Carrollwood FL Real Estate

Carrollwood at a Glance - Location, History, and Why Buyers Love It

Carrollwood is a large, established community in unincorporated Hillsborough County, situated directly north of Tampa proper. Spanning three ZIP codes - 33618, 33624, and 33625 - it covers a wide geographic footprint that stretches from Busch Boulevard north to Ehrlich Road and beyond. For buyers looking for a suburban lifestyle without leaving the Tampa metro, Carrollwood consistently ranks among the best suburbs in the Tampa Bay area for families.

The community traces its roots to the early 1970s when developers began building single-family neighborhoods around what would become the Carrollwood Country Club. Over the following decades, development spread north and east, creating the patchwork of subdivisions and neighborhoods that exists today. Unlike master-planned communities such as Westchase, Carrollwood grew organically - which gives it a more varied, lived-in character that many buyers find appealing.

What draws buyers to Carrollwood is the combination of location, value, and mature landscaping. You are roughly 20 minutes from downtown Tampa, 15 minutes from Tampa International Airport, and have easy access to Veterans Expressway and I-275. The oak-canopied streets, larger lot sizes, and lack of heavy CDD fees make it a compelling alternative to newer communities where you pay a premium for a smaller lot.

Carrollwood Real Estate Market Data (2026)

The Carrollwood housing market has shifted into buyer-friendly territory in 2026, with inventory surging and median prices stabilizing after years of rapid appreciation. Here is a snapshot of the current market conditions based on MLS data across all three ZIP codes. For a broader context on where the state market is heading, see our Florida housing market forecast.

Metric	Carrollwood (2026)
Median Sale Price	$404,000 - $450,000
Average Price Per Sq Ft	$254 - $270
Average Days on Market	25 - 41 days
Year-Over-Year Appreciation	0% - 5%
Typical Home Size	1,600 - 2,800 sq ft
Typical Lot Size	0.20 - 0.50 acres
Property Tax Rate (Hillsborough)	~1.0% - 1.1% of assessed value
Flood Zone	Mostly Zone X (minimal risk); some AE near lakes

One important distinction: homes in Carrollwood Village (33618) tend to command a slight premium over homes in the 33624 and 33625 ZIP codes. This is due to the Village's proximity to the country club, its more walkable streets, and the slightly higher concentration of updated and renovated homes.

Types of Homes in Carrollwood

Carrollwood's housing stock reflects its multi-decade development history. You will find a wide range of architectural styles and sizes, which is part of what makes the area so accessible to different buyer profiles.

1970s-1980s Ranch and Split-Level Homes

The original Carrollwood Village homes are predominantly single-story ranch-style or split-level plans built between 1972 and 1985. These homes typically sit on generous lots (quarter-acre to half-acre), feature block construction, and many have been renovated with updated kitchens, bathrooms, and impact windows. Price range: $350K-$800K depending on updates, lot size, and proximity to the golf course.

1990s-2000s Two-Story Builds

As development pushed north into the 33624 and 33625 ZIP codes, builders constructed larger two-story homes with 2,200-3,200 square feet, three-car garages, and community amenities like pools and playgrounds. Subdivisions like Stonebridge, Lake Magdalene Shores, and portions of Northdale fall into this category. Price range: $450K-$650K.

Pool Homes

Pool homes are abundant in Carrollwood, especially in the Village. Because lot sizes are larger than in newer Tampa suburbs, many homes have screened-in pools, expanded lanais, and mature tropical landscaping. A pool typically adds $30K-$60K to the home's value in this market.

Townhomes and Condos

Several townhome and condo communities exist in Carrollwood, particularly along Dale Mabry Highway and near the Carrollwood area shopping centers. These range from $180K to $320K and offer a lower-maintenance entry point for first-time buyers or investors looking at Tampa Bay rental properties.

Price Ranges by Neighborhood

Carrollwood is not one monolithic market. Prices vary significantly based on sub-neighborhood, age of the home, and proximity to key amenities like the country club or major lakes.

Neighborhood	Price Range	Typical Size (sq ft)
Carrollwood Village (golf course area)	$350K - $800K	1,800 - 3,000
Lake Carroll	$600K - $1M+	2,000 - 3,200
Stonebridge	$350K - $500K	1,800 - 2,600
Lake Magdalene	$335K - $500K	1,600 - 2,600
Northdale	$350K - $500K	1,400 - 2,400
Village Green	$360K - $480K	1,500 - 2,200
Carrollwood Meadows	$340K - $460K	1,400 - 2,100

Carrollwood Village vs Carrollwood Proper

This is one of the most common points of confusion for buyers new to the area. Carrollwood Village is a specific, deed-restricted community centered around the Carrollwood Country Club, located south of Busch Boulevard in the 33618 ZIP code. Carrollwood (sometimes called "Carrollwood proper" or "greater Carrollwood") refers to the broader unincorporated area north of Busch Blvd, spanning 33624 and 33625.

