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 ($855K) is down 20.5% from the prior 12 months ($1.08M). 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 July 15. Confidence: Low (7 and 5 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Hillsborough County sale ($855K vs $395K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Promenade At Lake Park Ph right now
🔴 Off the recent peak. The trailing-12-month median ($855K) is down 20.5% from the prior 12 months ($1.08M). 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 July 15. Confidence: Low (7 and 5 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Hillsborough County sale ($855K vs $395K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 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 July 15, 2026): the median sale price is about $855K ($285 per sq ft over the trailing 12 months of closed sales), and a median 12 days on market for closed sales. The trailing-12-month median is down 20% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 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
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($855K) IS the median in the snapshot above, and the move from 2025 ($1.08M) IS the -20.5% one-year change.
Windows contain 0 to 11 sales each (7 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 %s through %s. Deemed reliable but not guaranteed.
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 (6.2). Basis: Recent Direction -20.5% year-over-year; Owner Commitment 91% owner-occupied; Pricing Power 97.8% 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?
Get a no-obligation home value based on real comparable sales in Promenade At Lake Park Ph, 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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Frequently Asked Questions
What is the median home price in Promenade At Lake Park Ph?
How long do homes in Promenade At Lake Park Ph take to sell?
How many homes are in Promenade At Lake Park Ph?
What share of Promenade At Lake Park Ph is owner-occupied?
When were the homes in Promenade At Lake Park Ph built?
Do cash buyers compete in Promenade At Lake Park Ph?
Who is the best real estate agent for Promenade At Lake Park Ph?
How do I find a top Lutz real estate agent who knows Promenade At Lake Park Ph?
Can Momentum Realty connect me with an agent for Promenade At Lake Park Ph?
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 July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33548)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($855K) IS the median in the snapshot above, and the move from 2025 ($1.08M) IS the -20.5% one-year change.
Windows contain 0 to 11 sales each (7 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 %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33548)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| 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.
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. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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