Selling in Wesley Chapel or Land O' Lakes? Your CDD assessment changes what buyers
will pay — see what it costs across 23 Pasco districts →
What Is Your Tampa Bay Home Worth?
Start with the instant estimate below. Then read what it cannot tell you.
An automated estimate is a starting point, not an answer
The tool above pulls from public records and recent sales. It does not know that you replaced the roof in 2023, that the house backs onto a retention pond, or that the two comparable sales it used both carried a CDD assessment yours does not.
That is not a criticism of the tool. It is why we follow it with a real one.
Right now, where your home sits matters more than what it is
Most coverage treats Tampa Bay as one market. It is not. As of September 2026 the two halves of our service area are moving in opposite directions, and it changes what a seller should do.
How far each area sits below its peak
Typical home value today versus that neighbourhood's own high point.
North Hillsborough has held. Parts of Lutz reached their high point as recently as March 2026. If you bought here before 2022, your equity is largely intact.
The Pasco growth corridor has not — and it is still easing. The cause is not weak demand. It is that new construction keeps arriving and competing with resale. In a growth corridor, growth is the competition.
Two homes of similar size and age, twenty minutes apart, are in genuinely different markets today.
What the market is actually doing
The headline you may have read — record inventory, decisive buyer's market — is about a year out of date. Here is where it stands now.
Inventory has stopped climbing, and homes are still moving at close to asking.
year over year
year over year
typical sale
flat in Pasco
What is moving is price. Median list prices are down about 5 to 7 percent year over year across both counties, and that decline has steepened every month since April.
That combination matters, and most coverage gets it backwards. This is a price correction, not a demand collapse. Homes are still selling, close to asking, in a normal number of days. They are simply listed lower than they were a year ago.
For a seller that means one thing above all: the market will meet a realistic price quickly, and punish an aspirational one slowly.
Figures as of September 2026. Sources: realtor.com county inventory, Redfin MLS extract, Zillow ZHVI. We update this page quarterly.
What we will tell you that the estimate will not
- What your home is actually competing against this month — not last year's comparables, the ones a buyer is touring this weekend.
- Whether a CDD assessment is helping or hurting you. If you are in Epperson, Union Park or a similar community, a buyer comparing your home to one in Northdale is weighing a $2,500 to $4,300 annual difference before they look at the kitchen. Here is what CDD fees actually cost across 23 Pasco districts.
- What is worth doing before you list, and what is not. Some improvements return their cost. Most do not.
- What a realistic timeline looks like for your specific street, at your specific price.
No obligation, and we mean it specifically
A valuation conversation is not a listing appointment. Plenty of people we talk to are eighteen months out, or deciding whether to sell at all, or just want to know where they stand. That is a perfectly good reason to call.
We will give you the number and the reasoning behind it. What you do next is your business.
Get a real valuation from Team Sid or call (813) 212-8791
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