WEST LAKE PHASE 2
Homes for Sale in WIMAUMA, FL
True comps, carrying-cost math, and listings before the portals.
West Lake Phase 2 has closed only two sales in the current window, so every figure here should be read as a snapshot rather than a trend. The median price of $329,900 and price per square foot of $154.35 come from that small pair of transactions, which means a single home with a different lot, finish level, or size could move both numbers meaningfully on the next closing.
What is worth noting is speed: a median of 12 days on market says homes that do list here are moving quickly, not sitting. Combined with zero homestead exemptions on file across the closed sales, this reads as a phase where recent activity has leaned toward non-primary-residence buyers or newer construction turning over fast rather than a mature resale market with long-tenured owners.
WEST LAKE PHASE 2 right now
🟡 Off the recent peak. The trailing-12-month median ($330K) is down 1.4% from the prior 12 months ($334K).Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: High (77 and 22 sales in the two windows).
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Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
WEST LAKE PHASE 2 market snapshot (as of August 2, 2026): the median sale price is about $330K ($152 per sq ft over the trailing 12 months of closed sales), and a median 12 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (77 closings in the current window).
West Lake Phase 2 is a small, still-thin slice of the Wimauma market in Hillsborough County, with pricing and pace data built from just two recent closings rather than a broad resale history.
Who WEST LAKE PHASE 2 is best for.
Best for
- A buyer comfortable pricing off a limited comp set and doing extra diligence on the specific home rather than the community average
- A buyer whose target budget lines up near the $329,900 median and who isn't relying on onsite amenities as part of the value equation
- An investor evaluating a fast-turnover phase where recent sales closed without homestead exemptions on file
Probably not for
- A buyer who wants a large resale history to benchmark price per square foot with confidence
- A buyer prioritizing established community amenities, since none are currently identified from MLS listings
- A buyer who wants to see multiple years of pricing trend data before committing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($330K) IS the median in the snapshot above, and the move from 2025 ($334K) IS the -1.4% one-year change.
Windows contain 22 to 77 sales each (77 in the current window); every figure carries its sample size. Based on Stellar MLS data distributed by MLS GRID for the period 2025 through 2026. Deemed reliable but not guaranteed.
27% of homes for sale in ZIP 33598 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
The WEST LAKE PHASE 2 buying strategy.
If we were buying in WEST LAKE PHASE 2 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 WEST LAKE PHASE 2.
Reading a Two-Sale Market Honestly
With only two homes in the closings window, West Lake Phase 2 does not yet have the transaction volume to support firm conclusions about pricing bands or negotiating room. The median price of $329,900 and per-square-foot figure of $154.35 are real numbers from real closings, but they represent a narrow slice of whatever the phase's total inventory looks like, and a buyer or seller should treat them as a starting reference point, not a ceiling or floor.
The 12-day median days-on-market suggests that whatever did list, sold with minimal friction, which is consistent with a phase in early absorption where supply is limited relative to interest. No community amenities were identified from current MLS listings, so any pool, clubhouse, or recreational features would need to be confirmed directly rather than assumed from the listing data available.
The location and the amenities are priced into every listing in WEST LAKE PHASE 2. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in WEST LAKE PHASE 2 buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.4). Basis: Recent Direction -1.4% year-over-year; Owner Commitment 0% owner-occupied; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a phase with this little closed data, the value we add is knowing which of the two comps actually applies to a given home, and pulling in nearby West Lake phases or comparable Wimauma product to build a fuller pricing picture before you commit to a number in either direction.
WEST LAKE PHASE 2 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 WEST LAKE PHASE 2 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 WEST LAKE PHASE 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WEST LAKE PHASE 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WEST LAKE PHASE 2 home worth?
Get a no-obligation home value based on real comparable sales in WEST LAKE PHASE 2, 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 WEST LAKE PHASE 2 on the map →
Frequently Asked Questions
What is the median home price in WEST LAKE PHASE 2?
How long do homes in WEST LAKE PHASE 2 take to sell?
How many homes are in WEST LAKE PHASE 2?
What share of WEST LAKE PHASE 2 is owner-occupied?
Do cash buyers compete in WEST LAKE PHASE 2?
Who is the best real estate agent for WEST LAKE PHASE 2?
How do I find a top WIMAUMA real estate agent who knows WEST LAKE PHASE 2?
Can Momentum Realty connect me with an agent for WEST LAKE PHASE 2?
Should you buy in WEST LAKE PHASE 2?
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 August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33598/33626)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2025 (99 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.
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See how WEST LAKE PHASE 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
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