Carrollwood, without the brochure version.
Our office is on N Dale Mabry, in Carrollwood. This is the stuff we end up explaining on the phone anyway: what the three sides of Carrollwood actually cost, what the HOA situation really is, and where the market is soft right now.
Numbers below are pulled live from the MLS for ZIPs 33618, 33624 and 33625. Last refreshed August 25, 2026. Active listings only.
$499,000
Median single-family ask
Across 210 active houses, about $273/sq ft.
52%
Have already cut price
236 of 452 active listings. Sellers are meeting the market.
55%
Have no HOA at all
247 of 452. Carrollwood is far less HOA-bound than people expect.
52 days
Median days on market
Houses only. This is a negotiating market, not a bidding-war one.
There are three Carrollwoods, and they don’t cost the same.
When someone says “Carrollwood” they usually mean one of these three, and the price difference between them is bigger than most people expect. Sample sizes are shown so you can see how much weight each median deserves.
Carrollwood Village
7 activeThe golf-course side. Biggest houses, biggest lots, and the only part of Carrollwood where an HOA is close to universal.
- Median ask
- $859,900
- Typical size
- 2,742 sq ft
- Typically built
- 1980
- HOA
- $950/yr(7 of 7)
Original Carrollwood
14 activeEast of Dale Mabry around Lake Carroll. 1960s and 70s ranches, mature oaks, lake access, and mostly no HOA.
- Median ask
- $507,450
- Typical size
- 1,707 sq ft
- Typically built
- 1976
- HOA
- $504/yr(5 of 14)
Northdale
21 activeNorth of Van Dyke. Its own golf club, newer than Original Carrollwood, and very light on HOA fees.
- Median ask
- $499,000
- Typical size
- 1,899 sq ft
- Typically built
- 1979
- HOA
- $50/yr(2 of 21)
Carrollwood Meadows
4 activeSmaller and more affordable than the Village, with modest dues where they exist at all.
- Median ask
- $402,000
- Typical size
- 1,534 sq ft
- Typically built
- 1982
- HOA
- $12/yr(1 of 4)
The HOA question, answered with actual numbers.
This is the single most common Carrollwood question we get, and almost every answer online is wrong in the same direction. People assume Carrollwood means mandatory dues. It mostly doesn’t.
247
active listings with no HOA fee at all, out of 452.
$1,428
median annual fee where one does exist.
$490–$4,584
where the middle half of them land. The top of the range runs to $11,496.
That spread is the whole point. A voluntary civic association in Original Carrollwood and a maintained townhome in the Village are both “Carrollwood HOA,” and they are not remotely the same monthly number. The figure printed on a listing is also regularly stale or simply entered wrong, which is why we pull the recorded association documents before you are committed rather than after.
Carrollwood by ZIP code.
If you have seen a “Carrollwood median” on a portal, it was almost certainly one of these three ZIPs on its own, usually 33618, which carries most of the condo and townhome inventory and therefore reads lower than the houses actually sell for. Houses only below.
| ZIP | Covers | Houses | Median | $/sq ft | Built | Days |
|---|---|---|---|---|---|---|
| 33618 | Original Carrollwood · Lake Magdalene | 59 | $574,999 | $284 | 1981 | 49 |
| 33624 | Carrollwood Village · Northdale | 99 | $475,000 | $266 | 1983 | 50 |
| 33625 | Citrus Park side · Logan Gate | 52 | $509,950 | $275 | 1986 | 60 |
Single-family only. Median list price, not sold price. Refreshed hourly from the Stellar MLS.
What we’d tell you over coffee.
Insurance decides more than you think
The typical active Carrollwood listing was built in the early 1980s, and Original Carrollwood is older still. In Florida that means roof age, panel, plumbing and HVAC drive your premium more than the purchase price does. Get a real quote before your inspection period closes. We have watched this one number kill more Carrollwood deals than financing.
Drive Dale Mabry before you buy on it
Dale Mabry is the spine of Carrollwood and it is genuinely congested at rush hour. Being two minutes from it is convenience. Being on it is noise. Streets that back to it price differently for a reason, and photos will never show you that.
This is a negotiating market
52% of active listings here have already reduced their asking price. That is not a distressed market, it is a market where sellers have stopped expecting 2022. Ask for the repairs. Ask for the rate buydown. The worst outcome is a no.
Want to see what’s actually for sale?
452active listings across the Carrollwood ZIPs right now — 210 of them houses, 112 townhomes, 84 condos. 22% have a private pool.
Carrollwood questions.
The ones we actually get asked, answered the way we'd answer them on the phone.
Don't see your question?
Ask away. We read every one.
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Rather talk it through than type it out?
Ryan & Kyle
Estate Vida, Team of Tampa Bay
We're on N Dale Mabry, in Carrollwood.
Send us an address you're weighing and we'll tell you what we actually think of it, including when the answer is don't. Ryan and Kyle, a two-person team that works this area every week.
Nearby: Westchase, Lutz, Odessa, Land O’ Lakes. Or see every Tampa Bay neighborhood we cover and the live Tampa Bay market numbers.