Beacon Hills Homes for Sale in New Port Richey, FL

Early 1960s single-family · Pasco County · ZIP 34652

An established West Pasco value neighborhood off US 19, modest early 1960s homes where condition sets the number.

Entry-price West PascoUS 19 and SR 54 accessEstablished 1960s homes

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

Beacon Hills is older single-story stock near the coast, so the honest read is by the parcel and the home's condition, not by one neighborhood average.

Free · No obligation

Unlock Off-Market Beacon Hills

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

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Jon's Current Read

"Beacon Hills is a value neighborhood, not a master plan, so the read is different from a gated community: it is an early 1960s grid of modest single-family homes in western New Port Richey near US 19, where condition, roof age, and insurability drive the number far more than the Beacon Hills name. The homes here are small and conventional, many one bath or two, so the leverage is buying a sound, updated house or pricing the renovation and insurance math honestly on one that is not. Proximity to the Gulf means flood exposure has to be checked parcel by parcel, and an HOA may or may not apply, so verify both for the specific address."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Beacon Hills is an established single-residential neighborhood in western New Port Richey, in Pasco County on the Gulf side of the Tampa Bay metro. It was platted in the early 1960s and is built out, with modest one-story homes generally in the two to three bedroom range (neighborhoods.com, 2026).

This is a value market. The neighborhood sits near US 19 and State Road 54, which puts shopping, dining, and the Gulf within a short drive, and it is one of many affordable established subdivisions across the New Port Richey area (realestate-palmharbor.com community guide; neighborhoods.com, 2026). Many homes have been remodeled over the years with updated flooring, paint, and finishes, while others remain original.

Because the stock is older and close to the coast, the money is made or lost on the specific home: the roof age, the systems, the insurability, and the FEMA flood zone, not the headline price. Confirm whether any HOA applies to the exact parcel, since fee structures vary across the area.

The pitch is entry pricing plus access. West Pasco offers some of the lower established entry points in the metro, with US 19 carrying you north and south and State Road 54 heading east toward the Suncoast Parkway. The work is reading an older home's condition and flood exposure honestly before you fall for a price.

Quick Match

Who Beacon Hills is best for.

Best for

Value buyers who want a lower established entry point in West Pasco
Buyers comfortable budgeting renovation and insurance on an older Florida home
Buyers who want US 19 and State Road 54 access to shopping and the coast
Buyers who will read roof, systems, and flood zone by parcel

Probably not for

Buyers who want a gated, amenity-dense master plan feel
Anyone unwilling to verify flood zone and insurance per parcel
Buyers who want large, newer, two-story production homes
Buyers who need a short, traffic-free commute into central Tampa

Market Pulse

How Beacon Hills is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

56Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 24, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Beacon Hills listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare Gulf Harbors or New Port Richey. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Beacon Hills buys, holds, and resells. See the five factors.

Interactive Map

Beacon Hills on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

Beacon Hills trades a longer Tampa commute for a lower West Pasco entry price, with US 19 and State Road 54 carrying you to shopping, the Suncoast Parkway, and the Gulf coast.

Drive times from Beacon Hills. They are approximate and vary with traffic and your exact start point inside the neighborhood.

US 19 retail corridor~5 min · shopping and services

State Road 54~5 to 10 min · east toward Suncoast Parkway

Downtown New Port Richey and Sims Park~10 min · Cotee River waterfront

Gulf coast and New Port Richey waterfront~10 to 15 min · west of US 19

Tampa International Airport~45 to 55 min · via SR 54 and Suncoast

Downtown Tampa~55 to 70 min · via Suncoast Parkway

Tarpon Springs~15 to 20 min · south on US 19

Distances and drive times are approximate and vary with traffic and your exact parcel. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Beacon Hills Homes for Sale in New Port Richey, FL with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Beacon Hills (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Pasco County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Beacon Hills is served by Pasco County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Pasco County Schools (verify by address)

Verifyrating

Public

Gulf High School serves much of 34652

Verifyrating

By address

Confirm zoned elementary and middle

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Beacon Hills address.

The takeaway

What is actually shaping value around Beacon Hills: West Pasco's standing as a metro value market, downtown New Port Richey's ongoing redevelopment, and the condition and flood dynamics of older coastal stock. Each item is sourced and linked.

Recent Developments in Beacon Hills

Development Intelligence

Our read on what is being built around Beacon Hills, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishWest Pasco's entry pricing and the New Port Richey redevelopment push point to steady value demand, with the watch items being insurance cost and flood exposure on older coastal homes.

