160 days on marketManufactured Home▼ Price cut: $10,000 (9/3)
$209,000
2-Bedroom Manufactured Home in VILLAGE HOLIDAY LAKE
7400 BECKLEY STREET, PORT CHARLOTTE, FL 33981
Manufactured Home in VILLAGE HOLIDAY LAKE, PORT CHARLOTTE · No CDD · Built 2025
VILLAGE HOLIDAY LAKE · PORT CHARLOTTE, FL 33981 · Charlotte
Listing data updated September 12, 2026 · refreshed twice daily
2Bedrooms
2Bathrooms
900Sq Ft
2025Year Built
$232Per Sq Ft
New constructionNo CDD
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
55% above
$/sq ft vs community
$232 here vs $150 median sold (12 mo)
Buyer leverage
Buyer advantage
160 days on market
6.8 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~7 ft elevation
$500–$1k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 12, 2026, 7400 Beckley Street in Village Holiday Lake, Port Charlotte is listed at $209,000 (900 sq ft, about $232 per sq ft). It has been 160 days on market. Listing facts: new construction, HOA dues of $150/mo. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
New construction — built 2025
900 sq ft of living area
Listed at $209,000 — recent neighborhood median sale price ~$122,450 (nearby sales; deemed reliable, not an appraisal)
160 days on market
HOA $150/mo (per listing)
Momentum Research · holiday lake
Pricing & the holiday lake market
How this home is priced against recent nearby sales, and where holiday lake has been over 25 years. Momentum Research analysis of Stellar MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
2025BuiltPer public record
Jul 10, 2026First trackedObserved at $219,000
Sep 3, 2026Price cut$209,000
NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$1,475/mo
Principal & interest $1,086/mo74%
Taxes $183/mo12%
Insurance $56/mo4%
HOA $150/mo10%
$1,475/mo at 20% down, 30-yr @ 6.76% · edit any field to update.
Strongest on: Flood safety (45), Insurance cost (45)
0 limited50100 exceptional
23/100 is limited across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area0
This home $232/sq ft vs the community 12-month median $150/sq ft.
Affordability0
List price $209,000 vs the community median $122,450. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~7 ft elevation. Verify the parcel with FEMA.
Insurance cost45
From FEMA Zone AE and a 2025 build. Obtain a property-specific quote.
Market liquidity39
Community inventory, ~6.8 months of supply (12-month record).
Renovation upside10
From a 2025 build and $232/sq ft vs the community median $150/sq ft. Not a condition assessment.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟢 Buyer-leaning conditions around this listing. 6.8 months of supply in the surrounding market and 160 days on market for this home, against a 138-day area median.Days on market:this home 160Area median: 138 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2025. As of September 12, 2026.
🟡 Asking $232 per square foot, about 55% above the community’s $150 median. holiday lake’s 12-month median sold price per square foot is $150. MLS facts: Stellar MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
What’s unique here: one of only 17 active listings in holiday lake, no CDD assessment.
Updated September 12, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
One or more photo(s) has been virtually staged. Why build when you can own BRAND NEW? Welcome to the friendly Village of Holiday Lake, where this stunning 2025-built 2-bedroom, 2-bath home offers the perfect blend of comfort and coastal lifestyle.
Step inside and immediately notice the bright, airy feel throughout. The open-concept layout features a spacious living area with a kitchen that overlooks the main living space—ideal for entertaining or relaxing at home. The primary bedroom includes a large closet and a full en-suite bath, while the second bedroom provides plenty of space for visiting friends and family.
Located in a sought-after Gulf-access waterfront community, residents enjoy an array of amenities including two swimming pools, a fishing pier, and a boat ramp with 25+ boat slips. The beautifully maintained pool area features a BBQ section perfect for gatherings. There’s always something happening at the large recreation hall, complete with a full kitchen, craft room, and laundry facility, plus dedicated spaces for woodworking, pickleball, shuffleboard, and more.
