Villarosa Ph F
Homes for Sale in Lutz, FL
True comps, carrying-cost math, and listings before the portals.
Villarosa Ph F is a small, built-out pocket in Lutz — 81 homes, all constructed between 1998 and 2000, with a median build year of 1999. When the housing stock is this uniform in age and size (median living area right around 2,200 square feet), price is driven less by the floor plan and more by condition and updates. The median sits at $523,750, or about $236 per square foot, but expect a wide spread underneath that number: a renovated home and a dated one of the same footprint will not trade anywhere near each other.
The current posture is balanced, not frantic. A median of 30 days on market means well-priced, presentable homes move in about a month — quick enough that sellers hold leverage, slow enough that buyers who do their diligence aren't forced into blind decisions. With only a handful of closings in the recent window, individual sales carry outsized weight, so read comps carefully and don't over-anchor on any single number.
The 60-Second Overview
Villarosa Ph F market snapshot (as of July 13, 2026): the median sale price is about $524K ($236 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales.
Villarosa Ph F is a community of 81 homes in Lutz, Hillsborough County, built between 1998 and 2000 (median 1999.0), with a median living area of about 2,202 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, single-era community in Lutz where the homes are largely comparable in age and size, so the real variable buyers are pricing is condition. A high homestead share — roughly 83% — points to an owner-occupied, stay-put character rather than a rental- or turnover-heavy block.
Who Villarosa Ph F is best for.
Best for
- Buyers comfortable around the mid-$500s who want roughly 2,200 square feet in an established Lutz setting
- Value-minded buyers willing to update an original-condition home to capture the spread below the median
- Long-hold owner-occupants who prioritize a stable, low-turnover community over frequent inventory
Probably not for
- Buyers set on new construction or homes built in the last two decades
- Shoppers who want a large selection of active listings to compare at any given moment
- Anyone needing a move-in-ready home with no appetite for updating dated systems or finishes
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($524K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (4 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 Villarosa Ph F buying strategy.
If we were buying in Villarosa Ph F 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 Villarosa Ph F.
A condition market, not a floor-plan market
Because everything here was built in a two-year window and clusters around the same size, the pricing conversation is almost entirely about what's been done to a given home since 1999. Roofs, HVAC, kitchens, and baths from the original build are now decades old, so the median $236 per square foot is best read as a midpoint between updated and original-condition stock. Buyers should budget for the gap between a move-in-ready home and one that needs work; sellers should understand that visible updates are what separate a top-of-market sale from a middle-of-the-pack one.
The high homestead share tells you this is predominantly an owner-occupied community with limited turnover. That tends to mean maintained homes and steadier inventory, but it also means fewer listings at any one time — when a home you want appears, the 30-day median suggests you won't have long to act.
The location and the amenities are priced into every listing in Villarosa Ph F. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-turnover community with only a few recent closings, the numbers alone won't tell you what a specific home is worth — condition, updates, and the story behind each comp matter more than the median. We track this Lutz market closely enough to tell you whether a given listing is priced on its renovations or its bones, and whether the asking number reflects a $523,750-caliber home or something above or below it.
Villarosa Ph F 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 Villarosa Ph F 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 Villarosa Ph F sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villarosa Ph F, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villarosa Ph F home worth?
Get a no-obligation home value based on real comparable sales in Villarosa Ph F, 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 Villarosa Ph F?
How long do homes in Villarosa Ph F take to sell?
How many homes are in Villarosa Ph F?
What share of Villarosa Ph F is owner-occupied?
When were the homes in Villarosa Ph F built?
Do cash buyers compete in Villarosa Ph F?
Who is the best real estate agent for Villarosa Ph F?
How do I find a top Lutz real estate agent who knows Villarosa Ph F?
Can Momentum Realty connect me with an agent for Villarosa Ph F?
Should you buy in Villarosa Ph F?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33558)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2009 (26 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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