ARISTIDA PH 02B
Homes for Sale in PORT RICHEY, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven less by square footage than by condition. With a median build year of 1977 and a range stretching from 1974 to 2004, this is a stock of homes that have had time to be updated, deferred, or somewhere in between — and that spread shows up in what buyers pay. The median sits at $324,900, or about $222 per square foot on roughly 1,490 square feet, but treat those as center-of-gravity numbers, not a rule. Two homes of the same size can trade far apart depending on what has been touched.
The posture right now is balanced leaning warm. A median of 39 days on market and a heat score of 48 say this is not a frenzy, but the 35.4% year-over-year move says demand has been real. For sellers, that means pricing to condition rather than to a headline number. For buyers, it means you have a little room to inspect and negotiate — but not to sit on a well-prepared, well-priced listing.
ARISTIDA PH 02B right now
🟡 Off the recent peak. The trailing-12-month median ($250K) is down 7.4% from the prior 12 months ($270K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Medium (7 and 6 sales in the two windows).
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Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
ARISTIDA PH 02B market snapshot (as of August 2, 2026): the median sale price is about $250K ($198 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
ARISTIDA PH 02B is a community of 254 homes in PORT RICHEY, Pasco County, built between 1915 and 2023 (median 1977.0), with a median living area of about 1,592 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Aristida Ph 02B is a small, established pocket of 176 homes in Port Richey, built mostly in the 1970s through early 2000s. Just under 60% are homesteaded, which points to a stable, owner-occupied core rather than a heavy investor rotation.
Who ARISTIDA PH 02B is best for.
Best for
- Buyers targeting the mid-$300s who want an established address over new construction
- Owner-occupants comfortable budgeting for updates on a 1970s-era home
- Value-minded buyers willing to inspect carefully in exchange for negotiating room
Probably not for
- Buyers who need a fully turnkey, recently built home with no deferred maintenance
- Investors chasing high-velocity flips in a heavily rotating rental market
- Buyers expecting a wide selection at any given moment in a small community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($250K) IS the median in the snapshot above, and the move from 2025 ($270K) IS the -7.4% one-year change.
Windows contain 0 to 9 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Deemed reliable but not guaranteed.
16% of homes for sale in ZIP 34652 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
The ARISTIDA PH 02B buying strategy.
If we were buying in ARISTIDA PH 02B today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in ARISTIDA PH 02B.
Condition is the real variable
When the housing stock centers on the late 1970s, the questions that move a deal are mechanical and structural: roof age, HVAC, electrical panel, plumbing, and whether the kitchens and baths have been brought forward. The median around 1,490 square feet gives you a manageable footprint, but two owners can have spent very differently on upkeep over four-plus decades. That is why the price picture is best understood as condition-driven rather than as a clean per-foot calculation.
The homestead share near 60% matters for texture. It suggests a neighborhood held largely by owner-occupants, which tends to mean maintained yards and fewer short-hold flips than you would see in a rental-heavy tract. With only a handful of closings in the recent window, individual sales carry weight — one heavily renovated or heavily dated comp can swing the read, so lean on the property in front of you, not the average.
The location and the amenities are priced into every listing in ARISTIDA PH 02B. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in ARISTIDA PH 02B buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.1). Basis: Recent Direction -7.4% year-over-year; Owner Commitment 61% owner-occupied; Pricing Power 97.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small community with a thin recent closing count, the average is a weak guide — the value lives in reading condition against the comp set. We walk the mechanicals, weigh what has actually been updated, and price the home in front of us rather than defaulting to the median. That is the difference between a listing that moves near the 39-day mark and one that lingers, and between a buyer overpaying for cosmetics and one who budgets correctly for the work ahead.
ARISTIDA PH 02B in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a ARISTIDA PH 02B buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed ARISTIDA PH 02B sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ARISTIDA PH 02B, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ARISTIDA PH 02B home worth?
Get a no-obligation home value based on real comparable sales in ARISTIDA PH 02B, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in ARISTIDA PH 02B?
How long do homes in ARISTIDA PH 02B take to sell?
How many homes are in ARISTIDA PH 02B?
What share of ARISTIDA PH 02B is owner-occupied?
When were the homes in ARISTIDA PH 02B built?
Do cash buyers compete in ARISTIDA PH 02B?
Who is the best real estate agent for ARISTIDA PH 02B?
How do I find a top PORT RICHEY real estate agent who knows ARISTIDA PH 02B?
Can Momentum Realty connect me with an agent for ARISTIDA PH 02B?
Should you buy in ARISTIDA PH 02B?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (13 streets, ZIP 34652/34655/34668)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (61 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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