Carrollwood Village tends to have more consistent deed restrictions, a stronger neighborhood identity, and slightly higher home values. Greater Carrollwood is more diverse in terms of housing styles and price points, with pockets of newer construction and a wider range of lot sizes. Both areas share the same excellent school zones and convenient access to shopping and dining along Dale Mabry Highway.

Who Carrollwood Is Best For

After 23 years of selling homes in Tampa Bay, I can tell you that Carrollwood attracts a specific type of buyer. Here is who tends to thrive in this community:

• Families with school-age children - The school zones here are among the best in Hillsborough County. Parents who want their kids at Steinbrenner or Sickles High School specifically seek out Carrollwood addresses.
• Move-up buyers from South Tampa or Seminole Heights - Buyers who want more space, bigger yards, and lower price per square foot often trade their urban neighborhoods for Carrollwood's suburban feel.
• Remote workers and commuters - The central location and easy highway access make Carrollwood ideal for people who split time between home offices and downtown Tampa or Westshore offices.
• Value-conscious buyers - Compared to Westchase or South Tampa, Carrollwood delivers similar quality of life at a meaningfully lower price point.
• Investors - Rental demand is strong due to the school zones and location. Single-family homes here rent quickly and produce solid returns.

Schools and Education

Schools are one of the primary reasons families choose Carrollwood. The area is zoned for some of the highest-rated public schools in Hillsborough County, and there are excellent private options as well.

High Schools: Steinbrenner High School (consistently rated A by the Florida DOE), Sickles High School (A-rated, strong IB program), and Gaither High School serve the Carrollwood area. Steinbrenner, in particular, is one of the top public high schools in all of Hillsborough County.

Middle Schools: Adams Middle School and Martinez Middle School both serve Carrollwood families and offer magnet and gifted programs.

Elementary Schools: Carrollwood Elementary, Essrig Elementary, and several others provide strong academic foundations. Many have active parent organizations and strong community involvement.

Private Schools: Carrollwood Day School is a well-known private institution offering Pre-K through 12th grade. Bell Shoals Baptist Academy is another popular option for families seeking faith-based education.

Lifestyle, Dining, and Recreation

Carrollwood has evolved from a quiet bedroom community into a destination with its own identity. Dale Mabry Highway serves as the main commercial corridor, lined with restaurants, retail centers, and professional services. But Carrollwood's charm goes far beyond strip malls.

Dining: The area has seen a surge in quality dining options over the past decade. You will find everything from long-standing local favorites to newer upscale restaurants. The Carrollwood Village area, in particular, has developed a walkable dining scene that residents love.

Recreation: Carrollwood Country Club offers golf, tennis, and a social membership for residents. Carrollwood Village Park is a community hub with walking trails, a playground, and sports fields. Upper Tampa Bay Trail runs along the western edge of the area, providing miles of paved paths for biking, running, and walking.

Shopping: The Shops at Carrollwood and Carrollwood Village Square provide everyday retail needs, while Citrus Park Mall is a short drive west. For a broader range of shopping, International Plaza and WestShore Plaza are both within 15 minutes.

Pros and Cons of Living in Carrollwood

Pros

• Top-rated school zones - Steinbrenner and Sickles are among the best in the county
• Larger lot sizes - Quarter-acre to half-acre lots are common, unlike newer subdivisions
• Mature landscaping and oak canopy - Established neighborhoods with real character
• Central location - 20 min to downtown, 15 min to the airport
• No CDD fees in most areas - Significant savings compared to newer communities
• Strong long-term appreciation - Consistent value growth over 20+ years

Cons

• Older homes may need updates - 1970s-80s construction often needs roof, plumbing, or electrical work
• Dale Mabry traffic - The main corridor gets congested during rush hours
• Some areas lack sidewalks - Not every neighborhood is equally walkable
• Flood zones near lakes - Homes near Lake Carroll, Lake Magdalene, or other bodies of water may require flood insurance
• No single master HOA - Deed restriction enforcement varies by sub-neighborhood

Carrollwood vs Westchase, Lutz, and New Tampa

Buyers frequently compare Carrollwood to its neighboring communities. Here is how they stack up:

