Selling in Westchase, Odessa or Lutz?A flat fee, not a commission.
Licensed local agents who list, negotiate and close your north Tampa Bay home for one flat fee set by its price. Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.⁶
Not locked in until your home is listed. Cancel from your dashboard.
Westchase (25,952 people in the 2020 Census), Lutz (23,707) and Odessa are unincorporated suburbs on the north and northwest side of Tampa, in Hillsborough and Pasco counties, which the Census Bureau estimates grew 7.8% and 20.0% from 2020 to 2025, and Landian works across all three with licensed local agents. Sellers list on the MLS with a licensed local agent for one flat fee set by the home's price, not a commission: $5,999 flat for a home around $650,000. $7,999 flat for a home around $850,000. $9,999 flat for a home around $1,200,000. The fee is shown before you meet the agent, written into your agreement, and paid only at closing. Buyers get a buyer's agent on the same schedule, based on the price of the home they buy, usually covered by the seller's contribution; anything the seller contributes above it comes back as a rebate or closing credit where allowed.⁶
Hillsborough and Pasco at a glance
Westchase, Lutz and Keystone (the Hillsborough side of Odessa) are unincorporated Census Designated Places in Hillsborough County, and the Odessa CDP is in Pasco. Places like these get no yearly population estimate, so the cards show the two counties and each place’s own figures are under “What homes here look like”. Both counties keep growing: by Census estimates, Hillsborough added 7.8% and Pasco 20.0% from April 2020 to July 2025, and in 2025 they issued building permits for 8,696 and 7,878 new housing units.
Hillsborough County
Florida
Residents (2025 est.)
1,574,115
Median home value*
$371,500
Homeowners
61.5%
Average commute
28.8 min
Pasco County
Florida
Residents (2025 est.)
674,516
Median home value*
$300,900
Homeowners
75.7%
Average commute
31.1 min
U.S. Census Bureau QuickFacts: residents are the July 1, 2025 population estimate; *median value of owner-occupied homes, homeowners (owner-occupied share of homes) and mean travel time to work are American Community Survey 2020-2024 figures, so recent sale prices can run higher.
Living in Westchase, Odessa and Lutz
Three suburbs off the Veterans Expressway that feel very different: a master-planned community of villages, a lake country of wells and five-acre lots, and an old depot town that keeps its lots big.
Westchase from the air
Westchase
A master-planned community of villages
Westchase, begun in 1991 about 17 miles northwest of downtown Tampa, is a master-planned, deed-restricted community of more than 2,000 acres. Its community association counts 3,514 homes in neighborhoods, or villages, from The Fords and The Greens to Glencliff and West Park Village, and each neighborhood elects its own voting members to the association.
West Park Village is the walkable part, a mixed-use area with two town centers of shops and restaurants and a summer concert series. The association runs two swim and tennis centers, the Westchase golf course, designed by Lloyd Clifton, is a public club, and a separate Community Development District, a government agency, looks after common areas, conservation land and ponds. With about 2,610 people per square mile in 2020, it is the densest place in this guide.
Odessa means two places. The Census Odessa is a 5.36-square-mile place in Pasco County, named in the 1880s by Peter Demens, the Russian immigrant who built the Orange Belt Railway and also founded St. Petersburg. South of the county line, the lake country along Gunn Highway that shares Odessa’s 33556 ZIP code is counted as the Keystone CDP, and Hillsborough plans it as the Keystone-Odessa community.
The county’s Keystone-Odessa plan describes a rural community of lakes, wetlands and creeks that depends on water wells and values dark, star-filled skies. It holds new homes to one per five acres unless already permitted otherwise, asks for rural fencing such as split rail, board and horse wire, supports citrus, ranching and equestrian uses, and names Gunn Highway a county road that cannot be widened further. Keystone Lake alone covers 434 acres, a private lake in the Brooker Creek watershed.
