Is Port Richey, FL a good place to live?
Data as of September 16, 2026. Figures are aggregates from licensed MLS records, IRS migration files, Zillow indexes, Census income and population, and Citizens Property Insurance; sources are named where they appear.
The short answer, by the numbers
Port Richey homes sold for a median of $236,250 over the last 12 months, +2.2% year over year. Homes take about 33 days to sell and the city holds 4.4 months of supply, which reads as a balanced market. Owning the median home runs about $2,030 a month with taxes and insurance, against a median household income near $67,384 (30.7% of income). Prices sit at 4.9 times local income, a stretch by the usual four-times-income yardstick.
What it costs to live in Port Richey
| Median sale price (12 months) | $236,250 |
| Price per square foot | $188/sq ft |
| Typical monthly cost to own the median home | $2,030 (principal, interest, taxes, insurance) |
| Median household income | $67,384 |
| Price-to-income ratio | 4.9x |
| Share of income to own the median home | 30.7% |
| Median property tax bill | $2,028/yr |
| Typical rent (county, Zillow ZORI) | $2,025/mo |
| Citizens Property Insurance average premium (county) | $1,659/yr |
The cost-to-own figure is principal and interest at today’s prevailing 30-year rate with a 20% down payment, plus the county’s median tax bill and a typical insurance premium. Your own number moves with the rate you lock and the home’s flood zone and roof.
How Port Richey home prices have moved
Appreciation has run -2.5% over the last year, +3.6% a year over five years, +7.0% a year over ten. The median went from $79,791 in 2016 to $236,250 over the last 12 months, +196% in 10 years.
| Year | Median sale | Closings | Days on market | $/sq ft |
|---|---|---|---|---|
| 2016 | $79,791 | 1,231 | 35 | $62 |
| 2017 | $103,730 | 1,053 | 25 | $78 |
| 2018 | $119,226 | 270 | 33 | $89 |
| 2019 | $126,920 | 202 | 63 | $97 |
| 2021 | $203,869 | 309 | 5 | $158 |
| 2022 | $238,453 | 1,444 | 8 | $180 |
| 2023 | $254,343 | 536 | 17 | $193 |
| 2024 | $246,318 | 1,106 | 26 | $191 |
| 2025 | $235,952 | 1,078 | 33 | $180 |
| 2026 | $242,043 | 1,008 | 33 | $183 |
The Port Richey market right now
| Homes for sale | 167 |
| Under contract | 47 |
| Sold in the last 12 months | 526 |
| Months of supply | 4.4 |
| Sale-to-list price | 96% |
| Listings with a price cut | 31.9% |
| Cash purchases (latest year) | 23% |
| New-construction share of sales | 0% |
What sells here: Single Family Residence 98%, Mobile Home - Pre 1976 1%.
By price band, where the supply and the waiting are:
| Price band | For sale | Sold, 12 mo | Months of supply | Days on market |
|---|---|---|---|---|
| Under $300K | 142 | 448 | 3.8 | 49 |
| $300K–$500K | 25 | 76 | 3.9 | 59 |
Weather, flood and insurance exposure
Insurance is the line item that surprises people. Citizens, the state-backed insurer of last resort, averages $1,659 a year in Pasco County across 8,233 policies. Roof age, wind-mitigation features and flood zone move a quote more than anything else, so price insurance before you write an offer, not after.
Who is moving to Port Richey
IRS county-to-county returns for Pasco County show 52,217 people moving in and 33,787 moving out in the latest filing year, a net of +18,430. Out-of-state arrivals came mostly from NY, NJ, IL, CA. Households arriving reported an average adjusted gross income of $76,486 against $62,180 for those leaving. Pasco County’s population grew from 510,593 in 2018 to 588,758 (+15%), and median household income rose +34% over the same stretch.
The trade-offs, by the numbers
What the numbers argue for: five-year appreciation of +3.6% a year; prices still rising, +2.2% over the last year; 4.4 months of supply (a balanced market); Citizens average premium $1,659 a year; net migration +18,430 people a year into the county; median property tax bill $2,028 a year.
What the numbers argue against: price-to-income of 4.9x (above the four-times rule); 30.7% of median income to own the median home (over the 28% guideline).
None of this describes the people who live here; it describes what it costs to buy in, what you carry each month, and how the market has treated owners. Neighborhood fit is a visit, not a statistic.
Keep researching Port Richey
- Homes for sale in Port Richey, FL
- Best neighborhoods in Port Richey
- Moving to Port Richey: the guide
- Cost of living in Port Richey
- Port Richey housing market tracker
- Pasco County property tax guide
- How to find the best real estate agent in Port Richey
Common questions
Is Port Richey expensive to live in?
Is it a buyer’s or seller’s market in Port Richey right now?
Are home values in Port Richey going up?
How bad is hurricane and insurance risk in Port Richey?
What are property taxes like in Port Richey?
Where do people moving to Port Richey come from?
Market figures are aggregates as of September 16, 2026 and change over time; no individual sale is shown. General information, not legal, tax or financial advice. Equal Housing Opportunity.