Factor	Carrollwood	Westchase	Lutz	New Tampa
Median Price	$404K-$450K	$500K-$600K	$400K-$520K	$420K-$540K
Typical Lot Size	0.20-0.50 ac	0.12-0.25 ac	0.25-1.0+ ac	0.10-0.20 ac
CDD Fees	Rare / None	$1,500-$2,500/yr	Varies	$1,000-$2,000/yr
Commute to Downtown	20 min	25 min	30 min	25 min
Top High School	Steinbrenner (A)	Steinbrenner (A)	Steinbrenner (A)	Wharton (A)
Character	Established, mature	Master-planned, HOA	Rural-suburban mix	Newer suburban

The bottom line: if you want a master-planned community with uniform aesthetics, Westchase may be your best fit. If you want more land and a semi-rural feel, look at Lutz. If you want newer construction with modern floor plans, consider New Tampa. But if you want the best balance of value, location, lot size, and school quality - Carrollwood is hard to beat.

Tips for Buying a Home in Carrollwood

Having helped hundreds of buyers find homes in the Carrollwood area, here are my top recommendations:

• Check the roof age. Many Carrollwood homes have roofs from the 2000s or earlier. A new roof can cost $15K-$30K and will impact your homeowners insurance rates significantly.
• Verify the flood zone. Homes near Lake Carroll, Lake Magdalene, or retention ponds may be in FEMA flood zones that require additional insurance.
• Understand deed restrictions. Carrollwood Village has different rules than surrounding neighborhoods. Some areas prohibit RV parking, boat storage, or certain fence types.
• Budget for updates on older homes. A home built in the 1970s may need plumbing updates (polybutylene pipe replacement), electrical panel upgrades, or window replacements. Factor these into your offer.
• Run your numbers. Use our mortgage calculator to estimate payments - Hillsborough County taxes run higher than the state average.
• Know your closing costs before writing an offer.

When Carrollwood Is the Wrong Fit (And Where I'd Send You Instead)

Carrollwood checks a lot of boxes for a lot of people, but it is not the best answer for everyone. If you read this guide and think "eh, that doesn't sound like me," I would rather help you find a better match than talk you into the wrong neighborhood.

You may want to look elsewhere if:

You want all-new construction and resort-style amenities

If your must-haves are newer homes, big pools, splash pads, and packed event calendars, Carrollwood probably is not your bull's-eye. Most of the housing here is older, and the charm comes from established streets and mature trees, not brand-new amenity centers. For that "master-planned" feel, I am more likely to steer you toward New Tampa communities like Tampa Palms, West Meadows, and Arbor Greene, or down to Riverview spots like Triple Creek and Waterset, where you get newer builds plus clubhouses, fitness centers, and resort-style pools.

You want super-quiet, suburban-without-the-traffic living

Carrollwood's central location makes it easy to get around Tampa, but you will feel the traffic and activity on corridors like Dale Mabry and Linebaugh. If you want to be further from busy roads and are okay with a longer drive into town, you may be happier in Wesley Chapel neighborhoods like Seven Oaks or Estancia, or in Land O' Lakes communities such as Bexley and Connerton, where you get more distance from the core and a more "suburban bubble" feel.

You do not want older-home quirks or renovation projects

A lot of Carrollwood's value is in mature neighborhoods and larger lots, but many homes are 30-50+ years old and either need updates or have been renovated in stages over the years. If you would rather not think about roofs, systems, or cosmetic work for a while, you will probably lean toward newer sections of Westchase, or master-planned communities like Connerton and Triple Creek where most of what you will see was built more recently and to modern standards.

You prefer very uniform, tightly controlled appearances

Some pockets of Carrollwood have deed restrictions and a consistent look, but a lot of streets are more varied - different builders, eras, and styles on the same block. If you strongly prefer everything to look and feel the same, with strict architectural control, neighborhoods like Westchase, Estancia in Wesley Chapel, or Arbor Greene in New Tampa will probably feel more like what you are picturing.

If any of this sounds like you, text me "Carrollwood fit" at (813) 733-7907 with your budget and what matters most, and I will send back 3-5 communities (Carrollwood or not) that actually fit your situation.

Carrollwood Buyer Playbooks: Find Your Fit

Carrollwood tends to attract four main types of buyers. If you see yourself in one of these, lean into that playbook - and if you are a mix, I will blend the approach for you.