On the Pasco side, the Starkey Ranch Theatre Library Cultural Center opened in Odessa on August 2, 2021: a 26,000-square-foot library built with the Pasco County School District that doubles as the media center for Starkey Ranch K-8 next door.
Lutz grew up around a depot on the Tampa Northern Railroad and is named for W. P. Lutz, credited with bringing the railroad to town. The original Lutz Junction depot came down in the late 1960s; a replica went up in 2000 in what locals call Beautiful Downtown Lutz, at Lutz Lake Fern Road and US 41. On the Fourth of July a parade runs down Lutz Lake Fern Road to the depot, where the Lutz Guv’na is sworn in: an honorary title, started in 1991, for the candidate who raises the most for local charities.
The county’s Lutz plan describes two Lutzes. East of Dale Mabry Highway, including the old downtown, it is semi-rural: homes on half an acre and up along curving, narrow roads woven around many lakes and wetlands, with one-acre lots the goal for new building and split-rail or board fences preferred to walls. West of Dale Mabry are planned communities such as Calusa Trace, Cheval, Villa Rosa and Heritage Harbor. Lutz ZIP codes also reach into southern Pasco, the area called Pasco Lutz, where part of Edward Scissorhands was filmed.
Lake Park, the county’s regional park on North Dale Mabry, has five lakes, cypress swamps and pine flatwoods, marked trails for hikers, bikers and riders, an archery range, two horse arenas and the Tampa BMX track.
The paved Upper Tampa Bay Trail runs north along Channel A from Montague Street, past Waters and Linebaugh avenues, to Gunn Highway and Peterson Road Park, then picks up again at Van Dyke Road and heads east to a trailhead on Lutz Lake Fern Road, where it meets the Suncoast Trail at the Veterans Expressway. The county lists equestrian trails among its uses, and parking at the main trailhead is $2 a vehicle.
In western Pasco County, the Southwest Florida Water Management District’s Starkey Wilderness Preserve covers about 18,000 acres, including Pasco County’s Jay B. Starkey Wilderness Park, with a paved trail to the 42-mile Suncoast Trail, equestrian trails, a primitive campground and camping cabins. Across the Pinellas line, off Keystone Road, Brooker Creek Preserve covers about 8,700 acres.
Upper Tampa Bay Trail
Suncoast Trail
Peterson Road Park
Lutz Lake Fern trailhead
Starkey Wilderness Preserve
Brooker Creek Preserve
What homes here look like
Three kinds of suburb a few miles apart: Westchase’s deed-restricted villages with an association and a Community Development District, Keystone-Odessa’s lake and acreage lots under a rural plan, and Lutz’s mix of semi-rural lots and planned communities. Most homes are lived in by their owners: about 64% in Westchase, 70% in the Odessa CDP, 79% in Lutz and 92% in Keystone, against 61.5% across Hillsborough.
Zillow put the typical Lutz home value at $486,345 in September 2026, about flat over the year. Your fee follows your own home’s price, not the town’s. Figures below: 2020 Census counts, and American Community Survey 2020-2024 medians of owner-occupied home values and mean commutes.
Westchase (CDP)
25,952 people in 2020 on about 10 square miles of land. Median home value $559,500; average commute 27.8 minutes, the shortest of the four.
Keystone (CDP), Hillsborough side of Odessa
25,211 people on about 35 square miles, the most room per person here. Median home value $653,500, the highest of the four, and 92.1% of homes owner-occupied.
Odessa (CDP), Pasco County
8,080 people on 5.36 square miles. Median home value $497,100; average commute 36.2 minutes, the longest of the four.
Lutz (CDP)
23,707 people on about 24 square miles. Median home value $486,500, and 78.5% of homes owner-occupied.
Flood zones, evacuation zones and storms
The lakes and ponds are the draw here, and they are also why flood risk is checked house by house. Hillsborough County points out that a home can sit outside any hurricane evacuation zone and still be in a high-risk flood zone because of a nearby pond or stream. Evacuation zones (A to E in Hillsborough, redrawn in 2022) map storm surge; flood zones come from FEMA’s maps, cover every property and drive insurance and building rules. In the high-risk A and V zones, homes with a federally backed mortgage must carry flood insurance, and most homeowners policies do not cover flood.
