At a glance
| Typical home value | $488,100 (−0.7% in a year, Zillow, Aug 2026) |
|---|---|
| Status | Unincorporated community in Hillsborough and Pasco counties |
| Distance | About 15 miles north of Tampa |
| Population | 23,707 (2020 census) |
| Zillow typical home value (Aug 2026) | $488,064, down 0.7% over the year |
| ZIP codes | 33548, 33549, 33558, 33559 |
| Main roads | I-275 on the east side, US 41 through the center, SR 597 (Dale Mabry) on part of the west |
Lutz at a glance
Lutz is an unincorporated community in Hillsborough and Pasco counties, about 15 miles north of Tampa. The census counted 23,707 residents in 2020 across about 26.84 square miles. It grew up around a depot on the Tampa Northern Railroad and was named for W. P. Lutz, credited with bringing the railroad to town. A replica depot built in 2000 at Lutz-Lake Fern Road and US 41 anchors what locals call "Beautiful Downtown Lutz."
Portions of the 1990 film Edward Scissorhands were filmed in Lutz's Carpenter's Run neighborhood.
Lutz has grown steadily for four decades: the census counted 5,555 residents in 1980, 17,081 in 2000, 19,344 in 2010 and 23,707 in 2020, a 22.6% rise in the last decade. It is bordered by New Tampa and Wesley Chapel to the northeast, Lake Magdalene and University to the south, Keystone to the west and Odessa and Land O' Lakes to the northwest and north.
Is Lutz a good place to live?
It depends on what you want from the move. Lutz gives you more space and more lake and rural property than most of Tampa, with prices above the city's: Zillow's typical home value was $488,064 in August 2026 against Tampa's $377,566. In return you drive for most things, and because Lutz is unincorporated and split between two counties, taxes, schools and services depend on the exact address.
It suits buyers who want a suburban or semi-rural setting within reach of Tampa's northern job centers, and who are happy to check county, flood zone and HOA details home by home. The pros and cons below set out the trade-offs.
Homes and prices in Lutz
Zillow's typical home value for Lutz was $488,064 in August 2026, down 0.7% over the year. That compares with $377,566 for Tampa, $687,195 for Odessa and $325,798 for Temple Terrace.
The Tampa housing market page covers the regional trend.
Lutz mixes three broad kinds of property, which trade in different ranges, so compare sales of the same kind of home.
Older homes on larger lots
Homes from earlier decades, some on acreage, often without an HOA. Ask whether the home uses a private well and septic system, and get inspection records.
Lakefront homes
Water covers about 2.41 of Lutz's 26.84 square miles. For any lakefront home, ask about lake levels, shoreline permits and access rules.
Newer subdivisions
Deed-restricted subdivisions, including gated ones, usually have HOA dues and sometimes a community development district. Ask for both before you compare prices.
Areas and communities in Lutz
Lutz is a large area rather than a single town center. These are the main parts buyers compare.
Beautiful Downtown Lutz
The area around the replica train depot at Lutz-Lake Fern Road and US 41, with the old post office building, now an art gallery, and a public library behind the depot. This is the historic heart of the community.
Cheval
A large gated subdivision that gives its name to the Cheval census-designated place, which had 12,522 residents in 2020. It lies within the unincorporated community of Lutz in Hillsborough County. See the Tampa gated communities guide.
Pasco Lutz
Lutz ZIP codes extend north past the county line to State Road 54 in southern Pasco County, an area residents and newspapers often call "Pasco Lutz." Carpenter's Run, where parts of Edward Scissorhands were filmed, is in this part of Lutz. Homes here fall under Pasco County for taxes, schools and permits.
Lutz near I-275 and New Tampa
The east side of Lutz runs along I-275, which joins I-75 in the northeast corner of the community, next to New Tampa. This side has the quickest interstate access north and south.
Hillsborough or Pasco: what changes
Lutz's four ZIP codes, 33548, 33549, 33558 and 33559, reach into southern Pasco County. A Lutz address can therefore be in either county, which changes:
- Property tax rate: each county sets its own millage.
- Schools: Hillsborough County Public Schools or Pasco County Schools.
- Permits, zoning and utilities: handled by the county, with different rules and providers.
Check the county on the property appraiser record before you compare two homes.
Living in Lutz
Schools: check by address
Lutz is served by both Hillsborough County Public Schools and Pasco County Schools. Schools serving the wider Lutz area include Steinbrenner, Gaither, Sickles, Freedom and Sunlake high schools, but assignment depends on the exact address, so check each home in the right district's locator. See the Tampa schools guide.
Getting around
You will drive for most errands. US 41 is the main local road through the center, with Dale Mabry Highway on part of the west side and I-275 on the east.