If You Are a Family Chasing Schools and Parks

• Target Carrollwood Village and Lake Magdalene for the strongest school zones feeding into Steinbrenner and Sickles. Expect to spend $380K-$550K for a solid 3/2 or 4/2.
• Prioritize layouts that work for kids: usable backyard, sightlines from the kitchen to the main living area, and bedrooms that are not all stacked on one tiny hallway.
• Focus on roof age and flood zone status - homes near Carrollwood Village Park and Northdale Park give you playgrounds, splash pads, sports courts, and walking trails without leaving your side of town.
• Test school runs and activity drives at realistic times, not just what GPS says mid-day.

Your next step: Tell me your rough budget and whether you care more about schools, space, or activities - I will send you 3 neighborhoods and 5-7 current listings that fit the way your family actually lives. Reach out here.

If You Are a Remote Worker or Hybrid Commuter

• Find a real office or flex room with good light - not a corner of the living room. How the house feels for 8-10 hours a day matters more than how it photographs.
• Pay attention to daytime noise and internet options on specific streets. Some Carrollwood pockets have fiber, others are stuck on older cable infrastructure.
• Carrollwood works well for hybrid folks because you can live on quieter residential streets but still be roughly 15-20 minutes from TPA airport and have straightforward routes into downtown or Westshore via the Veterans or I-275.
• Budget $400K-$500K for a 3/2 with a dedicated office. At $500K+, you start seeing true home offices with separate entrances or detached structures.

Your next step: Tell me where you commute to most and how many days a week, and I will map out a few "sweet spot" Carrollwood streets and 5-7 listings that fit that work-from-home life. Start here.

If You Are a Move-Up Buyer Looking for More Space

• Most of my move-up buyers are trading out of smaller homes in other Tampa Bay suburbs into Carrollwood Village or larger lots nearby where they can get more space and a better everyday layout.
• At $500K-$650K, expect a renovated 4/2 or 4/3 in the Village with a pool and updated kitchen. At $650K+, you are looking at Lake Carroll waterfront, larger lots, and fully modernized homes.
• Key trade-off: bigger lot and better location in Carrollwood vs. brand-new construction further out. If square footage matters more than character and location, New Tampa or Riverview may stretch further.
• If you are selling and buying in the same market, we time it so your current home hits the market right when we lock in your Carrollwood purchase - minimizing the gap and the stress.

Your next step: Tell me what you are outgrowing (space, lot, location, or all three) and your target budget, and I will show you exactly what that buys in Carrollwood vs. the alternatives. Let's talk.

If You Are an Investor Focused on Cash Flow

• Investors tend to focus on solid 3/2s in greater Carrollwood and Northdale where rents are strong and vacancy tends to stay low. Rough rent range for a 3/2: $2,000-$2,400/month depending on condition and whether it has a pool.
• The 33624 and 33625 ZIP codes tend to offer the best price-to-rent ratios. The 33618 (Carrollwood Village) ZIP leans more toward appreciation plays than cash flow.
• Vacancy rate across the three ZIPs sits around 3.8%, which means well-maintained rentals tend to lease fast - especially near schools and major employers.
• Watch for older systems (roof, HVAC, plumbing) eating into your returns. A $350K home with a new roof and updated systems will cash flow better than a $320K home that needs $30K in repairs within two years.

Your next step: Tell me your target purchase price and whether you are optimizing for cash flow or appreciation, and I will send you a breakdown of what pencils out in each Carrollwood ZIP code. Get the numbers.

What I'd Be Shopping for at $400K, $550K, and $750K in Carrollwood

This is where portals can not help you. They show listings. I can tell you what you are actually choosing between at each price point, based on what I see come through the MLS and what my buyers end up picking.

At $400K: Solid starter or smart rental

At this price you are mostly looking at Northdale and greater Carrollwood (33624/33625). Expect a 3/2, 1,400-1,800 square feet, built in the 1980s, on a decent lot. The trade-off is usually: move-in ready with a smaller footprint, or bigger but dated and needing cosmetic updates. Pools are rare at this price unless the home needs other work. This is also the sweet spot for investors - a $400K 3/2 in good shape rents for $2,000-$2,200/month.

At $550K: The Carrollwood sweet spot

This is where most of my buyers end up. At $450K-$550K, you are choosing between a move-in-ready Northdale 4/2 with a pool and updated kitchen, or a more dated Carrollwood Village 3/2 on a better lot with more character. Village homes at this price often have the bones and location but need kitchen or bathroom updates. If the Village address matters to you, this is where you stretch. If you care more about turnkey living, the Northdale or greater Carrollwood homes will feel more finished on day one.

