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.
As of September 2026, the MLS records 7 closed sales in Willow Bend Unit B1 in Lutz, FL since 2010, the most recent in August 2015. Across Lutz as a whole, 372 homes closed in the last 12 months at a median of $475,000, 40 median days on market, with 108 homes for sale today. At that median and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $7,670 ($7,020 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).
Willow Bend is a small, tightly built pocket of 112 homes, all raised within a six-year window from 1994 to 2000, with a median year built of 1997. That kind of construction consistency means most of the price and condition variation you will see buyer to buyer comes down to updates and maintenance rather than differences in original build era or floor plan generation.
The homestead share here sits at 90.2%, which points to a market where most owners have been in place long enough to file for homestead exemption. That tends to slow turnover and thin out the number of active listings at any given time, so buyers should expect to move when something suitable comes up rather than assume a deep rotating inventory.
Nearby homes for sale
No active listings inside Willow BendHomes 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
Willow Bend is a compact, single-phase community in Lutz built out entirely between 1994 and 2000, with a median home size of 2,280 square feet. Current MLS listings show no identified community amenities, so this is a straightforward neighborhood of homes on their own merits rather than a package sold on shared facilities.
Stellar MLS sales records identify 454 homes in Willow Bend that have changed hands since 2004, built between 1990 and 2007 (median 1998), with a median living area of about 2,098 sq ft and a typical 4-bedroom, 2-bath layout; 100% are single-family homes. 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 9 qualified sales in Willow Bend across 2024–2025 (7 in 2024, 2 in 2025), median $453,000 — 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 Willow Bend is best for.
Best for
- Buyers who want a home built within a defined, consistent construction window rather than a mixed-era subdivision.
- Buyers comfortable evaluating a house on its own merits without relying on shared community amenities.
- Buyers prepared to act decisively when a listing appears, given the limited turnover suggested by the high homestead share.
Probably not for
- Buyers who want an active clubhouse, pool, or organized amenity program as part of the community.
- Buyers who need a large, constantly refreshed pool of listings to choose from.
- Buyers seeking a mix of older and newer construction eras within the same neighborhood.
The market around Willow Bend
Willow Bend 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), 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.
ZIP and county figures describe the wider market, not Willow Bend specifically. Momentum Research analysis of MLS records.
Willow Bend by the numbers
From county property records and closed MLS sales for the Willow Bend subdivision: 14 homes on record; built 1994–1997; typical size about 1,920 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2011 | 1 | $165,000 |
| 2012 | 3 | $170,000 |
| 2013 | 1 | $212,500 |
| 2014 | 3 | $229,000 |
| 2018 | 1 | $308,990 |
| 2022 | 1 | $535,000 |
Newest recorded sale: $535,000 on 2022-06-24.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
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 6 miles east 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 3 miles west 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 7 miles west 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 6 miles southeast 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.
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 Willow Bend.
A single-era pocket with no amenity package
With only 112 homes and a construction window of 1994 to 2000, Willow Bend does not have the layered mix of eras you find in larger, phased communities. A buyer walking through will be comparing homes built to similar-generation codes and standards, at a median size of 2,280 square feet, which keeps the comparison fairly apples-to-apples once you factor in individual updates.
There are no community amenities identified from current MLS listings, so this is not a neighborhood built around a clubhouse, pool, or shared recreation. Value here is driven by the house and lot themselves, plus proximity to whatever a buyer needs day to day in Lutz. The high homestead share, at 90.2%, also suggests a market where listings can be sparse between owner turnovers, so timing and readiness to act matter when something does come up.
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.
Why work with Momentum here
In a small, single-era community like Willow Bend, where turnover is limited and there is no amenity package to fall back on for comparison, pricing and condition assessment come down to careful, house-by-house judgment. Momentum tracks this pocket of Lutz closely enough to help buyers and sellers read a given listing against the true mix of what has actually built and sold here, not a generic Pasco County average.
Willow Bend 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 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 →
Should you buy in Willow Bend?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2010 (7 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.
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See how Willow Bend fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Willow Bend
Where is Willow Bend?
Willow Bend is a community in Lutz, Pasco County, Florida, ZIP 33549.
How many homes are in Willow Bend?
County property records list 14 homes in Willow Bend, built between 1994 and 1997; the typical home is about 1,920 heated square feet.
What do homes in Willow Bend sell for?
Willow Bend has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2022 (1 sale, median $535,000). For context, ZIP 33549 has 70 homes on the market with 26% under contract.
Are there homes for sale in Willow Bend right now?
No active listings inside Willow Bend at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Willow Bend have an HOA or CDD?
No HOA is on record for Willow Bend 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.
More Lutz (Pasco) & Tampa North / Pasco County guides
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