Sico Sub
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in Sico Sub in Lutz, FL since 2015, the most recent in June 2025. Across Lutz as a whole, 318 homes closed in the last 12 months at a median of $475,000, 41 median days on market, with 72 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).
Sico Sub is a small, low-profile subdivision in Lutz, and the current MLS picture reflects that: there is no defined set of community amenities showing up in active listings. That absence is itself informative — value here is not being built on a clubhouse, gated entry, or shared recreation. It is coming from the individual lot and the condition of the structure on it.
With no amenity package to anchor comparisons and no broad pattern of current listings to lean on, this is a market where pricing has to be worked out home by home rather than read off a community-wide trend line. Anyone buying or selling here should expect the conversation to center on the specific property, not the subdivision as a brand.
The 60-Second Overview
Sico Sub sits within Lutz in Hillsborough County. Current MLS data shows no distinct community amenities associated with active listings, so this reads as a straightforward residential pocket rather than an amenity-driven subdivision.
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 Sico Sub is best for.
Best for
- A buyer prioritizing the home itself over community-wide amenities
- Someone comfortable evaluating a property on its own merits rather than by neighborhood brand
- A seller whose home's condition and lot can carry the listing without amenity marketing
Probably not for
- A buyer specifically seeking a subdivision with a pool, clubhouse, or gated entry
- Someone who wants to rely on strong recent comp data before making an offer
- A buyer expecting a defined, amenity-anchored price tier for the area
The market around Sico Sub
Sico Sub is too small for its own price trend, so here is the market around it.
In ZIP 33548, 32 homes are on the market and 34% are under contract — a fast-moving corner of Lutz.
Across Hillsborough County, 6,274 homes are active and 1,939 pending (24% under contract).
ZIP and county figures describe the wider market, not Sico Sub specifically. Momentum Research analysis of MLS records.
Recent Developments in Sico Sub
Development, infrastructure, retail, and school activity affecting Sico Sub, 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 22 miles south of Sico Sub, 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 17 miles south of Sico Sub, 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 19 miles south of Sico Sub, 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 about 2 miles northwest of Sico Sub.
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 Sico Sub.
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 7 miles southeast of Sico Sub.
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.
The Sico Sub buying strategy.
If we were buying in Sico Sub 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 Sico Sub.
A Community Defined by Its Homes, Not Its Amenities
Some Lutz subdivisions market themselves around a shared feature — a lake, a pool, a gate. Sico Sub does not present that way in the current MLS feed. There is no amenity package showing up across listings, which means anyone evaluating this community should focus on the individual lot, layout, and condition of the home in question rather than assuming a shared set of features.
That also shapes how comparisons should be made. Without a community amenity story to normalize across listings, buyers and sellers get a truer read by pulling direct, property-level comps rather than treating Sico Sub as a single, uniform market.
The location and the amenities are priced into every listing in Sico Sub. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision this size, with no standardized amenity set to lean on, the work is in the details — pulling the right comps, tracking what actually comes up for sale here, and pricing or offering based on the specific home rather than a community average. That is the kind of hands-on read Momentum provides before you commit to a number.
Sico Sub 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 Sico Sub 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 Sico Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sico Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sico Sub home worth?
Get a no-obligation home value based on real comparable sales in Sico Sub, 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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Should you buy in Sico Sub?
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 2015 (3 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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