Florida law also requires the seller of a home to give the buyer a flood disclosure at or before signing the contract, covering flood damage during the seller’s ownership, flood insurance claims and federal help such as FEMA assistance. Storms are recent memory: after Hurricanes Helene and Milton, the county closed Lake Park in October 2024 and used it as a countywide collection site for storm debris until it reopened on February 1, 2025.
Westchase, Keystone and the Lutz CDP are in Hillsborough County Public Schools, which lists more than 218,000 students and more than 233 K-12 school sites. Its 2025-2026 Impact Report (October 2, 2026) reported a 92.8% graduation rate at its traditional high schools and the district’s first A grade in more than a decade. Schools in the area include Westchase Elementary on West Linebaugh Avenue, Davidsen Middle and Alonso High on Montague Street, Lutz K-8, and Steinbrenner High on West Lutz Lake Fern Road.
The Odessa CDP and Pasco Lutz are in Pasco County Schools, which runs Starkey Ranch K-8 beside the shared library on Lake Blanche Drive. Zones follow the street address, and the county line runs through the Odessa and Lutz ZIP codes, so check a specific home with each district’s address search.
The Veterans Expressway (State Road 589) is the spine: 17 miles of cashless toll road from I-275 by Tampa International Airport, whose exit is 1A, north to Van Dyke Road, with exits at Linebaugh Avenue (7 and 8), Gunn Highway (9) and Ehrlich Road (10) on the way. At Van Dyke it becomes the Suncoast Parkway, with an exit at State Road 54 near Odessa (19); Florida’s Turnpike Enterprise runs both. The county’s Keystone-Odessa plan counts on the expressway to take traffic off two-lane Gunn Highway, which carries Pasco drivers too.
Lutz sits between I-275 on its east side and Dale Mabry Highway (State Road 597) along part of its west side, with US 41 through the middle and downtown Tampa about 14 miles south. The Census puts the average commute at 27.8 minutes in Westchase, 31.4 in Keystone, 31.8 in Lutz and 36.2 in the Odessa CDP (2020-2024), against 28.8 across Hillsborough.
Veterans Expressway at the airport exit
What you'd keep in Westchase, Odessa and Lutz
Three example prices for a Westchase, Odessa or Lutz home, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $5,999 flat for a home around $650,000. $7,999 flat for a home around $850,000. $9,999 flat for a home around $1,200,000.⁶
On a home around $650,000
Traditional listing side (2.5%)$16,250
1% service (about $3,000 minimum)$6,500
Landian flat fee$5,999
$10,251⁵⁶
more in your pocket than a traditional listing
On a home around $850,000
Traditional listing side (2.5%)$21,250
1% service (about $3,000 minimum)$8,500
Landian flat fee$7,999
$13,251⁵⁶
more in your pocket than a traditional listing
On a home around $1,200,000
Traditional listing side (2.5%)$30,000
1% service (about $3,000 minimum)$12,000
Landian flat fee$9,999
$20,001⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$7,999 flat for a home around $850,000. That’s 0.94%, and it never becomes a percentage.
Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
The same three steps as everywhere on Landian, with licensed agents who work Westchase, Odessa, Lutz and the rest of north Tampa Bay.
1
Book online
Enter your address and expected price. Your flat fee shows right away; pick a consultation time.
2
Compare agents
Licensed local agents who accept your fee answer. You compare their cards (rating, experience, response time) and choose.
3
Meet and list
Meet your agent, then decide. Nothing is exclusive until your home is listed, and you can cancel from your dashboard.
Violet Cury Preserve, Lutz
Moving to Westchase, Odessa and Lutz?