Golf carts are welcome! This property is ideal as a rental investment or your personal winter getaway. Golf enthusiasts will appreciate several top-rated courses within five miles, while outdoor lovers can take advantage of boating and fishing right from the community docks.
Nearby Gulf shore beaches offer even more opportunities to soak up the Florida lifestyle. Dining options abound with local favorites like Gerry’s Tiki Hut, Farlow’s on the Water, and SandBar Tiki & Grille just a short drive away. Whether you’re looking for year-round living or the perfect seasonal escape, this home offers your chance to own a slice of paradise.
Description provided by RE/MAX ALLIANCE GROUP and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$209,000
Bed / bath2 / 2
Living area900 sq ft
Year built2025
Property typeManufactured Home
MLS #C7523968
Listing status160 days on market
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~7 ft
Windstorm exposureLow
CountyCharlotte
Area listings17 active · 1 under contract
Estimated first-year tax~$2,194/yr
CDD assessmentNone on record
HOA (per listing)$150/mo
Calculated estimates
Price per sq ft$232
Estimated monthly payment$1,475
Insurance (illustrative)$500–$1k/yr
Messtimate range$131,400 – $140,400
Comparable-sales median$122,450
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Listing courtesy of RE/MAX ALLIANCE GROUP · Listing agent: Christine Connolly · 941-429-3506Provided via the Stellar MLS Internet Data Exchange, as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.
The Messtimate™
The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$131,400the mess$140,400
Actual list price: $209,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 7% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & finishes — as new construction, builder upgrades and finish level aren't in a sq ft number.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — this home carries HOA dues of $150/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
17 active listings competing, 1 under contract
≈6.8 months of supply
30 closed here in the last 12 months
For reference, this home is listed at $209,000 ($232/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 900 sq ft × $146–$156/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 12, 2026.
Keep looking
Similar homes for sale near VILLAGE HOLIDAY LAKE
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $209,000Momentum Realty · on market 160 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$2,194/yr
A rough first-year estimate only, applying a typical Charlotte rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$500–$1k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone AE — confirm flood coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$150/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~7 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Seen enough photos?
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Listed by RE/MAX ALLIANCE GROUP · MLS # C7523968
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Market data · public records
Recent sales activity in VILLAGE HOLIDAY LAKE
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the VILLAGE HOLIDAY LAKE neighborhood guide for more.
Comparable sales found
6
Recent nearby closings in the data set.
Community median sale price
$122,450
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$150
Canonical 12-month median $/sq ft. Reference only.
Go deeper on VILLAGE HOLIDAY LAKE
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Jul 2026 · Development
Pomelo Square mixed-use community advances in Wesley Chapel
Ryan Cos. and PulteGroup are advancing Pomelo Square, a mixed use development at the northeast corner of Old Pasco Road and Overpass Road in Wesley Chapel. Plans call for 415 residential units made up of 325 apartments and 90 townhomes, about 42,000 square feet of retail, and a hotel pad. Completion is targeted for the first quarter of 2028.
Why it matters: Adds a mixed use community of apartments and townhomes with retail space and a hotel pad, expanding housing and commercial supply in a growing Pasco County corridor. The project is about 19 miles east of Village Holiday Lake, elsewhere in Pasco County.
New mixed-use development planned on State Road 52 in central Pasco
A mixed-use development planned on State Road 52 in central Pasco County, next to Pilot Country Airport, would add 108 single-family homes, about 175,000 square feet of commercial and retail space, and a 120-room hotel, with completion expected around 2030.
Why it matters: A new mixed-use community adds housing, retail, and lodging along the State Road 52 corridor in central Pasco, the kind of growth that can shape demand and pricing for nearby communities. The project is about 12 miles northeast of Village Holiday Lake, elsewhere in Pasco County.
Moffitt Cancer Center opens flagship outpatient center at its new Speros FL campus in Pasco
Moffitt Cancer Center held the grand opening of its flagship outpatient cancer center in January 2026 at Speros FL, its large new campus on State Road 52 in Pasco County. The campus is planned as a long-term life sciences and medical hub expected to bring substantial employment to the area.
