Beacon Lakes North Bay Village
Homes for Sale in New Port Richey, FL
All 952 homes for sale in New Port Richey, FL · median $274,950 · 354 homes for sale in 34652 · Pasco County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $219,000, $181 per square foot, a median 11 days on market, sellers accepting 99% of original asking (+3% versus the prior year). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $3,540 ($2,890 with the full homestead exemption).
| Location | New Port Richey, Pasco County, FL · ZIP 34652, 34653 |
|---|---|
| Homes in the community | 221 (FL DOR 2025 assessment roll) |
| Years built | 1960–1978 (median 1974) |
| Typical living area | 1,526 sq ft (median) |
| Sale prices, last 12 months | $219,000 median across 3 closed sales · $181 per sq ft · +3.4% vs the prior 12 months |
| Days on market (closed sales) | 11 median |
| Owner-occupied (homestead) share | 55% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2012 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Beacon Lakes North Bay Village key facts,” movewithmomentum.com/neighborhoods/beacon-lakes-north-bay-village, data as of September 20, 2026.
Beacon Lakes North Bay Village right now
🟡 Still climbing. The trailing-12-month median ($219K) is up 3.4% from the prior 12 months ($212K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Beacon Lakes North Bay VillageHomes for Sale in New Port Richey, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Beacon Lakes North Bay Village market snapshot (as of September 20, 2026): the median sale price is about $219K ($181 per sq ft over the trailing 12 months of closed sales), and a median 11 days on market for closed sales. The trailing-12-month median is up 3% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
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.
County records show 18 qualified sales in Beacon Lakes North Bay Village across 2024–2025 (9 in 2024, 9 in 2025), median $250,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Beacon Lakes North Bay Village is a community of 221 homes in New Port Richey, Pasco County, built between 1960 and 1978 (median 1974), with a median living area of about 1,526 square feet. 55% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($219K) IS the median in the snapshot above, and the move from 2025 ($212K) IS the +3.4% one-year change.
Windows contain 0 to 10 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 2012 through 2026. Deemed reliable but not guaranteed.
18% 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 (2026-09-20).
Housing distress & ownership in Beacon Lakes North Bay Village, 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 September 2026 through September 2026. Deemed reliable but not guaranteed.
The Beacon Lakes North Bay Village buying strategy.
If we were buying in Beacon Lakes North Bay Village 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Lakes North Bay Village.
A closer look at the Beacon Lakes North Bay Village market
At a median of $181 per square foot, Beacon Lakes North Bay Village prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 3% year over year. Homes that do trade take a median 11 days on market, useful leverage on any listing that has lingered.
The housing stock is 221 homes built between 1960 and 1978, and 55% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Beacon Lakes North Bay Village. 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 Lakes North Bay Village 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 (7.1). Basis: Recent Direction +3.4% year-over-year; Owner Commitment 55% owner-occupied; Pricing Power 98.6% sale-to-list. Refreshed with each data update.
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 Lakes North Bay Village 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 Lakes North Bay Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacon Lakes North Bay Village, 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 Lakes North Bay Village home worth?
Get a no-obligation home value based on real comparable sales in Beacon Lakes North Bay Village, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Beacon Lakes North Bay Village?
How long do homes in Beacon Lakes North Bay Village take to sell?
How many homes are in Beacon Lakes North Bay Village?
What share of Beacon Lakes North Bay Village is owner-occupied?
When were the homes in Beacon Lakes North Bay Village built?
Who is the best real estate agent for Beacon Lakes North Bay Village?
How do I find a top New Port Richey real estate agent who knows Beacon Lakes North Bay Village?
Can Momentum Realty connect me with an agent for Beacon Lakes North Bay Village?
Where is Beacon Lakes North Bay Village, and what county is it in?
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (9 streets, ZIP 34652/34653)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (48 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.
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Beacon Lakes North Bay Village fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Beacon Lakes North Bay Village. These are the public schools most often assigned to other communities in ZIP 34652 / 34653; zones change and vary by address, so confirm with the district before you buy.
- Gulf High School · Public · FLDOE grade C (assigned to 4 nearby communities)
- Gulf Middle School · Public · FLDOE grade A (assigned to 3 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
More on Beacon Lakes North Bay Village
- Home values · What homes in Beacon Lakes North Bay Village actually sell for
Nearby Communities
Explore more neighborhoods near Beacon Lakes North Bay Village with Momentum Realty’s local guides.