Lutz Luxury Homes for Sale: The Last 12 Months in Numbers
Last updated: October 2026
The figures below cover single-family homes with a Lutz site address on the Hillsborough side, from Hillsborough County Property Appraiser sales records.
| Metric (single-family, Hillsborough, Lutz site address) | September 2025-August 2026 | September 2024-August 2025 | Change |
|---|---|---|---|
| Qualified sales | 568 | 546 | +4.0% |
| Median price, all sales | $620,000 | $615,500 | +0.7% |
| $750K+ sales | 176 (31.0%) | 141 (25.8%) | +24.8% |
| $1M+ sales | 76 | 61 | +24.6% |
| $2M+ sales | 8 | 4 | +4 |
| Median $750K+ price | $955,000 | $930,000 | +2.7% |
| Median $/sq ft (heated), $750K+ | $288 | $288 | flat |
Source: Hillsborough County Property Appraiser sales and parcel files (qualified, improved, single-family, one-parcel deeds), October 2026.
$750K+ sales rose 24.8% (141 to 176), while all single-family sales rose just 4.0% and the overall median barely moved (+0.7%). Spring was the busiest stretch: 70 sales at $750K+ closed in 2026 Q2, including new-construction closings in Lake Pearl. For a broader view of the area, see our Lutz, FL homes for sale hub.
Why Lutz Luxury Is a Hillsborough-Side Market
Lutz is a mailing address, not a city. There is no City of Lutz government, and every Lutz parcel is unincorporated. All four Lutz ZIP codes (33548, 33549, 33558 and 33559) cross the Hillsborough/Pasco line.
Of 188 Lutz-addressed $750K+ single-family sales in the 12 months to August 31, 2026, 176 (93.6%) were in Hillsborough and 12 (6.4%) were in Pasco. Across all prices, the Pasco-side Lutz median was $398,000, compared with $620,000 on the Hillsborough side. On the Pasco side, Long Lake Ranch led with 7 sales at $750K+ (median $820,000).
On the Hillsborough side, ZIPs 33558 (63 sales) and 33548 (57 sales) carried most of the $750K+ activity in that period, ahead of 33549 (32) and 33559 (22). Two of the 176 sales had a blank ZIP.
Also, a Lutz address is not the same as the Lutz Census area: only 115 of the 176 Hillsborough $750K+ sales were inside the Lutz CDP.
What $750K, $1M and $2M+ Buys in Lutz
| Price band (September 2025-August 2026) | Median heated sq ft | Median year built | Median acres | Median $/sq ft |
|---|---|---|---|---|
| $750K-1M | 3,206 | 2002 | 0.39 | $272 |
| $1-2M | 4,120 | 2006-07 | 0.83 | $316 |
| $2M+ | 6,073 | 2008-09 | 1.15 | $517 |
Source: Hillsborough County Property Appraiser, single-family sales with a Lutz site address, Hillsborough side, September 2025-August 2026.
The jump at $2M+ is $517 per square foot, versus $272 to $316 in the bands below. That premium comes from land and lake value, not just house size. Across all 176 sales at $750K+, 58 sat on 1 acre or more, 53 were built in 2015 or later, and 65 were built before 2000.
New Construction at $750K+
Lake Pearl is the main new-build option at this price. Lennar Homes LLC was the seller on 50 of the 54 Lake Pearl deeds recorded from September 2025 to August 2026. Its 16 sales at $750K+ had a median price of $775,000, with a median 3,334 sq ft on 0.14 acres, built in 2025. Promenade at Lake Park is similar: 9 sales at $750K+, median $854,900, on 0.18 acres.
Lutz Homes Over 1 Million: Estates and Acreage
Above $1M, lots get much bigger. Ladera, Sanctuary on Livingston, Cheval Polo & Golf Club and unplatted acreage lead this group. The top sale in the period was $4,200,000 for an 8.62-acre property built in 2007, which closed July 30, 2026.
Where $750K+ Homes Sold in Lutz
| Community | $750K+ sales | Median | Max | Median sq ft | Median year built | Median acres |
|---|---|---|---|---|---|---|
| Lake Pearl | 16 | $775,000 | $819,900 | 3,334 | 2025 | 0.14 |
| Cheval West | 14 | $859,000 | $1,325,000 | 2,984 | 1996-97 | 0.47 |
| Villarosa (all phases) | 14 | $844,450 | $1,020,000 | 2,925 | 1998-2001 | 0.22-0.51 |
| Unplatted acreage | 13 | $1,000,000 | $4,200,000 | 3,566 | 1987 | 2.05 |
| Ladera | 9 | $1,770,000 | $2,575,000 | 4,794 | 2012 | 0.66 |
| Promenade at Lake Park | 9 | $854,900 | $1,400,000 | 3,802 | 2017 | 0.18 |
| Cordoba Ranch | 9 | $1,265,000 | $1,600,000 | 5,136 | 2019 | 0.61 |
| Cheval Polo & Golf Club | 7 | $1,375,000 | $2,363,200 | 4,036 | 1993 | 1.18 |
| Wellington Manor | 7 | $885,000 | $1,270,000 | 3,402 | 2004 | 0.55 |
| Sanctuary on Livingston (all phases) | 7 | $1,850,000 | $2,550,000 | 4,398 | 2006 | 1.19 |
Source: Hillsborough County Property Appraiser sales, September 1, 2025-August 31, 2026, grouped by plat.
Cordoba Ranch Lutz and Other CDD Costs
A Community Development District (CDD) adds a yearly charge to your tax bill. Most recent Lutz $750K+ sales were outside one: of the 176 Hillsborough-side $750K+ sales, 34 were inside a CDD and 142 were not. Ladera, Sanctuary on Livingston, Wellington Manor and Lake Pearl show no CDD in the Property Appraiser's CDD layer, so ask each HOA for its current dues.
