REFLECTIONS PH 2A
Homes for Sale in LUTZ, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Reflections Ph 2A is a compact, built-out pocket of 112 homes in Lutz, all delivered in a tight window between 2002 and 2006. That construction consistency is what anchors pricing here: you are largely comparing homes of similar age and layout, with a median around 2,655 square feet, so what separates one closing from the next is condition and updates rather than fundamentally different product. The median sits at $582,000, and at roughly $248 per square foot the market is paying for space that has been maintained and modernized.
Posture right now leans efficient. A median of 15 days on market tells you well-prepared listings move quickly, and with only a handful of recent closings this is a thin, low-turnover market where a single sale can shift the read. For buyers that means being ready to act on the right home; for sellers it means the condition-driven spread is real, and presentation is what earns the top of the range.
REFLECTIONS PH 2A right now
🟡 Still climbing. The trailing-12-month median ($554K) is up 4.8% from the prior 12 months ($529K). 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 (12 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
REFLECTIONS PH 2A market snapshot (as of August 2, 2026): the median sale price is about $554K ($242 per sq ft over the trailing 12 months of closed sales), and a median 28 days on market for closed sales. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level Stellar MLS closed sales (12 closings in the current window).
REFLECTIONS PH 2A is a community of 220 homes in LUTZ, Hillsborough County, built between 2002 and 2006 (median 2004.0), with a median living area of about 2,647 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, fully built-out enclave of early-2000s homes in Lutz where inventory is scarce and the homes are large and consistent in vintage. With 83% homestead, this reads as an owner-occupied community rather than a rental-heavy one, which tends to keep turnover low.
Who REFLECTIONS PH 2A is best for.
Best for
- Buyers seeking a spacious single-family home around 2,600 square feet and comfortable near a $582,000 median
- Owner-occupants who value a stable, built-out community and plan to stay long enough for updates to pay off
- Buyers ready to move fast, with financing in place, on a home that shows well
Probably not for
- Shoppers who want new construction or a broad range of active listings at any given time
- Investors chasing quick flips in a low-turnover, owner-heavy market
- Buyers unwilling to weigh condition and update costs against the asking price
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 ($554K) IS the median in the snapshot above, and the move from 2025 ($529K) IS the +4.8% one-year change.
Windows contain 0 to 14 sales each (12 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 2005 through 2026. Deemed reliable but not guaranteed.
28% of homes for sale in ZIP 33558 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 REFLECTIONS PH 2A buying strategy.
If we were buying in REFLECTIONS PH 2A 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 REFLECTIONS PH 2A.
A condition-driven resale market
Because every home here came out of the ground in a five-year window, the variable that moves price is not floor plan novelty but what an owner has done since. Roofs, HVAC, kitchens, and baths from the original build era are now at the age where updates matter, and the median price of $582,000 reflects homes that have generally been kept up. Expect a wide spread around that median tied almost entirely to condition, not location within the community.
Low turnover is the defining trait. With 112 homes and only five closings in the snapshot window, listings are infrequent, and the 15-day median means the ones that show well do not linger. That combination rewards buyers who have financing lined up and sellers who invest in prep before hitting the market.
The location and the amenities are priced into every listing in REFLECTIONS PH 2A. 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 REFLECTIONS PH 2A 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 (7.7). Basis: Recent Direction +4.8% year-over-year; Owner Commitment 80% owner-occupied; Pricing Power 97.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin market with few comparable sales, pricing and timing are everything, and a single stale comp can distort the picture. We track this enclave closing by closing, translate the condition spread into a realistic number for your specific home, and prepare listings to compete for the fast-moving buyer rather than sit.
REFLECTIONS PH 2A 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 REFLECTIONS PH 2A 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 REFLECTIONS PH 2A sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in REFLECTIONS PH 2A, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your REFLECTIONS PH 2A home worth?
Get a no-obligation home value based on real comparable sales in REFLECTIONS PH 2A, 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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Recent Developments in Reflections Ph 2a
Development, infrastructure, retail, and school activity affecting Reflections Ph 2a, 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 Reflections Ph 2a, 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 Reflections Ph 2a, 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 21 miles south of Reflections Ph 2a, 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 west of Reflections Ph 2a.
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 5 miles west of Reflections Ph 2a.
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 Reflections Ph 2a.
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 REFLECTIONS PH 2A?
How long do homes in REFLECTIONS PH 2A take to sell?
How many homes are in REFLECTIONS PH 2A?
What share of REFLECTIONS PH 2A is owner-occupied?
When were the homes in REFLECTIONS PH 2A built?
Do cash buyers compete in REFLECTIONS PH 2A?
Who is the best real estate agent for REFLECTIONS PH 2A?
How do I find a top LUTZ real estate agent who knows REFLECTIONS PH 2A?
Can Momentum Realty connect me with an agent for REFLECTIONS PH 2A?
Should you buy in REFLECTIONS PH 2A?
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 (10 streets, ZIP 33549/33558)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (101 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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