Beacon Hills
Homes for Sale in New Port Richey, FL
All 1,040 homes for sale in New Port Richey, FL · median $279,700 · 377 homes for sale in 34652 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Beacon Hills in New Port Richey, FL has 3 homes for sale. Over the 12 months ending 2026-08-02, 3 recorded sales closed at a median of $219,900, $214 per square foot, a median 11 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 1963 - 1964; none of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 26 ft). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $3,550 ($2,900 with the full homestead exemption).
Beacon Hills is a small, older pocket of New Port Richey - 33 homes total, with a median year built of 1963 and a build window that runs through 1992. That age spread is the main price driver here: condition and update history will separate one listing from another far more than location or lot size, since the homes themselves were built in a fairly narrow original era.
With only 3 active listings against 33 total homes and 7.2 months of supply, this reads as a buyer-leaning market on paper, but the sample is thin. A single new listing or a single sale can swing the absorption math. Sellers should price on condition and comparable closed sales rather than assuming urgency; buyers get some room to negotiate but should not expect a deep bench of alternatives to compare against.
Beacon Hills right now
🟢 Buyer-leaning market. 7.2 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (4 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Beacon Hills market snapshot (as of August 2, 2026): the median sale price is about $220K ($214 per sq ft over the trailing 12 months of closed sales), a median 11 days on market for closed sales, and 7.2 months of supply, a buyer-leaning market.
In ZIP 34652 (New Port Richey), 992 homes closed in the last 12 months at a median of $220K ($184/sq ft), up 6.0% year over year, with a median 45 days on market. Right now 205 active and 52 pending listings put supply at about 6.8 months - a buyer's market. See the live ZIP 34652 housing market and the Pasco County market.
Beacon Hills is a community of 33 homes in New Port Richey, Pasco County, built between 1963 and 1992 (median 1963), with a median living area of about 1,202 square feet. 42% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Beacon Hills is a compact, established section of New Port Richey built mostly in the 1960s through the early 1990s, with a median home size just over 1,200 square feet. It is a small enough footprint - 33 homes - that inventory swings can be sharp and comparables are limited.
The setting & the homes.
Aerial and on-site photos of Beacon Hills. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Beacon Hills
Beacon Hills
Beacon Hills
Beacon Hills
Beacon Hills
Beacon Hills
Beacon Hills
Beacon HillsPhotos from Stellar MLS listings in Beacon Hills; content deemed reliable but not guaranteed.
Who Beacon Hills is best for.
Best for
- Buyers planning renovation or updates on an older home and comfortable with 1960s-era construction
- Investors evaluating a small-footprint property given the notable non-homestead share in the community
- Buyers prioritizing a compact home size over amenity-rich surroundings
Probably not for
- Buyers who want a wide pool of active listings to compare before deciding
- Buyers seeking newer construction or a narrow, consistent build era
- Buyers who want on-site community amenities as part of the purchase
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($220K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Deemed reliable but not guaranteed.
19% of homes for sale in ZIP 34652 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-16).
Beacon Hills Market Scorecard
Beacon Hills is currently a buyer-leaning market. About 7.2 months of supply, a median asking price of $264,000, and homes go under contract in about 120 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Beacon Hills
Live MLS inventory for Beacon Hills. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Beacon Hills listings as of 2026-10-17, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Beacon Hills on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Schools
- Pasco County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Pasco County Schools (verify by address) · Public
- Gulf High School serves much of 34652 · Public
- Confirm zoned elementary and middle · By address
Zoned schools reflect the assignments reported on recent Beacon Hills listings and can change; always confirm with Pasco County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Beacon Hills address.
Shop the zone: Homes zoned for Gulf High-Po High School
Recent Developments in Beacon Hills
Development, infrastructure, retail, and school activity affecting Beacon Hills, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- August 2026Development
Proposal would convert Port Richey hotel into 122 apartments
HCM Hospitality seeks a rezoning to convert the 156-room La Vista Inn at 11736 U.S. 19 on 4.54 acres into a 122-unit apartment community. The Pasco County Planning Commission unanimously recommended approval with conditions, and the item goes next to the County Commission.
What it may mean for the marketAdaptive reuse would add rental housing along the U.S. 19 corridor without new traffic beyond existing entitlements. The site is about 4 miles north of Beacon Hills.
Source: Tampa Bay Business and Wealth - July 2026Development
Pomelo Square mixed-use community advances in Wesley Chapel
Ryan Cos. and PulteGroup are advancing Pomelo Square, a mixed use development at the northeast corner of Old Pasco Road and Overpass Road in Wesley Chapel. Plans call for 415 residential units made up of 325 apartments and 90 townhomes, about 42,000 square feet of retail, and a hotel pad. Completion is targeted for the first quarter of 2028.
What it may mean for the marketAdds a mixed use community of apartments and townhomes with retail space and a hotel pad, expanding housing and commercial supply in a growing Pasco County corridor. The project is about 25 miles east of Beacon Hills, elsewhere in Pasco County.
Source: Florida YIMBY - April 2026Development
New mixed-use development planned on State Road 52 in central Pasco
A mixed-use development planned on State Road 52 in central Pasco County, next to Pilot Country Airport, would add 108 single-family homes, about 175,000 square feet of commercial and retail space, and a 120-room hotel, with completion expected around 2030.
What it may mean for the marketA new mixed-use community adds housing, retail, and lodging along the State Road 52 corridor in central Pasco, the kind of growth that can shape demand and pricing for nearby communities. The project is about 17 miles east of Beacon Hills, elsewhere in Pasco County.