New Port Richey downtown redevelopment push

2024

BullishNotable impact

SignificanceRadius: City

City investment in downtown buildings, waterfront land, and Sims Park area improvements strengthens the broader New Port Richey draw.

West Pasco's lower established entry pricing

Ongoing

BullishNotable impact

SignificanceRadius: Area

Some of the lower established entry points in the metro keep value buyers and relocation demand flowing into the New Port Richey area.

Older coastal stock means condition and insurance risk

Ongoing

NeutralMajor impact

SignificanceRadius: Community

The early 1960s housing means roof age, systems, and wind insurance drive value and have to be read per home.

Parcel-level flood exposure near the Gulf

Ongoing

NeutralNotable impact

SignificanceRadius: Area

Coastal West Pasco flood zones vary by parcel, making the FEMA check and flood insurance quote essential diligence.

US 19 and State Road 54 access

Ongoing

BullishMinor impact

SignificanceRadius: Area

US 19 north and south and State Road 54 east toward the Suncoast Parkway underpin the access case that supports demand.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Beacon Hills, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

April 2024
Development
New Port Richey approves downtown redevelopment grant
The New Port Richey redevelopment board voted to award a grant of up to roughly 213,000 dollars for a mixed-use building at Grand Boulevard and Missouri Avenue, alongside other downtown improvements including a new welcome sign at Main Street and US 19. Why it matters: Continued downtown investment strengthens the broader New Port Richey draw that supports demand in nearby established neighborhoods. Source
March 2024
Development
New Port Richey moves to expand downtown waterfront land
City officials approved the purchase of a riverfront parcel and discussed updated redevelopment plans for the downtown and Cotee River waterfront, part of a broader push to enhance the city center. Why it matters: Waterfront and downtown reinvestment improves the New Port Richey value story over time for buyers in established neighborhoods nearby. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Beacon Hills buying strategy.

If we were buying in Beacon Hills, this is the order of operations we would run, and the one we run for our clients.

Read the roof and systems first. These are early 1960s homes, so roof age, electrical, and plumbing drive both the price and the insurance premium at this entry point.

Run the FEMA flood zone for the exact parcel. Western New Port Richey sits near the Gulf, so flood exposure is address specific and shapes the insurance math.

Quote insurance on the specific address early. On an older coastal home, wind mitigation and roof age set the premium, so get a real quote before you offer.

Confirm whether an HOA applies. Fee structures vary across the New Port Richey area, so verify the exact lines for the parcel rather than assuming.

Cross-shop the established West Pasco field, such as Gulf Harbors, if you want a waterfront or amenity option nearby.

The Quick Decision

Best Buy

A sound, already updated home with a newer roof matched to real comps

Biggest Risk

Underbudgeting roof, systems, and insurance on an original early 1960s home

Best Lot

A higher, drier parcel outside the flood zone

Smart Timing

Confirm the flood zone and an insurance quote before you offer

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Beacon Hills is an established New Port Richey neighborhood rather than an amenity community, so day to day living leans on the surrounding West Pasco area: US 19 retail and services, the Gulf coast and the New Port Richey waterfront nearby, and downtown New Port Richey with Sims Park a short drive away. There is no resort-style clubhouse here; the appeal is established single-family living at an entry price. Confirm any specific home's HOA, if one applies, and its flood and insurance picture before you buy.

Beacon Hills Homes For Sale

What your money buys in Beacon Hills.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Beacon Hills today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Original Entry

An original early 1960s home where roof, systems, and insurance drive the math. The affordable way in, if you budget the work honestly.

Lowest entry

The Updated Home

A remodeled home with updated finishes and ideally a newer roof, the heart of the resale market in this neighborhood.

Most inventory

The Best of the Block

A fully updated home on a higher, drier parcel outside the flood zone, the kind that holds value best here.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Original Entry

An original early 1960s home where roof, systems, and insurance drive the math. The affordable way in, if you budget the work honestly.

The Updated Home

A remodeled home with updated finishes and ideally a newer roof, the heart of the resale market in this neighborhood.

The Best of the Block

A fully updated home on a higher, drier parcel outside the flood zone, the kind that holds value best here.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Beacon Hills, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Beacon Hills is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Beacon Hills holds value.

Our read on the factors that protect resale here, and the one to manage.

