Windemere
Homes for Sale in Lutz, FL
All 251 homes for sale in Lutz, FL · median $525,000 · 51 homes for sale in 33549 · Hillsborough County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 11 closed sales in Windemere Unit Iii in Lutz, FL since 2007, the most recent in September 2025. 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 Hillsborough County's FY2025-26 rate of 15.73 mills, annual property tax runs about $7,470 ($6,850 with the full homestead exemption).
Part of the Windemere Unit V master-planned community in Lutz, FL — see all Windemere Unit V homes for sale (3 listings across 3 villages and sections in the MLS).
Part of Windemere Unit V, Lutz, FL — see all Windemere Unit V homes for sale (3 listings across 3 sections in the MLS).
Windemere Unit III is an established Lutz community of 151 homes built between 1978 and 2004, with the typical house dating to the early 1980s and living space around 1,900 square feet. In a pocket like this, price is driven less by floor plan and more by condition: a home that has been updated over the decades trades very differently from one still wearing its original systems. Expect a wide spread on sold prices, and read each listing on its own merits rather than assuming a neighborhood-wide number.
Roughly 78% of homes here carry a homestead exemption, which signals a largely owner-occupied community where turnover tends to be measured rather than churn-driven. For sellers, that means your competition at any given moment is thin and buyers are comparing you against a small set of homes. For buyers, patience matters — the right listing may not appear on your timeline, and when a well-kept one surfaces, it deserves a prompt, serious look.
Nearby homes for sale
No active listings inside WindemereHomes 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
This is a mature, low-turnover Lutz neighborhood where homes have had decades to diverge in condition, so the real work is in evaluating each property individually rather than leaning on averages.
Stellar MLS sales records identify 105 homes in Windemere that have changed hands since 2005, built between 1978 and 1988 (median 1982), with a median living area of about 1,581 sq ft and a typical 3-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 7 qualified sales in Windemere across 2024–2025 (3 in 2024, 4 in 2025), median $395,000 — 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 Windemere is best for.
Best for
- Buyers seeking an established Lutz home and willing to inspect older systems carefully
- Renovation-minded buyers who can price and budget a project house on its merits
- Long-hold buyers who value a low-turnover, owner-occupied setting over rapid selection
Probably not for
- Buyers who need turnkey, newly built construction with current systems throughout
- Buyers who want a broad inventory and quick comparison across many active listings
- Buyers unwilling to underwrite potential roof, HVAC, or plumbing updates on an older home
The market around Windemere
Windemere 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 Hillsborough County, 6,274 homes are active and 1,939 pending (24% 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 Windemere specifically. Momentum Research analysis of MLS records.
Recent Developments in Windemere Unit Iii
Development, infrastructure, retail, and school activity affecting Windemere Unit Iii, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
33-story tower planned for Water Street Tampa expansion
Strategic Property Partners plans a 33-story mixed use tower at Water Street and Cumberland Avenue in downtown Tampa on a 1.9-acre site. The building would hold 452 residential units ranging from studios to three bedrooms plus about 37,000 square feet of retail and 645 parking spaces. Construction is scheduled to begin in spring 2027 with completion targeted for 2029.
What it may mean for the marketAdds a 33 story tower with 452 residential units and ground floor retail to the downtown Tampa market, continuing the buildout of the Water Street district and expanding high rise housing supply. The project is about 20 miles south of Windemere Unit Iii, elsewhere in Hillsborough County.
Source: Florida YIMBY - July 2026Development
Mercy Oaks II affordable apartments open on North Florida Avenue
Catholic Charities, with the City of Tampa and Hillsborough County, completed Mercy Oaks II, a 17-unit affordable apartment building on North Florida Avenue in East Tampa built on the site of a former strip mall. The project includes 15 one-bedroom and two two-bedroom units, with seven units serving households up to 80 percent of area median income and ten up to 50 percent. It was supported by 1.25 million dollars in state SHIP funds from the city and sits next to the 20-unit Mercy Oaks I completed in 2022.
What it may mean for the marketAdds 17 income restricted apartments on a former strip mall site, expanding the affordable rental supply and converting vacant commercial land to housing. The project is about 15 miles south of Windemere Unit Iii, elsewhere in Hillsborough County.
Source: City of Tampa - July 2026Builder Activity
First 3D-printed affordable home nears completion in East Tampa
The nonprofit Corporation to Develop Communities of Tampa is completing Tampa's first 3D-printed affordable home on Lurline Circle in East Tampa, using a gantry-style printer that layers concrete for the walls. The house is expected to be finished within weeks and listed for sale in about two months, with down payment assistance and first time homebuyer programs available. The effort is part of a broader CDC initiative that includes more than 90 multifamily units in East Tampa.
What it may mean for the marketIntroduces 3D concrete printing construction to the local for sale housing market, with a new single family home and additional multifamily units planned. The method signals a new building technique entering the area home supply. The project is about 17 miles south of Windemere Unit Iii, elsewhere in Hillsborough County.
Source: Bay News 9 - 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 4 miles northwest of Windemere Unit Iii.
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 northwest of Windemere Unit Iii.
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 east of Windemere Unit Iii.
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 Windemere buying strategy.
If we were buying in Windemere 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 Windemere.
Condition is the whole game
With a median build year in the early 1980s and homes reaching back to 1978, the question that sets value here is what has been touched and what hasn't. Roofs, HVAC, electrical panels, and plumbing on original-era homes are all worth scrutinizing, and updated kitchens and baths command a real premium over untouched ones. A 1,900-square-foot median gives you room to work, but the difference between a renovated house and a project house in this community can be substantial.
The high homestead share reinforces the picture of an owner-held, stable enclave. That tends to correlate with homes that have been maintained rather than run as rentals, but it also means inventory is limited. Buyers should be ready to move when a strong candidate lists; sellers benefit from that same scarcity, provided the home shows well against the small comparable set.
The location and the amenities are priced into every listing in Windemere. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, condition-driven community like Windemere Unit III, the value is in reading each home honestly — what the age of the systems really implies, and how a given house stacks up against a thin pool of comparables. We price and evaluate on the actual condition in front of us, not a blended neighborhood figure, and we will tell you plainly when a listing is priced for its updates or for its potential.
Windemere 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 Windemere 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 Windemere sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Windemere, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Windemere home worth?
Get a no-obligation home value based on real comparable sales in Windemere, 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 Windemere?
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 2007 (11 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 Windemere Unit Iii fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Windemere
Where is Windemere?
Windemere is a community in Lutz, Hillsborough County, Florida, ZIP 33549.
Are there homes for sale in Windemere right now?
No active listings inside Windemere at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Windemere have an HOA or CDD?
No HOA is on record for Windemere 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
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Tampa North / Pasco County or the full Neighborhood Finder.
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