Water Edge At Heron Cove
Homes for Sale in Lutz, FL
All 304 homes for sale in Lutz, FL · median $499,450 · 67 homes for sale in 33549 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 4 closed sales in Water Edge At Heron Cove Ph 02 in Lutz, FL since 2017, the most recent in November 2025. Across Lutz as a whole, 753 homes closed in the last 12 months at a median of $509,000, 41 median days on market, with 256 homes for sale today. At that median and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $8,220 ($7,570 with the full homestead exemption).
Part of the Heron Cove master-planned community in Lutz, FL — see all Heron Cove homes for sale (2 listings across 6 villages and sections in the MLS).
Water Edge At Heron Cove Ph 02 is a small, tightly bounded pocket of 45 homes built between 1998 and 2002, with a median year built right at 2000. That narrow construction window means the housing stock is fairly consistent in age and finish level, so what moves a listing here is less about era and more about how well a given owner has maintained or updated the interior over the past two-plus decades.
With homestead exemptions on file for roughly two-thirds of the homes, this is not a community that turns over through investor or rental inventory very often. When something does list, it tends to be an owner-occupied home coming to market on its own timeline rather than part of a larger release or turnover cycle. Buyers should expect limited concurrent inventory and be ready to move when the right unit appears; sellers should expect a smaller, more targeted buyer pool rather than heavy competing supply.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Water Edge At Heron CoveHomes for Sale in Lutz, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
A compact, established enclave of single-family homes built around the turn of the millennium, with a median living area near 1,725 square feet and no clubhouse, pool, or other shared amenity currently identified in MLS records — this is a community built on the house itself, not a shared amenity package.
Stellar MLS sales records identify 7 homes in Water Edge At Heron Cove that have changed hands since 2018, built between 1999 and 2002 (median 2001), with a median living area of about 1,983 sq ft and a typical 3-bedroom, 2.5-bath layout; 86% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 3 qualified sales in Water Edge At Heron Cove across 2024–2025 (2 in 2024, 1 in 2025), median $305,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Water Edge At Heron Cove is best for.
Best for
- A buyer who wants a single-family home of roughly 1,725 square feet in an established, low-turnover Lutz community.
- A buyer comfortable evaluating condition and updates on a home built between 1998 and 2002 rather than shopping new construction.
- A buyer who prefers a self-contained neighborhood without amenity fees or shared recreational facilities factored into carrying costs.
Probably not for
- A buyer who specifically wants clubhouse, pool, or other organized community amenities included with the home.
- A buyer who wants a wide, active pool of concurrent listings to compare — inventory here is limited by the community's small size.
- An investor seeking a community with a track record of frequent rental or investor turnover; the high homestead share suggests otherwise.
The market around Water Edge At Heron Cove
Water Edge At Heron Cove 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 Pasco County, 4,382 homes are active and 1,285 pending (23% under contract).
In ZIP 33549 (Lutz), 39 homes closed in the last 12 months at a median of $370K ($229/sq ft), up 1.3% year over year, with a median 48 days on market. Right now 11 active and 5 pending listings put supply at about 3.4 months — a balanced market. See the live ZIP 33549 housing market and the Hillsborough County market.
ZIP and county figures describe the wider market, not Water Edge At Heron Cove specifically. Momentum Research analysis of MLS records.
Water Edge At Heron Cove Ph 02 by the numbers
From county property records and closed MLS sales for the Water Edge At Heron Cove Ph 02 subdivision: 5 homes on record; built 2001–2002; typical size about 1,983 heated sq ft; 3 bedrooms is the median. Housing mix: townhome 80%, single-family 20%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2018 | 1 | $199,900 |
| 2020 | 1 | $243,000 |
| 2023 | 1 | $375,000 |
| 2024 | 1 | $368,000 |
| 2025 | 1 | $320,000 |
Newest recorded sale: $320,000 on 2025-11-04.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Water Edge At Heron Cove buying strategy.
If we were buying in Water Edge At Heron Cove 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 Water Edge At Heron Cove.
A settled footprint, not a growth story
At 45 homes, Water Edge At Heron Cove Ph 02 is small enough that its market behaves more like a single street than a subdivision with active phases or ongoing development. The build window of 1998 to 2002 is tight, which means most homes share a similar structural era, layout logic, and system age — the differentiators buyers will actually see come down to updates, condition, and lot specifics rather than which section or builder phase a home sits in.
There is no clubhouse, pool, or other shared recreational amenity listed against current MLS records for this community. That is a factual gap in the data rather than a judgment call, but it is worth naming plainly: buyers drawn to amenity-driven living should look elsewhere, while buyers who want a straightforward, self-contained home without HOA-run recreational overhead may find that appealing.
The location and the amenities are priced into every listing in Water Edge At Heron Cove. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with limited concurrent listings and a high share of owner-occupied homes, timing and local read matter more than a generic search alert. We track when this pocket of Lutz actually produces inventory, help you read condition against the community's 1998-2002 build era, and make sure your offer or listing strategy reflects a market that moves in ones and twos, not dozens.
Water Edge At Heron Cove 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 Water Edge At Heron Cove buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Water Edge At Heron Cove sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Water Edge At Heron Cove, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Should you buy in Water Edge At Heron Cove?
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Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2017 (4 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.
Recent Developments in Water Edge At Heron Cove Ph 02
Development, infrastructure, retail, and school activity affecting Water Edge At Heron Cove Ph 02, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Tien's Sandwich banh mi and boba shop set to open in Wesley Chapel
Tien's Sandwich is expected to open in November at 2557 Mansfield Blvd. in the Wiregrass Ranch area of Wesley Chapel.
What it may mean for the marketThe shop adds another independent dining option near the Wiregrass Ranch retail area. The project is about 10 miles southeast of Water Edge At Heron Cove Ph 02, elsewhere in Pasco County.
Source: Tampa Bay Beacons - October 2026Parks & Amenities
Pasco commissioners approve purchase of 153 acres south of Wesley Chapel District Park
Commissioners unanimously approved a contract to buy about 153 acres south of the park, in four phases of roughly 39 acres over four years. The first phase is funded in fiscal 2027 from parks impact fees. The land is meant to add nature areas and playing fields, and funding for building facilities is not yet identified.
What it may mean for the marketThe acquisition sets aside room for added recreation capacity in the Wesley Chapel area, though facilities are years away. The project is about 9 miles southeast of Water Edge At Heron Cove Ph 02, elsewhere in Pasco County.
Source: Tampa Bay Beacons - 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 Water Edge At Heron Cove 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 less than a mile southwest of Water Edge At Heron Cove 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 4 miles west of Water Edge At Heron Cove 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 project is about 9 miles southeast of Water Edge At Heron Cove Ph 02, elsewhere in Pasco County.
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.
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Common questions about Water Edge At Heron Cove
Where is Water Edge At Heron Cove?
Water Edge At Heron Cove is a community in Lutz, Pasco County, Florida, ZIP 33549.
How many homes are in Water Edge At Heron Cove?
County property records list 5 homes in Water Edge At Heron Cove, built between 2001 and 2002; the typical home is about 1,983 heated square feet.
What do homes in Water Edge At Heron Cove sell for?
Water Edge At Heron Cove has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (1 sale, median $320,000). For context, ZIP 33549 has 70 homes on the market with 26% under contract.
Are there homes for sale in Water Edge At Heron Cove right now?
No active listings inside Water Edge At Heron Cove at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Water Edge At Heron Cove have an HOA or CDD?
No HOA is on record for Water Edge At Heron Cove in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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