Willow Bend
Homes for Sale in Lutz, FL
All 248 homes for sale in LUTZ, FL · median $524,950 · 41 homes for sale in 33549 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of October 2026, Willow Bend in Lutz, FL has 8 homes for sale and 1 pending, asking from $495,000 to $800,000 (median $559,500). Over the 12 months ending 2026-09-20, 23 recorded sales closed at a median of $525,000, $234 per square foot, a median 18 days on market, sellers accepting 96% of original asking (-1% versus the prior year). Homes listed or recently sold were built 1991 - 2003; 21 of 21 report an HOA (median $59/mo); none of the 20 geocoded homes sit in a FEMA special flood hazard zone (median elevation 73 ft). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $8,480 ($7,830 with the full homestead exemption).
Sections of Willow Bend in the MLS
Willow Bend in Lutz, FL is recorded as 2 separate subdivisions/phases in the MLS; 1 home is for sale across them today. Each section has its own page:
- Willow Bend Tr Mf02 · 1 for sale · 3 sold/12 mo
- Willow Bend Unit B1
Homes For Sale Right Now in Willow Bend
Live MLS inventory for Willow Bend. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Willow Bend listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Every Home for Sale in Willow Bend Right Now (9)
All 9 active and pending Willow Bend listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1813 Audubon Trail · $565,000 · 3 bd / 2.5 ba · listed Oct 2, 2026 · listed by Keller Williams Suburban Tampa
- 22536 Laureldale Drive · $585,000 · 5 bd / 3 ba · listed Sep 25, 2026 · listed by Sanctuary Real Estate Group, Llc
- 1301 Fox Chapel Drive · $554,000 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by Future Home Realty Inc
- 23218 Cypress Trail Drive · $619,000 · 4 bd / 2.5 ba · listed Sep 11, 2026 · listed by Lpt Realty, Llc
- 22240 Willow Lakes Drive · $500,000 · 4 bd / 3 ba · listed Sep 9, 2026 · listed by Sellstate Bay Realty
- 22832 Cypress Trail Drive · $500,000 · 3 bd / 3 ba · listed Aug 31, 2026 · listed by Lpt Realty Llc
- 22861 Sterling Manor Loop · $495,000 · 3 bd / 2 ba · listed Aug 11, 2026 · listed by The Rand Wilson Group
- 22523 Willow Lakes Drive · $800,000 · 4 bd / 3 ba · listed Aug 8, 2026 · listed by Gulf Shores Realty Era Powered Llc
- 22754 Magnolia Trace Boulevard · $525,000 · 4 bd / 3 ba · pending · listed Jul 30, 2026 · listed by Re/Max Alliance Group
Willow Bend right now
🔴 Seller-leaning market. 2.7 months of supply and 25% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 20, 2026. Confidence: Very High (8 active and pending listings, 23 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($525K) is down 0.9% from the prior 12 months ($530K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: High (23 and 19 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 4, 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
Willow Bend market snapshot (as of September 20, 2026): the median sale price is about $525K ($234 per sq ft over the trailing 12 months of closed sales), a median 18 days on market for closed sales, and 2.7 months of supply, a seller-leaning market. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (23 closings in the current window).
In ZIP 33549 (LUTZ), 138 homes closed in the last 12 months at a median of $385K ($234/sq ft), down 2.4% year over year, with a median 50 days on market. Right now 23 active and 6 pending listings put supply at about 3.6 months - a balanced market. See the live ZIP 33549 housing market and the Hillsborough County market.
County records show 15 qualified sales in Willow Bend across 2024 - 2025 (10 in 2024, 5 in 2025), median $530,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Willow Bend: of 12 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov.
Willow Bend is a community of 375 homes in Lutz, Pasco County, built between 1990 and 2007 (median 1997), with a median living area of about 2,414 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Willow Bend. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Willow Bend; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($525K) IS the median in the snapshot above, and the move from 2025 ($530K) IS the -0.9% one-year change.