At $750K+: Lakefront, fully renovated, or both

Above $700K you are in Lake Carroll waterfront territory, or you are getting a fully renovated Carrollwood Village home on a premium lot near the golf course. Homes at this level tend to be 2,400-3,200 square feet with updated everything, pools, and mature landscaping. The main decision is water views vs. interior lot with more land. Lakefront homes carry flood insurance costs and seawall maintenance, so I always run the full cost picture before we write an offer.

Want to see what is available right now? Text me your budget and whether a pool is a must-have at (813) 733-7907 and I will send 5 live Carrollwood listings that match exactly what I described above - not a generic search dump.

Common Carrollwood Inspection Surprises (And How We Handle Them)

Because so many Carrollwood homes were built in the 1960s-80s, a lot of the "surprises" that show up on inspections are actually pretty predictable once you have seen enough of them. My job is to help you spot the patterns early so you are not blindsided halfway through the contract.

Older roofs and insurance drama

On paper, a roof might "look fine," but if it is older, the age alone can make your insurance company nervous. In Carrollwood, it is common to see 15-20+ year-old shingle roofs on otherwise solid homes. That does not automatically kill a deal, but it might mean we plan for a roof credit, a seller-paid replacement before closing, or shopping carriers who are more flexible on age. The key is knowing this is coming before we write the offer so we are not shocked when the inspector calls it out.

HVAC and mechanicals at the end of their run

Same idea with HVAC systems, water heaters, and older electrical panels. In this part of Tampa, it is normal for an inspection report to flag systems as "near the end of useful life" even if they are still working. I treat these as negotiation points and budgeting tools: we talk about what is truly urgent, what is a near-term project, and where we can reasonably push for seller concessions versus where we plan for future upgrades.

Plumbing and past leaks in older homes

With older construction, you will sometimes see signs of past leaks, cast iron or older plumbing materials, or questionable DIY fixes under sinks and in bathrooms. The goal is to get a clear picture from the inspector and, when needed, bring in a specialist like a plumber for a camera scope before we decide whether to move forward, renegotiate, or walk away. I would rather you know exactly what you are inheriting than "hope for the best" with 40-50 year-old pipes.

Settlement, hairline cracks, and Florida soil

Hairline cracks in stucco or concrete are common in Florida, but not all cracks are created equal. A good inspector helps us separate normal cosmetic settling from anything that might warrant a structural engineer. When something looks borderline, we bring in the right person, get a written opinion, and use that to decide whether we are comfortable continuing or to leverage a price adjustment if it is still a go.

Remodels from three different decades

In Carrollwood you will often see a 70s shell with a 90s kitchen and a 2015 bathroom. That is not a problem by itself, but inspections sometimes reveal work that was not permitted or does not quite match current code. In those cases, we look closely at safety-related items (electrical, stairs, railings) and prioritize getting those corrected or credited. Cosmetic quirks can wait; life-safety and obvious code issues cannot.

When we go under contract on a Carrollwood home, I treat the inspection phase as a second round of negotiation: first we win the house, then we make sure you are not paying top dollar for hidden problems. Tell me what scares you most about inspections (roof, plumbing, foundation, big-ticket systems) and I can walk you through how we typically handle those issues here before you ever write an offer.

Choose Your Path

How I Help Carrollwood Buyers and Sellers (My Local Playbook)

This is not a generic "I love real estate" section. This is specifically how I operate in Carrollwood, where I have been tracking this micro-market for years.

• I track Carrollwood Village vs. greater Carrollwood pricing weekly so we know exactly where to push or hold the line on offers and listing prices. I am not guessing - I have the data.
• I pattern-match offers on pool homes vs. non-pool, lakefront vs. interior, renovated vs. original so you do not overpay for features that do not actually move the needle in this market, or underprice a feature that buyers here value more than you think.
• I know which streets and pockets tend to sell faster and which sit. That means better pricing strategy if you are selling, and smarter offers if you are buying.
• I use off-market conversations and agent relationships to know where inventory might appear before it hits the MLS. In a market with rising supply, this matters less for buyers but more for sellers who need to price against what is about to come on the market.
• I run the full cost picture, not just the sale price. Insurance, flood zones, HOA/CDD, property taxes, and likely maintenance costs in the first 3-5 years all go into my recommendations. You will never hear "just buy it" from me without seeing the real numbers.

If you text me "Carrollwood plan" at (813) 733-7907, I will send back a quick video or PDF with what I would do in your exact situation within one business day.