Beacon Woods Village vs Leisure Beach
Two Pasco communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-26.
| Metric | Beacon Woods Village | Leisure Beach |
|---|---|---|
| Median sale price | $249K | $362K |
| Price per sq ft | $161 | $263 |
| Avg days on market | 75 days | 149 days |
| Months of supply | 3.5 mo | 6.2 mo |
| Market | Balanced Market | Buyer's Market |
| 1-year price change | False | False |
| Recent closings | 103 | 25 |
The verdict
Leisure Beach carries the higher median price — about 45% above Beacon Woods Village. Homes in Beacon Woods Village sell faster (75 days on market vs 149). Beacon Woods Village is the tighter market on inventory (3.5 months of supply).
Where each one is
| Beacon Woods Village | Leisure Beach | |
|---|---|---|
| County | Pasco County, FL | Pasco County, FL |
| City / area | Hudson | Hudson |
| ZIP | 33541, 33543, 34653 | 34667 |
| FEMA flood zones (sampled parcels) | 90% of 40 homes outside a flood zone (Zone X) | not enough parcels sampled |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Beacon Woods Village | Leisure Beach | |
|---|---|---|
| Homes for sale now | 30 | 13 |
| Under contract | 16 | 0 |
| Asking prices today | $137K to $350K | $215K to $600K |
| Property types listed | Condominium, Garage Condo, Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Beacon Woods Village homes for sale · Leisure Beach homes for sale.
The homes themselves
| Beacon Woods Village | Leisure Beach | |
|---|---|---|
| Homes (parcels) | 469 | 83 |
| Built | 1972–2021 (median 1974) | 1969–2015 (median 1971) |
| Typical living area | 1,628 sq ft | 1,623 sq ft |
| Homesteaded (owner-occupied) share | 72% | 58% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Beacon Woods Village median | Leisure Beach median |
|---|---|---|
| 2014 | $53K (16 sales) | $165K (7 sales) |
| 2015 | $74K (56 sales) | $160K (17 sales) |
| 2016 | $78K (132 sales) | $161K (22 sales) |
| 2017 | $101K (69 sales) | $188K (17 sales) |
| 2018 | $114K (5 sales) | $220K (6 sales) |
| 2022 | $235K (153 sales) | $380K (16 sales) |
| 2023 | $257K (58 sales) | $450K (7 sales) |
| 2024 | $255K (107 sales) | $415K (22 sales) |
| 2025 | $240K (102 sales) | $325K (16 sales) |
| 2026 | $238K (84 sales) | $330K (15 sales) |
Since 2014, Beacon Woods Village's median sale price is +351% and Leisure Beach's is +100% — Beacon Woods Village has appreciated faster over that stretch.
How each one trades
| Beacon Woods Village | Leisure Beach | |
|---|---|---|
| Sale-to-original-list | 96.3% | 84.6% |
| New-construction share of sales | 1% | 0% |
| Typical sold home | 1,464 sq ft | 1,444 sq ft |
| Momentum market-heat score | 48 (normal) | 39 (cold) |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Beacon Woods Village | Leisure Beach | |
|---|---|---|
| Elementary | Gulf Highland Elementary | Gulf Highland Elementary |
| Middle | Hudson Middle-Po | Hudson Middle-Po |
| High school | Fivay High-Po | Fivay High-Po |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Beacon Woods Village is the lower entry point (median $249K vs $362K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Beacon Woods Village; Leisure Beach trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Beacon Woods Village (75 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Leisure Beach more expensive than Beacon Woods Village?
Yes, on recent sales: the median sale price in Leisure Beach is $362,000 versus $249,000 in Beacon Woods Village, about 45% higher.
Which has newer homes, Beacon Woods Village or Leisure Beach?
Beacon Woods Village: its homes were built 1972–2021 with a median year of 1974, versus a median of 1971 in Leisure Beach (Florida DOR assessment roll).
Which has appreciated more, Beacon Woods Village or Leisure Beach?
From 2014 to 2026 the median sale price rose 351% in Beacon Woods Village and 100% in Leisure Beach (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Beacon Woods Village — sellers there received 96.3% of the original list price over the last 12 months versus 84.6% in Leisure Beach.
What high schools serve Beacon Woods Village and Leisure Beach?
Listings in Beacon Woods Village most often report Fivay High-Po; listings in Leisure Beach report Fivay High-Po. Zoning is set by the district and can change - verify by address.
Go deeper on each: Beacon Woods Village homes, photos & schools · Leisure Beach homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.