Roof and structureRead per home

Major systemsOften original on older stock

Cosmetic and finishesMany homes remodeled

InsurabilityRoof age and wind driven

Flood exposureParcel specific, check FEMA

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Beacon Hills

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

The Beacon Hills name spans original early 1960s stock and remodeled homes alike. The deal is won or lost on the parcel, the roof and systems, and the flood and insurance math.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.6B- · Buy Score

Resale Strength6.4/10

Renovation Risk4.6/10

Location Efficiency6.8/10

Long-Term Defensibility6.2/10

Carrying Cost Advantage7.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Beacon Hills is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

Higher, drier parcels outside the flood zone hold value
Verify the FEMA flood zone for the exact address
Coastal West Pasco location makes flood checks essential
The roof and systems read matters as much as the lot
Read the parcel and flood picture before the finishes

In a value neighborhood like Beacon Hills, the parcel and the flood zone are the part of your money the market protects, and on this older coastal stock the roof and systems are the part the insurer prices. Higher, drier lots outside the flood zone hold value better than low-lying ones. The house can be renovated; the flood zone cannot. Read the parcel and the flood map first, then price the condition of the home against it.

The 15-Second Verdict

Beacon Hills in 15 seconds.

Best forValue buyers who want a lower established entry point in West Pasco.

Biggest advantageEntry pricing and US 19 access to shopping, services, and the Gulf coast.

Biggest riskRoof, systems, and insurance on older homes, and parcel-level flood exposure.

Sweet spotA sound, already updated home with a newer roof, matched honestly to comps.

Avoid ifYou want a gated master plan or large, newer two-story production homes.

HOA, CDD & Fees

15-Second Take

Confirm whether any HOA applies to the parcel
Carrying cost here is driven more by insurance than dues
Flood zone is parcel specific, check FEMA and quote it
Roof age and wind mitigation set the insurance premium
Budget a roof and systems reserve on older homes

Fee structures vary across the New Port Richey area, so confirm whether a mandatory HOA applies to the specific Beacon Hills parcel and what it covers. Many established West Pasco neighborhoods carry low or no mandatory dues, but this has to be verified per address rather than assumed.

Where an HOA exists, it typically covers common areas only at this kind of established neighborhood. The bigger carrying-cost variables here are the homeowners insurance premium, which is driven by roof age and wind mitigation, and flood insurance where the parcel sits in a flood zone.

Run Your Numbers

Tools for a Beacon Hills buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxPasco County millage and the homestead picture.Rent vs buyThe breakeven on owning in Beacon Hills.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Beacon Hills

Price it to the condition, roof, and flood zone, not a Beacon Hills average.

Selling in Beacon Hills means pricing to your specific home's condition, not to a neighborhood average that mixes original early 1960s houses with remodeled ones. The roof age, the updates, and the flood zone are what set your number.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Beacon Hills, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Gulf Harbors, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Beacon Hills home worth?

Get a no-obligation home value based on real comparable sales in Beacon Hills matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Beacon Hills on the map →
Or get your Beacon Hills home value & selling guide →

Real comps, not a Zestimate.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Pasco County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,816/mo

Pasco County typical true cost to own

$138/mo

Pasco County typical home insurance

Check CDD

Confirm before you offer

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Pasco County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

Beacon Hills Market Scorecard

Thin data

Beacon Hills is currently a thin data. Limited supply, a median asking price of n/a.

n/a

Months supply

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Median list

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Median sold

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Per sqft

n/a

Days on mkt

0/0/0

Active/Pend/Sold

Go deeper: true cost calculator · affordability calculator.

Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Beacon Hills, Florida?

Beacon Hills is an established neighborhood in western New Port Richey, in Pasco County on the Gulf side of the Tampa Bay metro, near US 19 and State Road 54.

What kind of homes are in Beacon Hills?

Mostly modest one-story single-family homes, generally in the two to three bedroom range, platted in the early 1960s (neighborhoods.com, 2026). Many have been remodeled over the years, while others remain original.

Is Beacon Hills a good neighborhood for value buyers?

It is one of many affordable established neighborhoods in the New Port Richey area, with lower entry pricing than newer master plans (realestate-palmharbor.com community guide; neighborhoods.com, 2026). Value comes with older stock, so condition matters most.

When was Beacon Hills built?

The neighborhood was platted in the early 1960s and is built out (neighborhoods.com, 2026). Because the homes are older, roof age, systems, and insurability drive value and should be read per home.

Does Beacon Hills have HOA fees?

Fee structures vary across the New Port Richey area. Confirm whether a mandatory HOA applies to the specific parcel and what it covers before you buy, rather than assuming.

Should I worry about flood zones in Beacon Hills?