Windows contain 0 to 31 sales each (23 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 2004 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Hillsborough County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Hillsborough County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
26% of homes for sale in ZIP 33549 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 (2026-10-04).
Willow Bend Market Scorecard
Willow Bend is currently a seller's market. About 2.7 months of supply, a median asking price of $569,500, and homes go under contract in about 16 days.
Typical home value in the 33549 ZIP is $440,801, about 4.4% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Willow Bend, LUTZ
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Willow Bend on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Willow Bend
- Pool · reported on 13 of 24 listings
- Deed Restrictions · reported on 12 of 24 listings
- Playground · reported on 10 of 24 listings
- Park · reported on 5 of 24 listings
- Pickleball Court(s) · reported on 4 of 24 listings
- Tennis Court(s) · reported on 4 of 24 listings
- Dog Park · reported on 4 of 24 listings
- Maintenance · reported on 3 of 24 listings
- Golf Carts OK · reported on 3 of 24 listings
- Irrigation-Reclaimed Water · reported on 3 of 24 listings
- Association Recreation - Owned · reported on 3 of 24 listings
- Basketball Court · reported on 2 of 24 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Pasco County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Denham Oaks Elementary SchoolFLDOE grade B · Elementary
- Cypress Creek Middle SchoolFLDOE grade A · Middle
- Cypress Creek High SchoolFLDOE grade A · High
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Pasco County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Willow Bend address.
Shop the zone: Homes zoned for Sunlake High School-Po
Recent Developments in Willow Bend
Development, infrastructure, retail, and school activity affecting Willow Bend, 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 10 miles northeast of Willow Bend, 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 7 miles north of Willow Bend.
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 9 miles northwest of Willow Bend.
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 7 miles east of Willow Bend.
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 Willow Bend buying strategy.
If we were buying in Willow Bend 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Willow Bend.
A closer look at the Willow Bend market
At a median of $234 per square foot, Willow Bend prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 2.7 months of supply, a seller-leaning market and the trailing-12-month median down 1% year over year. Homes that do trade take a median 18 days on market, useful leverage on any listing that has lingered.
The housing stock is 375 homes built between 1990 and 2007, and 88% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Willow Bend. 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 Willow Bend 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 4 factors (7.4). Basis: Recent Direction -0.9% year-over-year; Liquidity & Demand 2.7 months of supply; Owner Commitment 88% owner-occupied; Pricing Power 96.4% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $59/month (about $708/yr) · median of 370 MLS listings, most billed twice a year
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $59 per month ($708 a year) - the median AssociationFee across 370 MLS records, normalised to a monthly figure; most are billed twice a year. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Willow Bend 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 Willow Bend sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willow Bend, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Willow Bend home worth?
Get a no-obligation home value based on real comparable sales in Willow Bend, 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 →
Recently off market in Willow Bend
Homes in Willow Bend that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 16 on record.
- 11415 61 Street · off market
- 11432 64Th Street · off market
- 11433 64Th Street · off market
- 11526 64Th Street · off market
- 1739 Leichester Court · off market
- 22804 Willow Lakes Drive · off market
- 231 Willow Bend Drive · off market
- 5907 114Th Avenue · off market
Frequently Asked Questions
What is the median home price in Willow Bend?
How long do homes in Willow Bend take to sell?
Is Willow Bend a buyer's or seller's market right now?
How many homes are in Willow Bend?
What share of Willow Bend is owner-occupied?
When were the homes in Willow Bend built?
What schools serve Willow Bend?
Who is the best real estate agent for Willow Bend?
How do I find a top Lutz real estate agent who knows Willow Bend?
Can Momentum Realty connect me with an agent for Willow Bend?
Where is Willow Bend, and what county is it in?
Is Willow Bend in a flood zone?
Is Willow Bend a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 33549)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (211 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?
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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.
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See how Willow Bend fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Willow Bend
- Home values · What homes in Willow Bend actually sell for
- Find an agent · How to choose the best real estate agent in Willow Bend
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