Village On Pond Ph 02
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
Village On Pond Ph 02 is a smaller Lutz pocket of 81 homes built between 1991 and 2001, with a median build year of 1993. Pricing here tracks condition and update history more than anything else, since the base stock is now three decades old and how each owner has maintained or renovated it drives the spread you will see listing to listing.
Recent closings in this community have been thin, just two in the trailing window, so any single sale carries outsized weight in reading the market. That is not unusual for a community this size, but it means buyers and sellers should lean on a broker who is actually watching the comps in real time rather than a stale automated estimate.
Who Village On Pond Ph 02 is best for.
Best for
- Buyers comfortable assessing a 1990s-built home on its own updates and systems rather than assuming new-construction condition.
- Buyers prioritizing an established Lutz location over resort-style community amenities.
- Buyers planning to hold long-term, in line with the community's high homestead share and low turnover.
Probably not for
- Buyers who want confirmed clubhouse, pool, or recreational amenities as part of the purchase.
- Buyers who need a large, active resale comp set to benchmark pricing with confidence.
- Buyers seeking a recently built home with minimal anticipated maintenance.
The market around Village On Pond Ph 02
Village On Pond Ph 02 is a small community — 10 recorded sales on file, most recently in 2021 — too few for its own price trend. Here is the market around it.
Across Pasco County, 4,307 homes are active and 1,258 pending (23% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Village On Pond Ph 02 specifically. Momentum Research analysis of MLS records.
The Village On Pond Ph 02 buying strategy.
If we were buying in Village On Pond Ph 02 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 Village On Pond Ph 02.
A stable, low-turnover pocket
The age range on these homes, 1991 to 2001 with a median build year of 1993, means most buyers are walking into a home with at least one full generation of systems and finishes behind it. Roofs, HVAC, and kitchens will vary widely from house to house depending on what each owner has already replaced, which is the main driver of value differences within the community rather than lot location or floor plan.
The homestead share of about 75% is a meaningful signal: this is a community where owners tend to settle in rather than cycle through quickly. That keeps inventory naturally tight and means listings here do not always sit long once priced to current condition. We are not tracking any HOA-run amenities from current MLS data for this section, so buyers should confirm directly what, if anything, is included before assuming clubhouse or pool access.
The location and the amenities are priced into every listing in Village On Pond Ph 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only two closings in the recent window, this is exactly the kind of community where generic online valuations fall apart. We track condition-adjusted comps directly and can tell you, house by house, what an update history is actually worth here before you commit to a number.
Village On Pond Ph 02 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 Village On Pond Ph 02 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 Village On Pond Ph 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Village On Pond Ph 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Village On Pond Ph 02 home worth?
Get a no-obligation home value based on real comparable sales in Village On Pond Ph 02, 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 homes for sale in Village On Pond Ph 02 on the map →
Recent Developments in Village On Pond Ph 02
Development, infrastructure, retail, and school activity affecting Village On Pond Ph 02, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Pomelo Square mixed-use community advances in Wesley Chapel
Ryan Cos. and PulteGroup are advancing Pomelo Square, a mixed use development at the northeast corner of Old Pasco Road and Overpass Road in Wesley Chapel. Plans call for 415 residential units made up of 325 apartments and 90 townhomes, about 42,000 square feet of retail, and a hotel pad. Completion is targeted for the first quarter of 2028.
What it may mean for the marketAdds a mixed use community of apartments and townhomes with retail space and a hotel pad, expanding housing and commercial supply in a growing Pasco County corridor. The project is about 8 miles east of Village On Pond Ph 02, elsewhere in Pasco County.
Source: Florida YIMBY - 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 1 mile northwest of Village On Pond Ph 02.
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 northwest of Village On Pond Ph 02.
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 Village On Pond Ph 02.
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
How many homes are in Village On Pond Ph 02?
What share of Village On Pond Ph 02 is owner-occupied?
When were the homes in Village On Pond Ph 02 built?
Do cash buyers compete in Village On Pond Ph 02?
Who is the best real estate agent for Village On Pond Ph 02?
How do I find a top Lutz real estate agent who knows Village On Pond Ph 02?
Can Momentum Realty connect me with an agent for Village On Pond Ph 02?
Should you buy in Village On Pond Ph 02?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33549)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (21 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.
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 Village On Pond Ph 02 fits the bigger picture — live prices, inventory, and Momentum Scores:
More Lutz (Pasco) & Tampa North / Pasco County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Tampa North / Pasco County or the full Neighborhood Finder.