Gulf Highlands vs San Clemente Village
Two Pasco communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-19.
| Metric | Gulf Highlands | San Clemente Village |
|---|---|---|
| Median sale price | $242K | $234K |
| Price per sq ft | $185 | $145 |
| Avg days on market | 23 days | 70 days |
| Months of supply | 2.0 mo | 6.9 mo |
| Market | Seller's Market | Buyer-Leaning Market |
| 1-year price change | False | False |
| Recent closings | 48 | 26 |
The verdict
Gulf Highlands carries the higher median price — about 3% above San Clemente Village. Homes in Gulf Highlands sell faster (23 days on market vs 70). Gulf Highlands is the tighter market on inventory (2.0 months of supply).
Where each one is
| Gulf Highlands | San Clemente Village | |
|---|---|---|
| County | Pasco County, FL | Pasco County, FL |
| City / area | Port Richey | Port Richey |
| ZIP | 34668 | 34668 |
| FEMA flood zones (sampled parcels) | 76% of 21 homes outside a flood zone (Zone X) | all 27 sampled homes outside a flood zone |
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
| Gulf Highlands | San Clemente Village | |
|---|---|---|
| Homes for sale now | 8 | 15 |
| Under contract | 4 | 4 |
| Asking prices today | $185K to $384K | $177K to $290K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Gulf Highlands homes for sale · San Clemente Village homes for sale.
The homes themselves
| Gulf Highlands | San Clemente Village | |
|---|---|---|
| Homes (parcels) | 975 | 233 |
| Built | 1958–2023 (median 1977) | 1975–1980 (median 1978) |
| Typical living area | 1,471 sq ft | 1,650 sq ft |
| Homesteaded (owner-occupied) share | 51% | 81% |
| Vacant lots | 13 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Gulf Highlands median | San Clemente Village median |
|---|---|---|
| 2013 | $41K (14 sales) | $44K (7 sales) |
| 2014 | $42K (17 sales) | $64K (8 sales) |
| 2015 | $57K (20 sales) | $72K (15 sales) |
| 2016 | $61K (64 sales) | $88K (33 sales) |
| 2017 | $84K (36 sales) | $92K (25 sales) |
| 2019 | $120K (3 sales) | $130K (6 sales) |
| 2021 | $161K (7 sales) | $215K (9 sales) |
| 2022 | $210K (61 sales) | $235K (49 sales) |
| 2023 | $236K (23 sales) | $260K (23 sales) |
| 2024 | $235K (37 sales) | $244K (32 sales) |
| 2025 | $230K (40 sales) | $244K (35 sales) |
| 2026 | $222K (37 sales) | $234K (23 sales) |
Since 2013, Gulf Highlands's median sale price is +439% and San Clemente Village's is +432% — Gulf Highlands has appreciated faster over that stretch.
How each one trades
| Gulf Highlands | San Clemente Village | |
|---|---|---|
| Sale-to-original-list | 97.9% | 94.5% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,275 sq ft | 1,422 sq ft |
| Momentum market-heat score | 49 (normal) | 24 (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
| Gulf Highlands | San Clemente Village | |
|---|---|---|
| Elementary | Gulf Highland Elementary | Schrader Elementary-Po |
| Middle | Bayonet Point Middle-Po | Bayonet Point 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, San Clemente Village is the lower entry point (median $234K vs $242K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in San Clemente Village; Gulf Highlands trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Gulf Highlands (23 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 Gulf Highlands more expensive than San Clemente Village?
Yes, on recent sales: the median sale price in Gulf Highlands is $242,000 versus $234,000 in San Clemente Village, about 3% higher.
Which has newer homes, Gulf Highlands or San Clemente Village?
San Clemente Village: its homes were built 1975–1980 with a median year of 1978, versus a median of 1977 in Gulf Highlands (Florida DOR assessment roll).
Which has bigger homes?
San Clemente Village. The typical home there is 1,650 sq ft of living area, versus 1,471 sq ft in Gulf Highlands.
Which has appreciated more, Gulf Highlands or San Clemente Village?
From 2013 to 2026 the median sale price rose 439% in Gulf Highlands and 432% in San Clemente Village (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Gulf Highlands — sellers there received 97.9% of the original list price over the last 12 months versus 94.5% in San Clemente Village.
What high schools serve Gulf Highlands and San Clemente Village?
Listings in Gulf Highlands most often report Fivay High-Po; listings in San Clemente Village report Fivay High-Po. Zoning is set by the district and can change - verify by address.
Go deeper on each: Gulf Highlands homes, photos & schools · San Clemente Village homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.