Source: Tampa Bay Times - January 2026Development
Moffitt Cancer Center opens flagship outpatient center at its new Speros FL campus in Pasco
Moffitt Cancer Center held the grand opening of its flagship outpatient cancer center in January 2026 at Speros FL, its large new campus on State Road 52 in Pasco County. The campus is planned as a long-term life sciences and medical hub expected to bring substantial employment to the area.
What it may mean for the marketA large new medical and life sciences campus is a long-term employment anchor for central Pasco, a structural demand driver for housing in the surrounding area. The project is about 14 miles east of Beacon Hills, elsewhere in Pasco County.
Source: WUSF - January 2026Development
Flagship breaks ground on 46,000-square-foot Wiregrass Ranch Medical Pavilion in Wesley Chapel
Flagship Healthcare Properties broke ground in January 2026 on a 46,000-square-foot medical pavilion at Wiregrass Ranch in Wesley Chapel, adding outpatient medical space to the growing State Road 56 corridor.
What it may mean for the marketAdded outpatient medical space along the State Road 56 corridor deepens healthcare access and professional employment in Wesley Chapel, an amenity factor that can support nearby housing demand. The project is about 23 miles east of Beacon Hills, elsewhere in Pasco County.
Source: HCO News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Beacon Hills buying strategy.
If we were buying in Beacon Hills today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Beacon Hills.
An older, small-footprint pocket with thin inventory
The housing stock skews older, with a median year built of 1963 and homes extending into the early 1990s. Median living area sits at 1,202 square feet, which puts this community firmly in compact, entry-to-mid-size territory rather than larger-format homes. Expect variation in updates and mechanical condition across the block given the age range - buyers should budget time and attention for inspections rather than assuming turnkey condition as the default.
Just over 42% of homes carry a homestead exemption, which tells you a meaningful share of the community is not owner-occupied as a primary residence - likely a mix of investment holdings and secondary use. Combined with only 3 active listings against 33 total homes, this is a market where available inventory can disappear or reappear quickly, and where tracking new listings closely matters more than usual. No community amenities are identified from current MLS data, so this reads as a straightforward residential pocket rather than an amenity-driven community.
The location and the amenities are priced into every listing in Beacon Hills. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Beacon Hills buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.3). Basis: Liquidity & Demand 7.2 months of supply; Owner Commitment 42% owner-occupied; Pricing Power 98.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this small, generic market reports do not tell you much - with only 3 active listings, the right comparable sale matters more than any broad trend line. We track Beacon Hills at the listing level, so when something comes up that fits an older-home renovation budget or an as-is investment strategy, you hear about it before it is buried in a general Pasco County search.
Beacon Hills in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Beacon Hills buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Beacon Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacon Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beacon Hills home worth?
Get a no-obligation home value based on real comparable sales in Beacon Hills, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in New Port Richey →
Recently off market in BEACON HILLS
Homes in BEACON HILLS that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 3744 Carron Street · off market
- 3800 Linkwood Street · off market
- 4808 Salem Drive · off market
| Location | New Port Richey, Pasco County, FL · ZIP 34652 |
|---|---|
| Homes in the community | 33 (FL DOR 2025 assessment roll) |
| Years built | 1963–1992 (median 1963) |
| Typical living area | 1,202 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Sale prices, last 12 months | $219,900 median across 3 closed sales · $214 per sq ft |
| Days on market (closed sales) | 11 median |
| For sale right now | 3 active, 1 pending · median asking $264,000 · 7.2 months of supply |
| Owner-occupied (homestead) share | 42% |
| Zoned public schools | Pasco County Schools (verify by address); Gulf High School serves much of 34652; Confirm zoned elementary and middle |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Beacon Hills key facts,” movewithmomentum.com/neighborhoods/beacon-hills-new-port-richey, data as of August 2, 2026.
Housing distress & ownership in BEACON HILLS, New Port Richey
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Recently sold in Beacon Hills New Port Richey
- 3800 Linkwood Street · sold $270,000
- 3800 Linkwood Street · sold $160,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More New Port Richey home searches
- All homes for sale in New Port Richey, FL
- Homes for sale in Pasco County, FL
- New Port Richey pool homes for sale
- New Port Richey waterfront homes for sale
- Gated communities in New Port Richey
- New Port Richey golf course homes
- Homes under $300K in New Port Richey
- Homes from $300K to $500K in New Port Richey
- 4-bedroom homes for sale in New Port Richey
- New Port Richey home values: what is my house worth?
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Latimer Street (6 homes on record)
- Beacon Hill Drive (6 homes on record)
- Linkwood Street (2 homes on record)
- Latimer Street (1 homes on record)
- Beacon Hill Drive (1 homes on record)
- Linkwood Street (1 homes on record)
Email me new listings in Beacon Hills
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Beacon Hills
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Beacon Hills will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Beacon Hills?
How long do homes in Beacon Hills take to sell?
Is Beacon Hills a buyer's or seller's market right now?
How many homes are in Beacon Hills?
What share of Beacon Hills is owner-occupied?
When were the homes in Beacon Hills built?
Do cash buyers compete in Beacon Hills?
What schools serve Beacon Hills?
Who is the best real estate agent for Beacon Hills?
How do I find a top New Port Richey real estate agent who knows Beacon Hills?
Can Momentum Realty connect me with an agent for Beacon Hills?
Where is Beacon Hills, and what county is it in?
Is Beacon Hills a good place to live?
Should you buy in Beacon Hills?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 17, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2005 (32 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BEACON HILLS fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Beacon Hills
- Home values · What homes in Beacon Hills actually sell for
Nearby Communities
Explore more neighborhoods near Beacon Hills with Momentum Realty’s local guides.