Willow Bend
Homes for Sale in Lutz, FL
All 308 homes for sale in Lutz, FL · median $484,000 · 64 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 7 closed sales in Willow Bend Unit B1 in Lutz, FL since 2010, the most recent in August 2015. Across Lutz as a whole, 753 homes closed in the last 12 months at a median of $509,000, 40 median days on market, with 263 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).
Willow Bend Unit B1 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.
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 Willow Bend 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 Unit B1 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 453 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, 75 homes are on the market and 23% are under contract — a steady corner of Lutz.
Across Pasco County, 4,213 homes are active and 1,214 pending (22% 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 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.
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 Unit B1 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 Unit B1, 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.
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 →
| Location | Lutz, Pasco County, FL · ZIP 33549 |
|---|---|
| Homes in the community | 112 (FL DOR 2025 assessment roll) |
| Years built | 1994–2000 (median 1997.0) |
| Typical living area | 2,280 sq ft (median) |
| Owner-occupied (homestead) share | 90% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2010 through 2015; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Willow Bend key facts,” movewithmomentum.com/neighborhoods/willow-bend-unit-b1, data as of September 20, 2026.
Housing distress & ownership in Willow Bend Unit B1, 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 November 2026 through November 2026. Deemed reliable but not guaranteed.
More Lutz home searches
- All homes for sale in Lutz, FL
- Homes for sale in Pasco County, FL
- Gated communities in Lutz
- Homes from $300K to $500K in Lutz
- Lutz home values: what is my house worth?
Lutz guides & data
- Market data
- Cost of living
- Best neighborhoods
- Property taxes (Hillsborough County)
- Homestead exemption (Hillsborough County)
- Home insurance cost
- New construction (Hillsborough County)
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Willow Lakes Drive (30 homes on record)
- Saint Thomas Circle (27 homes on record)
- Fox Chapel Drive (26 homes on record)
- Magnolia Trace Boulevard (26 homes on record)
- Laureldale Drive (22 homes on record)
- Cypress Trail Drive (22 homes on record)
- Audubon Trail (18 homes on record)
- Laureldale Drive (7 homes on record)
- Willow Lakes Drive (5 homes on record)
- Audubon Trail (5 homes on record)
- Willow Lakes Drive (4 homes on record)
- Fox Chapel Drive (4 homes on record)
Email me new listings in Willow Bend
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Willow Bend
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Willow Bend will answer, and the answer is published on this page for the next buyer.
Recent Developments in Willow Bend Unit B1
Development, infrastructure, retail, and school activity affecting Willow Bend Unit B1, 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 7 miles southeast of Willow Bend Unit B1, 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 7 miles southeast of Willow Bend Unit B1, 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 6 miles east of Willow Bend Unit B1, 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 Unit B1.
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 Unit B1.
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 Unit B1.
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.
Frequently Asked Questions
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?
Should you buy in Willow Bend?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 33549)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| 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.
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