Ph.
Source: HCO News
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
What is the median home price in PROMENADE AT LAKE PARK PH?
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What share of PROMENADE AT LAKE PARK PH is owner-occupied?
When were the homes in PROMENADE AT LAKE PARK PH built?
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Should you buy in PROMENADE AT LAKE PARK PH?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33548)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (36 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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