Why it matters: A large new medical and life sciences campus is a long-term employment anchor for central Pasco, a structural demand driver for housing in the surrounding area. The site is about 10 miles northeast of Village Holiday Lake.
Flagship breaks ground on 46,000-square-foot Wiregrass Ranch Medical Pavilion in Wesley Chapel
Flagship Healthcare Properties broke ground in January 2026 on a 46,000-square-foot medical pavilion at Wiregrass Ranch in Wesley Chapel, adding outpatient medical space to the growing State Road 56 corridor.
Why it matters: Added outpatient medical space along the State Road 56 corridor deepens healthcare access and professional employment in Wesley Chapel, an amenity factor that can support nearby housing demand. The project is about 16 miles east of Village Holiday Lake, elsewhere in Pasco County.
Schools currently assigned to this address in Charlotte County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEB
Myakka River ElementaryAssigned elementary school · Charlotte County School District · Grade B (Florida DOE 2025-26)
GRADEA
L.A. Ainger MiddleAssigned middle school · Charlotte County School District · Grade A (Florida DOE 2025-26)
GRADEA
Lemon Bay HighAssigned high school · Charlotte County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Sold Aug 2026
$124,900
7594 RATAN CIRCLE, PORT CHARLOTTE
2 / 2 bd/ba · 784 sq ft · $159/sq ft
Courtesy of RE/MAX ALLIANCE GROUP · View details →
Sold Jul 2026
$120,000
7389 PETULA AVENUE, PORT CHARLOTTE
2 / 2 bd/ba · 784 sq ft · $153/sq ft
Courtesy of EXIT KING REALTY · View details →
Sold Jun 2026
$115,000
7409 PETULA AVENUE, PORT CHARLOTTE
2 / 2 bd/ba · 784 sq ft · $147/sq ft
Courtesy of RE/MAX ALLIANCE GROUP · View details →
Sold Aug 2026
$94,000
7413 PETULA AVENUE, PORT CHARLOTTE
2 / 2 bd/ba · 1,068 sq ft · $88/sq ft
Courtesy of MICHAEL SAUNDERS & COMPANY · View details →
Sold Jun 2026
$170,000
7316 THOR COURT, PORT CHARLOTTE
2 / 2 bd/ba · 1,090 sq ft · $156/sq ft
Courtesy of RE/MAX ALLIANCE GROUP · View details →
Sold Jun 2026
$165,000
7491 DANVERS CIRCLE, PORT CHARLOTTE
2 / 2 bd/ba · 1,128 sq ft · $146/sq ft
Courtesy of RE/MAX ALLIANCE GROUP · View details →
Community 12-month median: $150/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$958 – $1,393/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate3.8%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$545 – −$153At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 7400 Beckley Street, chosen from what the record shows. This is general guidance, not advice about this specific property.
New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
HOA dues are listed at $150/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
Get a homeowners insurance quote for this specific address in Charlotte County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 900 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $2,194/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
City
PORT CHARLOTTE
Groceries, dining, and parks for this city — see the city guide.
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 7400 Beckley Street and when was it built?
Per the listing record, 7400 Beckley Street was built in 2025 and has 900 sq ft of living area, 2 bedrooms and 2.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 7400 Beckley Street in?
7400 Beckley Street is in Village Holiday Lake in Port Charlotte, Charlotte County. The community section on this page shows recent closed sales, days on market, and active inventory for Village Holiday Lake from the same MLS data.
Does 7400 Beckley Street have an HOA, and how much are the dues?
The listing reports HOA dues of $150 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 7400 Beckley Street differ from the current owner's?
The estimate on this page (about $2,194 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 7400 Beckley Street in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 7400 BECKLEY STREET in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Stellar MLS Internet Data Exchange, as distributed by MLS GRID. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: Stellar MLS, as distributed by MLS GRID. Listings courtesy of Stellar MLS as distributed by MLS GRID. All rights reserved.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
