Willow Square Townhomes
Homes for Sale in Lutz, FL
All 258 homes for sale in Lutz, FL · median $525,000 · 40 townhomes for sale in Lutz · 41 homes for sale in 33549 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Willow Square Twnhms in Lutz, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 9 recorded sales closed at a median of $355,000, $169 per square foot, a median 97 days on market, sellers accepting 96% of original asking (+0% versus the prior year). Homes listed or recently sold were built 2021 - 2022; 12 of 12 report an HOA (median $344/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 70 ft). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $5,730 ($5,080 with the full homestead exemption).
Willow Square Townhomes right now
🔴 Seller-leaning market. 2.7 months of supply and 33% 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 12, 2026. Confidence: Medium (3 active and pending listings, 9 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($355K) is up 0.0% from the prior 12 months ($355K). 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 12. Confidence: Medium (9 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 15, 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 Square Townhomes market snapshot (as of September 12, 2026): the median sale price is about $355K ($169 per sq ft over the trailing 12 months of closed sales), a median 97 days on market for closed sales, and 2.7 months of supply, a seller-leaning market. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
In ZIP 33549 (Lutz), 136 homes closed in the last 12 months at a median of $385K ($234/sq ft), down 2.1% year over year, with a median 51 days on market. Right now 16 active and 3 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 Square Townhomes is a community of 173 homes in Lutz, Pasco County, built between 2021 and 2023 (median 2021), with a median living area of about 1,697 square feet. 42% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($355K) IS the median in the snapshot above, and the move from 2025 ($355K) IS the +0.0% one-year change.
Windows contain 5 to 27 sales each (9 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 2021 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.
Willow Square Market Scorecard
Willow Square is currently a seller's market. About 2.7 months of supply, a median asking price of $314,500, and homes go under contract in about 156 days.
Typical home value in the 33549 ZIP is $443,889, about 4.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Willow Square Townhomes
Live MLS inventory for Willow Square Townhomes. 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 Square Townhomes listings as of 2026-09-15, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Tap any home to ask about it.
Willow Square Townhomes 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
- Pasco County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Willow Square Townhomes 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 Square Townhomes address.
Shop the zone: Homes zoned for Sunlake High School-Po
Recent Developments in Willow Square Townhomes
Development, infrastructure, retail, and school activity affecting Willow Square Townhomes, 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 9 miles northeast of Willow Square Townhomes, 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 Square Townhomes.
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 Square Townhomes.
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 5 miles east of Willow Square Townhomes.
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 Square Townhomes buying strategy.
If we were buying in Willow Square Townhomes 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 Square Townhomes.
A closer look at the Willow Square Townhomes market
At a median of $169 per square foot, Willow Square Townhomes 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. Homes that do trade take a median 97 days on market, useful leverage on any listing that has lingered.
The housing stock is 173 homes built between 2021 and 2023, and 42% 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 Square Townhomes. 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 Square Townhomes 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 (6.2). Basis: Recent Direction +0.0% year-over-year; Liquidity & Demand 2.7 months of supply; Owner Commitment 42% owner-occupied; Pricing Power 95.7% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $362/month (about $4,344/yr) · median of 33 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $362 per month ($4,344 a year) - the median AssociationFee across 33 MLS records, normalised to a monthly figure; most are billed monthly. 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 Square Townhomes 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 Square Townhomes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willow Square Townhomes, 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 Square Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Willow Square Townhomes, 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 Square Townhomes?
How long do homes in Willow Square Townhomes take to sell?
Is Willow Square Townhomes a buyer's or seller's market right now?
How many homes are in Willow Square Townhomes?
What share of Willow Square Townhomes is owner-occupied?
When were the homes in Willow Square Townhomes built?
What schools serve Willow Square Townhomes?
Who is the best real estate agent for Willow Square Townhomes?
How do I find a top Lutz real estate agent who knows Willow Square Townhomes?
Can Momentum Realty connect me with an agent for Willow Square Townhomes?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 15, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 33549/33559)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2021 (66 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 Square Townhomes fits the bigger picture — live prices, inventory, and Momentum Scores:
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