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City · 7,454 residents · Polk County, Florida

Willow Oak , Florida

In Willow Oak, a typical home is worth $276,300 and typical rent is $1,117 a month. Compared with all of Polk County, typical rent is 18% lower and the share of households that own their home is 21 points lower.

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  • Typical home value

    $276,300

    4% above the county

    23% below Florida

    • Willow Oak
    • Polk
    • Florida

  • Typical rent

    $1,117a month

    18% below the county

    33% below Florida

    • Willow Oak
    • Polk
    • Florida

  • Typical household income

    $65,688a year

    About the same as the county

    12% below Florida

    • Willow Oak
    • Polk
    • Florida

  • Households that own their home

    50%

    21 points below the county

    18 points below Florida

    • Willow Oak
    • Polk
    • Florida

Source: U.S. Census Bureau, Average 2020–2024

Willow Oak is in Polk County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Polk County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Willow Oak apart

What this place has that others do not, from public data, most unusual first.

  1. 50% of households in Willow Oak own their home, against 70% in Polk County.

  2. The typical rent in Willow Oak is $1,117 a month, 18% less than in Polk County as a whole ($1,363).

  3. Willow Oak has the 37th smallest share of rent-burdened renters of the 434 cities in Florida with more than 5,000 people (46%).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Willow Oak

What homes there are in Willow Oak, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

No kind of home is the majority in Willow Oak; the largest group, detached houses, adds up to 42%, less than in Polk County (62%).

In Willow Oak there are many mobile homes: 29% of homes; in Polk County, 20%.

Year built

In Willow Oak, half of the homes were built before 1993; in Polk County, before 1992.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,480 a month

Polk County: $1,716 a month

Without a mortgage

$391 a month

Polk County: $545 a month

Owners with a mortgage

74%

Polk County: 56%

In Willow Oak, 74% of owners have a mortgage, and their typical cost is $1,480 a month, against $1,716 in Polk County. Without one it drops to $391.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Willow Oak rose 141% since 2015–2019, more than in Polk County (77%).

Since 2015–2019, the typical rent in Willow Oak rose 22%, less than in Polk County (39%).

The typical household income in Willow Oak rose 57% over that time; home values changed +141% and rent +22%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureWillow OakPolk CountyFloridaUnited States
Rental vacancy Unreliable estimate5.1%7.6%5.5%
Homeowner vacancy Unreliable estimate1.5%1.4%0.9%
More than one person per room Unreliable estimate3.4%3.3%3.4%
People per household 3.282.682.512.53
Drive alone 76%75%70%69%
Carpool 13%9%9%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 9%12%16%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 3.28 on average, against 2.68 in Polk County.

Carpooling is common in Willow Oak: 13% of workers get to work that way, against 9% in Polk County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Willow Oak?

A typical home costs more than the typical income allows

We start with a typical home in Willow Oak, worth $276,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 41% of the typical household income in Willow Oak, which is $65,688 a year. For that payment to be 28% of income, a household would need to earn about $95,054 a year.

The calculator's FHA and conventional loan limits are those of all of Polk County.

Your numbers

Local data
$

Starts at the typical home value in Willow Oak. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $9,671 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,218

at 7.18% · 30 years

Loan amount
$271,295
Total interest
$390,330
Paid off in
November 2056

Includes $4,666 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,533 a month

  • Tight

    $1,533 to $1,971 a month

  • Hard

    more than $1,971 a month

    Your payment · 41%

Compared with the typical household income in Willow Oak ($65,688 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,218
Principal & interest$1,838
Property tax$143
Home insurance$115
FHA mortgage insurance (MIP)$122

You need at least $9,671 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Willow Oak and Polk County

Willow Oak is in Polk County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Willow Oak's own numbers

Typical home value
$276,300
Typical monthly rent
$1,117
Typical yearly household income
$65,688
Households that own their home
50%
Effective property tax rate
0.62%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Polk County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,608
Price change over 5 years (FHFA)
+58%
Homes in a high flood-risk zone
3.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Polk County.

Everything about Polk County

Buying

Buying a home in Willow Oak

A typical home in Willow Oak is worth $276,300: 4% above the county and 23% below Florida. With the typical household income in Willow Oak ($65,688 a year), a typical home costs 4.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Willow Oak 4.2 years
  • Polk 4.0 years
  • Florida 4.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Polk County

According to FHFA’s house price index, home prices in Polk County rose 141% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Polk County.