Services
With no city government, the county provides zoning, permitting and most services. Water, sewer and trash arrangements vary, from county utilities to private wells and septic systems, so ask the seller for recent bills.
Costs and taxes in Lutz
Property tax rate
For 2025, the Hillsborough County Property Appraiser's final total millage was 18.2515 for unincorporated Hillsborough County, compared with 19.8428 inside the City of Tampa. On $300,000 of taxable value, that gap is about $477 a year. Pasco County sets its own rates, so check the Pasco County Property Appraiser for homes on the Pasco side. The assessed value resets after a sale, so estimate taxes from your purchase price rather than the seller's bill. See Hillsborough County property tax.
HOA and CDD fees
Newer subdivisions often have an HOA, a community development district or both. CDD charges appear on the property tax bill as non-ad valorem assessments, so look up the parcel on the county tax collector site, and ask the seller for HOA dues, budget and rules.
Flood and insurance
Look up the address with Hillsborough County's Find My FEMA Flood Zone tool or the FEMA Flood Map Service Center, and ask for an elevation certificate if the seller has one. Lake and low-lying homes can need flood insurance; get quotes during your inspection period. The Tampa flood zone guide explains the maps.
Getting to Tampa from Lutz
Downtown Tampa is about 14 miles south of Lutz. I-275 runs along the east side of Lutz and US 41 through its center, with State Road 597 (Dale Mabry Highway) forming part of the western edge. Those three routes lead south into Tampa, and I-275 connects with I-75 in the northeast corner for trips toward Wesley Chapel and beyond. Drive times depend heavily on time of day, so test your route at rush hour.
Pros and cons of living in Lutz
Pro: more space and lake property
Larger lots, acreage and lakefront homes are easier to find than in most of Tampa.
Pro: lower tax rate than the City of Tampa
Hillsborough's unincorporated millage for 2025 was 18.2515, against 19.8428 in Tampa, though HOA and CDD charges can offset the difference.
Pro: interstate access
I-275 and I-75 meet in the northeast corner, and Dale Mabry and US 41 run south toward Tampa.
Con: higher prices than Tampa
Zillow's typical value of $488,064 is well above Tampa's $377,566.
Con: two counties, more to check
A Lutz address can be in Hillsborough or Pasco, which changes taxes, schools and permits.
Con: car-dependent
Most errands and commutes need a car, and there is no city-run transit network of its own.
What to check before buying in Lutz
- County and jurisdiction: confirm on the property appraiser record whether the home is in Hillsborough or Pasco County.
- Well and septic: ask for inspection records on rural or lakefront property.
- HOA, CDD and flood zone: covered in the costs section above.
- Evacuation zone: Hillsborough County revised its evacuation zones for 2026, expanding Zone A farther inland along the coast and Alafia River. Check the current zone for the address.
Nearby, compare Carrollwood, Odessa and New Tampa.
Common questions
What county is Lutz, FL in?+
Lutz is in both Hillsborough County and Pasco County. It is unincorporated, and its four ZIP codes, 33548, 33549, 33558 and 33559, extend into southern Pasco. The county a home is in sets its property tax rate, school district and permitting rules, so confirm it on the property appraiser record.
How much are homes in Lutz, FL?+
Zillow's typical home value for Lutz was $488,064 in August 2026, down 0.7% over the year. That is above Tampa's $377,566 and below Odessa's $687,195. Lutz includes older homes on larger lots, lakefront property and newer subdivisions, so compare recent sales of similar homes.
How far is Lutz from Tampa?+
Lutz is about 15 miles north of Tampa. I-275 runs along its east side and US 41 through its center, with Dale Mabry Highway forming part of the western edge. Actual drive time depends on your start point, destination and time of day, so test the route at rush hour.
Is Lutz a city?+
No. Lutz is an unincorporated community with no city government. Hillsborough County or Pasco County provides zoning, permitting and most services depending on the address. The community grew around a Tampa Northern Railroad depot and was named for W. P. Lutz, credited with bringing the railroad.
Is Lutz, FL a good place to live?+
It can be if you want more space than Tampa offers and are comfortable driving. Lutz has larger lots, lake homes and newer subdivisions, with Zillow's typical home value at $488,064 in August 2026 against Tampa's $377,566. Unincorporated Hillsborough's 2025 millage was 18.2515, below Tampa's 19.8428. Because Lutz spans two counties, check taxes, schools and services by address.
Are property taxes lower in Lutz than in Tampa?+
The tax rate is lower on the Hillsborough side. The 2025 final total millage was 18.2515 for unincorporated Hillsborough County and 19.8428 for the City of Tampa, a difference of about $477 a year on $300,000 of taxable value. HOA or CDD charges can offset that, and Pasco County homes use Pasco's rates, so check each parcel.
Sources
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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