Willow Bend
Homes for Sale in Lutz, FL
All 251 homes for sale in Lutz, FL · median $525,000 · 51 homes for sale in 33549 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of September 2026, Willow Bend Tr Mf02 in Lutz, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $342,000, $257 per square foot, a median 4 days on market, sellers accepting 98% of original asking (+6% versus the prior year). Homes listed or recently sold were built 1998–1999; 5 of 5 report an HOA (median $36/mo). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $5,520 ($4,870 with the full homestead exemption).
Part of Willow Bend, Lutz, FL — see all Willow Bend homes for sale (10 listings across 3 sections in the MLS).
| Location | Lutz, Pasco County, FL · ZIP 33549 |
|---|---|
| Homes in the community | 37 (FL DOR 2025 assessment roll) |
| Years built | 1998–2000 (median 1999) |
| Typical living area | 1,477 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Deed Restrictions |
| Sale prices, last 12 months | $342,000 median across 3 closed sales · $257 per sq ft · +5.8% vs the prior 12 months |
| Days on market (closed sales) | 4 median |
| For sale right now | 2 active, 0 pending · median asking $287,450 · 8.0 months of supply |
| Owner-occupied (homestead) share | 62% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Willow Bend Tr Mf02 key facts,” movewithmomentum.com/neighborhoods/willow-bend-tr-mf02, data as of September 20, 2026.
Last 30 days in Willow Bend: 2 new listings (median asking $287,450). As of September 26, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Willow Bend right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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: Low (2 active and pending listings, 3 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($342K) is up 5.8% from the prior 12 months ($323K). With about 2 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: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 26, 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 $342K ($257 per sq ft over the trailing 12 months of closed sales), a median 4 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 6% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 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.
Willow Bend is a community of 37 homes in Lutz, Pasco County, built between 1998 and 2000 (median 1999), with a median living area of about 1,477 square feet. 62% 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 ($342K) IS the median in the snapshot above, and the move from 2025 ($323K) IS the +5.8% one-year change.
Windows contain 0 to 8 sales each (3 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 2014 through 2026. Deemed reliable but not guaranteed.
27% 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 (2026-09-25).
Willow Bend Market Scorecard
Willow Bend is currently a buyer-leaning market. About 8.0 months of supply, a median asking price of $287,450, and homes go under contract in about 19 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
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 2026-09-22, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Every Home for Sale in Willow Bend Tr Mf02 Right Now (2)
All 2 active and pending Willow Bend Tr Mf02 listings with a detail page, newest first, refreshed twice a day from the MLS.
- 22817 Saint Thomas Circle · $339,900 · 4 bd / 2 ba · listed Sep 10, 2026 · listed by Lokation
- 22601 Saint Thomas Circle · $235,000 · 3 bd / 2.5 ba · listed Aug 22, 2026 · listed by Lpt Realty, Llc
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.
Schools
- Pasco County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lake Myrtle Elementary-PO · Elementary
- Charles S. Rushe Middle-PO · Middle
- Sunlake High School-PO · High
Zoned schools reflect the assignments reported on recent Willow Bend listings 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
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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 $257 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 8.0 months of supply, a buyer-leaning market and the trailing-12-month median up 6% year over year. Homes that do trade take a median 4 days on market, useful leverage on any listing that has lingered.
The housing stock is 37 homes built between 1998 and 2000, and 62% 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 (6.0). Basis: Recent Direction +5.8% year-over-year; Liquidity & Demand 8.0 months of supply; Owner Commitment 62% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $36/month (about $432/yr) · median of 77 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $36 per month ($432 a year) — the median AssociationFee across 77 MLS records, normalised to a monthly figure; most are billed quarterly. 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, 2026-09.
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 →
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?
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?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 22, 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 (2 streets, ZIP 33549)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (37 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 local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Willow Bend Tr Mf02 fits the bigger picture — live prices, inventory, and Momentum Scores:
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