Western New Port Richey sits near the Gulf, so flood exposure is parcel specific. Always run the FEMA flood zone and a flood insurance quote for the exact address during diligence.

What drives the price of a Beacon Hills home?

Condition, above all. The roof age, the systems, the updates, and the flood zone set the number on this older stock, far more than the Beacon Hills name. Two homes can list close and carry very different roof, systems, and insurance math.

How is the commute and access from Beacon Hills?

US 19 carries you north and south for shopping and services, and State Road 54 heads east toward the Suncoast Parkway and the rest of the metro. Drive times into central Tampa depend on your exact start point and the time of day.

How far is Beacon Hills from the Gulf?

The neighborhood is in coastal West Pasco near US 19, with the Gulf and the New Port Richey waterfront a short drive away. Confirm the route and time for your specific home.

What schools serve Beacon Hills?

Beacon Hills is part of Pasco County Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home. Gulf High School serves much of the 34652 area.

Why does pricing vary across Beacon Hills?

Because the neighborhood spans original early 1960s homes and remodeled ones, each with its own roof age, condition, and flood picture. The home and the parcel, not the Beacon Hills name, set the price.

Is Beacon Hills a good investment?

Entry pricing and West Pasco access support demand, but this is a condition-driven market with older coastal stock. As with any older-home market, roof, systems, and insurability drive the outcome; this is not a guarantee of future value.

What is the difference between an original and a remodeled Beacon Hills home?

An original early 1960s home typically needs a roof, systems, and insurance read, while a remodeled one may already have updated finishes and a newer roof. They can list close but carry very different carrying costs.

Is downtown New Port Richey nearby?

Yes. Downtown New Port Richey, with Sims Park on the Cotee River, is a short drive away and has been the focus of ongoing city redevelopment efforts (Tampa Bay Times, 2024).

Who is the best real estate agent for Beacon Hills?

The best agent for Beacon Hills is one who actively works New Port Richey and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Beacon Hills.

How do I find a top New Port Richey real estate agent who knows Beacon Hills?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Beacon Hills and the wider New Port Richey area.

Can Momentum Realty connect me with an agent for Beacon Hills?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Beacon Hills purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Beacon Hills?

An honest fit check. We will tell you when it is not your community.

Value buyers who want a lower established entry point in West PascoExcellent fit

Buyers comfortable budgeting renovation and insurance on an older homeExcellent fit

Buyers who want US 19 and State Road 54 access to shopping and the coastExcellent fit

Buyers who will read roof, systems, and flood zone by parcelExcellent fit

Buyers who want a sound, already updated home matched to real compsExcellent fit

Buyers who want a gated, amenity-dense master planProbably not

Anyone unwilling to verify flood zone and insurance per parcelProbably not

Buyers who want large, newer two-story production homesProbably not

Buyers who need a short, traffic-free central-Tampa commuteProbably not

Buyers unwilling to budget roof and systems work on older homesProbably not

Get the inside read on Beacon Hills

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Beacon Hills home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Beacon Hills specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Beacon Hills — what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX 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; deemed reliable but not guaranteed by MLS GRID.

Beacon Hills Homes for Sale in New Port Richey, FL

The 60-Second Overview

Who Beacon Hills is best for.

Best for

Probably not for

How Beacon Hills is performing right now

Beacon Hills on the map.

How far is everything?

Nearby Communities

Schools

Pasco County Schools (verify by address)

Gulf High School serves much of 34652

Confirm zoned elementary and middle

Recent Developments in Beacon Hills

New Port Richey downtown redevelopment push

West Pasco's lower established entry pricing

Older coastal stock means condition and insurance risk

Parcel-level flood exposure near the Gulf

US 19 and State Road 54 access

New Port Richey approves downtown redevelopment grant

New Port Richey moves to expand downtown waterfront land

The Beacon Hills buying strategy.

The full read, only if you want it.

What your money buys in Beacon Hills.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Beacon Hills holds value.

5 Mistakes Buyers Make in Beacon Hills

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Beacon Hills is different.

Which Lots & Views Hold Value Best

Beacon Hills in 15 seconds.

HOA, CDD & Fees

Tools for a Beacon Hills buy.

Price it to the condition, roof, and flood zone, not a Beacon Hills average.

In Beacon Hills, condition and view decide your number

What is your Beacon Hills home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Beacon Hills Market Scorecard

Frequently Asked Questions

Should you buy in Beacon Hills?

Get the inside read on Beacon Hills

You are all set.

Need to sell fast in Pasco County?

You just read the data. Now see what your home is worth.