Cordoba Ranch is the CDD to know at this price. Its adopted FY2027 assessment is $4,924.96 per unit ($3,118.77 operations and maintenance plus $1,806.19 debt), up 1.0% from $4,876.53 in FY26. The O&M part has climbed from $1,753.05 in FY23 to $3,118.77 in FY27, a 78% rise in four years.
Here is a Hometrino model at the Cordoba Ranch median of $1,265,000: a CDD of $4,925 plus about $22,325 in homestead property tax comes to roughly $27,250 a year, or about 2.2% of the price, before HOA dues, insurance and mortgage. In Cheval West, the FY2027 CDD is $2,159.88 in the Villages and $1,708.29 in Chambord, and the bonds are paid off. Our Cheval homes page has more on Cheval West and Cheval Polo & Golf Club. Always confirm the CDD line on the parcel's tax bill.
Property Taxes on a Lutz Luxury Home
This table is a Hometrino model of first-year property tax, using the purchase price as the just value. It uses 18.2440 mills for unincorporated Hillsborough, from the 2026 TRIM proposed notices, and 16.6966 mills for the Pasco UF area.
| Purchase price | Hillsborough (homestead) | Hillsborough (non-homestead) | Pasco (homestead) |
|---|---|---|---|
| $750,000 | $12,929 | $13,683 | $11,842 |
| $1,000,000 | $17,490 | $18,244 | $16,016 |
| $1,500,000 | $26,612 | $27,366 | $24,365 |
| $2,000,000 | $35,734 | $36,488 | $32,713 |
| $3,000,000 | $53,978 | $54,732 | $49,410 |
Source: Hometrino model using 2026 TRIM proposed millage for unincorporated Hillsborough and the 2026 Pasco UF rate. Property tax only, before CDD, HOA dues, insurance and mortgage. Estimates only.
On the Hillsborough side, that works out to roughly 1.75% of the price at $1M+. The Florida homestead exemption takes $25,000 off all levies plus another $25,000 off non-school levies. The Save Our Homes cap starts the year after homestead is granted.
Flood Zones and Lake Lots
According to an Esri-hosted FEMA flood layer checked at each parcel's center point, 20 of the 176 Hillsborough-side $750K+ sales (11.4%) fell in a Special Flood Hazard Area, and 156 were outside a mapped one. A center-point check can miss a flood zone that covers only part of a lot, which is common on lakefront estates. Check the exact address on FEMA's map and get an elevation certificate.
Unincorporated Hillsborough's flood map took effect October 7, 2021. Unincorporated Hillsborough is CRS Class 4, which brings a 30% discount for properties in the Special Flood Hazard Area, effective October 1, 2026.
Schools in and Near Lutz (2025-26)
These Hillsborough schools in and near Lutz earned an A in the 2025-26 Florida school grades: McKitrick Elementary, Schwarzkopf Elementary, Lutz K-8, Maniscalco K-8, Martinez Middle and Steinbrenner High. Lutz Preparatory and Sunlake Academy of Math & Sciences (both charters) also earned an A. School zones change, so confirm zoning by address with Hillsborough County Public Schools.
Lutz Luxury Homes: FAQ
What is the median price of a luxury home in Lutz?
On the Hillsborough side of Lutz, the median single-family sale at $750K+ was $955,000 for September 1, 2025 to August 31, 2026, according to Hillsborough County Property Appraiser records. That is up 2.7% from $930,000 in the prior 12 months. Median price per heated square foot held at $288.
How many Lutz homes sold for over $1 million?
76 single-family homes with a Lutz address on the Hillsborough side sold for $1M or more between September 1, 2025 and August 31, 2026, up from 61 the year before. Eight sold for $2M or more, versus four. The top sale was $4,200,000 for an 8.62-acre property built in 2007.
Why are most Lutz luxury sales in Hillsborough County?
Lutz is a mailing address that spans Hillsborough and Pasco, not a city. Of 188 Lutz-addressed $750K+ single-family sales in the 12 months to August 31, 2026, 176 (93.6%) were in Hillsborough and 12 (6.4%) in Pasco. The Pasco-side median for all single-family sales was $398,000, versus $620,000 on the Hillsborough side.
What is the CDD fee in Cordoba Ranch?
Cordoba Ranch CDD's adopted FY2027 assessment is $4,924.96 per unit: $3,118.77 for operations and maintenance plus $1,806.19 for debt. That is up 1.0% from $4,876.53 in FY26. The O&M portion rose 78% in four years, from $1,753.05 in FY23. Confirm the exact line on the parcel's tax bill.
How much are property taxes on a $1 million Lutz home?
Using 2026 proposed rates of 18.2440 mills for unincorporated Hillsborough, a homesteaded $1,000,000 purchase models at $17,490 in first-year ad valorem tax, or $18,244 without homestead. This is a Hometrino model, not a bill. Add any CDD for tax plus CDD, and check the final adopted rates.
Are Lutz luxury homes in a flood zone?
Some are. According to an Esri-hosted FEMA layer checked at parcel centers, 20 of 176 Hillsborough-side $750K+ sales in the 12 months to August 31, 2026 (11.4%) fell in a Special Flood Hazard Area. That test can miss partial-lot zones, so check the address on FEMA's map and get an elevation certificate.
Talk to a Local About Lutz Luxury Homes
Every luxury home in Lutz, FL has its own mix of land, tax district, CDD and flood map. Want a hand comparing homes here? Call or text Hometrino at (305) 331-0889, or browse current listings above.