Moving for the lakes, the trails or more land? Tell us which towns you are watching and you are matched with a licensed buyer’s agent who works north Tampa Bay.
A licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.¹
How much does it cost to sell a house in Westchase, Odessa or Lutz with Landian?
One flat fee set by your home's price, not a percentage: $5,999 flat for a home around $650,000. $7,999 flat for a home around $850,000. $9,999 flat for a home around $1,200,000. It is shown before you meet your agent, written into your agreement, and paid from your proceeds at closing. Nothing upfront.
Is the fee the same in Westchase, Odessa and Lutz?
Yes. The schedule is set by the home's price, not by the town, so a home at the same price pays the same flat fee anywhere in Florida. Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
Does Landian have agents in Westchase, Odessa and Lutz?
Yes. Landian has a Tampa office page and matches you with licensed local agents within about 75 miles of your home, so Westchase, Odessa, Keystone, Lutz and the Pasco side of the county line are covered. Agents who accept your fee answer, and you compare them before anyone calls.
Are Westchase, Odessa and Lutz cities?
No. All three are unincorporated, so the county is the local government: Hillsborough for Westchase, Keystone and the Lutz CDP, and Pasco for the Odessa CDP and Pasco Lutz. Mailing addresses do not follow those lines; Odessa’s 33556 ZIP code, for one, covers homes in both counties.
Which school districts serve Westchase, Odessa and Lutz?
Hillsborough County Public Schools for Westchase, Keystone and the Lutz CDP, and Pasco County Schools for the Odessa CDP and Pasco Lutz. Zones follow the street address, so use each district’s address search for a specific home.
How do I check flood risk for a home here?
Check the FEMA flood zone and the hurricane evacuation zone separately: Hillsborough has its own flood zone viewer, and FEMA’s Flood Map Service Center covers both counties. A home near a pond can be outside an evacuation zone and still in a high-risk flood zone. Florida sellers must also give buyers a flood disclosure at or before the contract.
Where is there land, or room for horses, near Westchase?
Keystone-Odessa and east Lutz are where the county plans for it. The Keystone-Odessa plan holds new homes to one per five acres unless already permitted otherwise and supports ranching and equestrian uses, and the Lutz plan aims for lots of an acre or more. Lake Park in Lutz has two horse arenas, and the Upper Tampa Bay Trail lists equestrian trails.
What is the commute like from Westchase, Odessa and Lutz?
The Census puts the average commute at 27.8 minutes in Westchase, 31.8 in Lutz and 36.2 in the Odessa CDP (2020-2024). The Veterans Expressway runs 17 miles from I-275 by Tampa International Airport to Van Dyke Road, where the Suncoast Parkway continues north.
How does buying a home in Westchase, Odessa or Lutz work with Landian?
You get a licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.
Your north Tampa Bay home. One flat fee.
Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.
⁶Flat listing fee by expected price: $5,999 from $600K; $6,999 from $700K; $7,999 from $800K; $8,999 from $900K; $9,999 from $1M; $11,999 from $1.25M; $14,999 from $1.5M; $19,999 from $2M; lower below $600K. Based on the higher of the price you enter and a third-party estimate of your home’s value, and written into your Client Agreement before you meet an agent. If your listing price falls in a higher step, the fee follows the schedule; it never rises after your home is listed. Under $500K the fee you see is final; from $500K an agent may propose a different amount before you choose them, always under 1% of your expected price. Payable only at closing. Buyer-side fees use the same steps on the price of the home you buy and are usually covered by the seller’s contribution.
⁵Seller savings are estimated against a 2.5% listing-side commission on the final sale price. Commissions are not set by law and are negotiable, so actual savings vary by market, agent and property. The fee shown is the flat listing-side fee for the home’s price, set on Landian before the seller met the agent.
¹Rebates available where jurisdictional laws permit. Excludes AL, AK, KS, LA, MS, MO, OK, OR, TN. Seller credits may be requested as an alternative to rebates in restricted jurisdictions.
