Tangerine Hill
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 2 closed sales in Tangerine Hill in Lutz, FL since 2017, the most recent in July 2026. 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).
The current MLS snapshot for Tangerine Hill doesn't give us a median price, a days-on-market figure, or a confirmed amenity list to work from, so any read here has to stay honest about that gap rather than paper over it with invented numbers. What we do know is the location: Lutz, Hillsborough County, which puts it in a part of the Tampa Bay market that buyers evaluate on commute, lot size, and proximity to established corridors rather than headline price stats alone.
For a buyer or seller, that means the next step is direct: pull current active and pending listings in the community itself rather than relying on generic area data. We'd rather tell you the data isn't there yet than manufacture a number that sounds authoritative and isn't.
The 60-Second Overview
Tangerine Hill sits in Lutz, Hillsborough County — current MLS activity in the community hasn't surfaced a confirmed amenity package or enough listing volume to characterize pricing trends with confidence.
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 Tangerine Hill is best for.
Best for
- Buyers prioritizing a Lutz, Hillsborough County location over a specific amenity checklist
- Buyers comfortable verifying HOA, amenity, and condition details directly rather than from a market summary
- Sellers who want a local agent to establish current comps rather than rely on thin published data
Probably not for
- Buyers who need a confirmed clubhouse, pool, or recreation package before considering a community
- Buyers who want to compare median price or days-on-market trends before engaging — that data isn't established here yet
- Anyone expecting a firm price range without a direct listing review
The market around Tangerine Hill
Tangerine Hill 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).
ZIP and county figures describe the wider market, not Tangerine Hill specifically. Momentum Research analysis of MLS records.
Recent Developments in Tangerine Hill
Development, infrastructure, retail, and school activity affecting Tangerine Hill, 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 Tangerine Hill, 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 Tangerine Hill, 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 Tangerine Hill, 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 3 miles west of Tangerine Hill.
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 6 miles west of Tangerine Hill.
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 6 miles southeast of Tangerine Hill.
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 Tangerine Hill buying strategy.
If we were buying in Tangerine Hill 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 Tangerine Hill.
What we can — and can't — say yet
Lutz sits north of Tampa proper, and communities in this stretch of Hillsborough County tend to draw buyers comparing suburban lot sizes and commute distance against closer-in Tampa options. That's the honest context available without a specific price or inventory figure to anchor it to Tangerine Hill itself.
Because no community amenities were identified from current MLS listings, we're not going to describe a clubhouse, pool, or trail system that may or may not exist. If amenities are part of what you're evaluating, that's a question for a direct conversation and a walk of the neighborhood, not something to take on faith from a listing sheet.
The location and the amenities are priced into every listing in Tangerine Hill. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the MLS feed itself is thin on a community, the value of a local agent goes up, not down — someone has to verify lot lines, HOA documents, and actual condition rather than lean on a data summary. That's the work we do before we tell a buyer or seller what Tangerine Hill is actually worth talking about.
Tangerine Hill 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 Tangerine Hill 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 Tangerine Hill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tangerine Hill, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tangerine Hill home worth?
Get a no-obligation home value based on real comparable sales in Tangerine Hill, 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 Tangerine Hill?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tangerine Hill with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2017 (2 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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Tangerine Hill fits the bigger picture — live prices, inventory, and Momentum Scores:
Tangerine Hill Market Scorecard
Tangerine Hill is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 33549 ZIP is $443,889, about 4.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.