How to Find the Best Real Estate Agent in Embassy Hills, Port Richey
In Embassy Hills, recent sales run a median of about $265,000 ($198/sq ft), typically closing in about 63 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Embassy Hills agent from an average one.
Embassy Hills recorded 127 closings in the last 12 months at a median of $265,000, averaging 63 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great Embassy Hills real estate agent, the questions to ask before you hire, the current Embassy Hills market in detail, and how to connect with a proven local expert. See the Embassy Hills neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Embassy Hills
The best Embassy Hills agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In Embassy Hills, homes can take time to sell (a median of 63 days on market), so marketing reach and negotiation make the difference.
That local nuance is why a Embassy Hills specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in Embassy Hills
A great agent works from data, not guesswork. Here’s the current snapshot for Embassy Hills (from Momentum’s MLS data, as of 2026-08-30):
Market read: Seller's Market. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Embassy Hills
Real homes recently closed in Embassy Hills — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 9414 Ledgestone Lane | 3 bd / 2 ba · 1,232 sqft · closed 2026-09-02 | $250,000 |
| 7015 Flaggler Drive | 2 bd / 2 ba · 1,325 sqft · closed 2026-08-31 | $190,000 |
| 9240 Sterling Lane | 3 bd / 2 ba · 1,232 sqft · closed 2026-08-28 | $285,000 |
| 8832 Goshen Lane | 3 bd / 2 ba · 1,307 sqft · closed 2026-08-27 | $260,000 |
| 7051 Fireside Drive | 3 bd / 2 ba · 1,570 sqft · closed 2026-08-21 | $265,000 |
| 9312 Lake Christina Lane | 3 bd / 2 ba · 1,432 sqft · closed 2026-08-19 | $365,000 |
Listings courtesy of Stellar MLS as distributed by MLS GRID. Recent closed sales shown for market context.
Where Embassy Hills sales actually landed, 2024–2026
Of the 308 recorded Embassy Hills closings since 2024, half landed between $220,000 and $277,875 (the middle two quartiles); the lowest recorded sale was $112,500 and the highest $390,202. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $200,000 | 45 (15%) | |
| $200,000 – $233,333 | 61 (20%) | |
| $233,333 – $266,667 | 93 (30%) | |
| $266,667 – $300,000 | 69 (22%) | |
| None and up | 40 (13%) |
What homes of your size have sold for in Embassy Hills
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($202 vs $176) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 780–1,278 sq ft | $202 | $223,750 | $135,000 – $390,202 | 102 |
| Mid-size homes 1,280–1,389 sq ft | $191 | $250,000 | $112,500 – $339,900 | 102 |
| Larger homes 1,389–2,054 sq ft | $176 | $271,125 | $180,000 – $369,000 | 104 |
How Embassy Hills compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| Embassy Hills | $265,000 | $198 | 63 d | 71 |
| Ridge Crest Gardens | $195,000 | $184 | 31 d | 61 |
| Radcliffe Estates | $330,000 | $205 | 2 d | 54 |
| Palm Terrace Estates | $252,000 | $201 | 28 d | 50 |
| Senate Manor Estates | $79,000 | $78 | 86 d | 46 |
| Woodridge Estates | $300,000 | $229 | 28 d | 53 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
What is on the market in Embassy Hills right now
From the live MLS feed as of 2026-09-03: 35 active listings (plus 11 pending) asking from $199,000 to $429,900, median $247,900; 14 of 35 have been on the market over 60 days (median 42 days so far); the homes listed or recently sold were built between 1973 and 2026 (median 1977), 1 of them new construction; 46 of the current listings state there is no HOA; none of the 56 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 20 ft). For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Embassy Hills listings →
Which way this market is moving
Active inventory across Pasco County has held roughly flat over the past year (-2%). About 32% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. Embassy Hills itself has appreciated about 0% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in Embassy Hills
On a median-priced Embassy Hills home ($265,000), property taxes at Pasco County’s typical millage of 16.1543 run roughly $3,473 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Pasco County is about $1,659 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Pasco County.
At Embassy Hills’s $265,000 median and Pasco County’s adopted 16.15 mills (FY2025-26), a home assessed at that price carries roughly $4,280 a year in property tax before exemptions, or about $3,630 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Pasco County tax page.
Rents and the investor math
Typical asking rent across Pasco County sits near $2,024 a month (Zillow’s rent index). Rents are moving about -0.0% year over year. County-level yield math pencils to roughly a 7.33% cap rate on typical numbers, before expenses. Home prices run about 4.92x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in Embassy Hills, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Pasco County, and what they earn
The county gained a net 18,430 people in the latest IRS county-migration year. Households moving IN average $76,486 in income versus $62,180 for those moving out — movers arriving here earn more than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are NY, NJ, IL. Median household income in Pasco County has grown about 34% since 2018 ($67,384 now). Population is up about 15% over the same stretch. An agent who knows these flows can tell you which way demand in Embassy Hills is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Pasco County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2026. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
37 for sale · 12 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Listings courtesy of Stellar MLS as distributed by MLS GRID. Deemed reliable but not guaranteed. Listings shown as of 2026-09-05; prices and availability change.
If you’re buying in Embassy Hills
Come pre-approved, not pre-qualified, and be ready to move within days of a new listing. In a market like Embassy Hills’s, your agent’s job is speed and terms: escalation strategy, appraisal-gap planning, and knowing which contingencies you can safely keep. Ask any agent you interview how their last three Embassy Hills buyers won.
If you’re selling in Embassy Hills
You have leverage, but overpricing still kills momentum — homes that sit past the median days on market start fielding lowball offers. Price at the data, prep properly, and make buyers compete in week one. Your listing agent’s first-week marketing plan matters more than their commission number.
Questions to ask before you hire a Embassy Hills agent
- How many homes have you sold in or near Embassy Hills in the last year — the community recorded 127?
- How would you price my home against the $198 per square foot Embassy Hills closings have averaged — and the size-band table above?
- Homes here have been taking about 63 days to go under contract — what is your plan for the first two weeks?
- With about 3 months of supply in Embassy Hills, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Embassy Hills
Inside Embassy Hills itself, recorded closings have run from $202 per square foot on the smaller homes to $176 on the larger ones — a gap of 15% that a community average hides. An agent who prices from the size table above, not the headline median, is the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in Embassy Hills
If you’re selling in Embassy Hills, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best Embassy Hills Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related Embassy Hills resources
- Homes for sale & Embassy Hills neighborhood guide
- Pasco County real estate market
- Sell your Embassy Hills home with a local expert
- Pasco County homestead exemption
Common questions
How do I find the best real estate agent in Embassy Hills?
What questions should I ask a Embassy Hills agent before hiring them?
Does Momentum Realty cover Embassy Hills?
What happens after I ask to be matched?
What is the median home price in Embassy Hills?
Is Embassy Hills a buyer market or a seller market right now?
What should I budget beyond the mortgage in Embassy Hills?
What do homes of my size sell for in Embassy Hills?
Is Embassy Hills in a flood zone?
Does Embassy Hills have an HOA?
How much are property taxes in Embassy Hills?
Market figures are aggregates from Momentum Realty’s MLS data for Embassy Hills, as of 2026-08-30, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.