Period County Florida U.S.
Last year (2025) −1.2% −0.5% +2.9%
5 years (2020–2025) +58% +60% +47%
10 years (2015–2025) +141% +127% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Willow Oak next to Polk County, Florida and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Willow Oak $276,300
  • Polk $266,500
  • Florida $359,000
  • United States $332,700
Typical monthly rent
  • Willow Oak $1,117
  • Polk $1,363
  • Florida $1,669
  • United States $1,413
Typical yearly household income
  • Willow Oak $65,688
  • Polk $65,978
  • Florida $74,568
  • United States $80,734
See the full table
Willow Oak next to Polk County and Florida
Measure Willow Oak Polk County Florida U.S.
Typical home value $276,300 $266,500 $359,000 $332,700
Typical monthly rent $1,117 $1,363 $1,669 $1,413
Typical yearly household income $65,688 $65,978 $74,568 $80,734
Households that own their home 50% 70% 68% 65%
Typical yearly property tax $1,707 $1,933 $2,730 $3,119
Effective property tax rate 0.62% 0.73% 0.76% 0.94%
Renters with high rent for their income 46% 54% 60% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Polk County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Willow Oak

For a typical $276,300 home in Willow Oak, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Willow Oak's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,218a month

    Least cash to close
    Down payment
    $9,671
    Cash to close
    $17,960
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $122

  • Conventional, 5% down $2,167a month

    Down payment
    $13,815
    Cash to close
    $22,104
    Rate
    7.18%
    Mortgage insurance
    PMI · $131

  • Conventional, 20% down, no PMI $1,755a month

    Down payment
    $55,260
    Cash to close
    $63,549
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,011a month

    Down payment
    $41,445
    Cash to close
    $49,734
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Willow Oak and for Polk County.

Property tax

Effective rate in Willow Oak

0.62%of the home’s value each year

$1,707 a year for the typical owner in Willow Oak.

  • Willow Oak 0.62%
  • Polk 0.73%
  • Florida 0.76%

What Florida publishes Homestead exemption (Florida Department of Revenue)

Exemptions and deadlines in Florida

Flood risk in Polk County

FEMA does not publish these numbers by city: they are for all of Polk County.

Homes in the high-risk zone
3.9%
10,707
Of those, with NFIP insurance
37%
County Florida U.S.
Homes in the high-risk zone 3.9% 13% 3.5%
Of those, with NFIP insurance 37% 67% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Willow Oak

Typical rent in Willow Oak is $1,117 a month: 18% below the county. In Willow Oak, 46% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Polk County, by unit size. To pay the 2-bedroom one ($1,608 a month) without spending more than 30% of your income, you would need to earn $30.92 an hour working full time.

HUD fair market rent for all of Polk County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,258 $24.19 $50,320
1 bedroom $1,338 $25.73 $53,520
2 bedrooms $1,608 $30.92 $64,320
3 bedrooms $2,212 $42.54 $88,480
4 bedrooms $2,688 $51.69 $107,520

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Willow Oak

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Willow Oak is in ZIP code 33860.

For 2 bedrooms it is $1,470: $138 less than the fair market rent for Polk County ($1,608).

  • 33860 $1,470$2,020

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Willow Oak when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Willow Oak

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Polk County; 1 says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Willow Oak

No down payment, repair or rent-help program on our list is for Willow Oak or Polk County. The ones below are statewide in Florida: they work in Willow Oak the same as in the rest of the state.

Which programs do I qualify for? All programs in Florida

Housing counselors near Willow Oak

The HUD-approved agencies closest to the center of Willow Oak, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Housing and Neighborhood Development Services of Central Florida, Inc.

    825 E Main St, Lakeland · 10 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (863) 682-1025

  • Solita's House Inc

    1029 E Hillsborough Ave, Tampa · 26 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (813) 425-4847

  • City of Tampa Housing and Community Development Division

    306 E Jackson St, Tampa · 26 miles away

    • Pre-purchase counseling
    • Homebuyer education workshops
    (813) 274-7992

Every agency in Polk County All counseling agencies in Florida

Help in Spanish near Willow Oak

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Willow Oak

In HUD’s record, no housing authority with an office in Polk County is named for Willow Oak or Polk County.

5 other authorities have an office in Polk County: see the list Source: HUD

Cities

Other cities in Polk County

These cities are also in Polk County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Polk County Housing in Florida
See 11 more cities in Polk County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Willow Oak, with the typical home value.

Neighboring counties

If Polk County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Willow Oak.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Willow Oak

Short answers with the numbers for Willow Oak and all of Polk County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Willow Oak?

The typical home value in Willow Oak is $276,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Polk County it is $266,500.

How much does it cost to rent in Willow Oak?

Typical rent in Willow Oak is $1,117 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Polk County is $1,608.

What is the FHA loan limit in Willow Oak?

Willow Oak uses the FHA limit for all of Polk County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Willow Oak?

The typical homeowner in Willow Oak pays $1,707 a year, according to the U.S. Census Bureau. That is 0.62% of the home’s value; in Polk County, the rate is 0.73%.

Where can I find free help to buy or rent in Willow Oak?

There is 1 HUD-approved counseling agency with an office in Polk County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).