BEACON LAKES CONDO 05
Homes for Sale in NEW PORT RICHEY, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is condition-driven, not location-driven. This is a condo community of 324 units built between 1975 and 2000, and at a median of $115,500 with median price per square foot right around $101, what you're really paying for is the state of the specific unit — updates, systems, and interior finish do the heavy lifting on value. The median unit runs close to 1,600 square feet, which is generous for the price band, so square footage is not the variable buyers should be fixating on; condition is.
The current posture favors patient buyers. Days on market sit near 88, the heat score is low at 25, and prices are down 23.3% year over year. That combination says sellers no longer set the terms. Buyers have time to inspect carefully and negotiate; sellers need to price to today's market and present the unit clean, because overpriced listings will simply sit. Note that this read rests on only four recent closings, so treat any single data point as directional rather than precise.
BEACON LAKES CONDO 05 right now
🔴 Off the recent peak. The trailing-12-month median ($116K) is down 23.3% from the prior 12 months ($150K). With about 3 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: Low (4 and 8 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
BEACON LAKES CONDO 05 market snapshot (as of August 2, 2026): the median sale price is about $116K ($101 per sq ft over the trailing 12 months of closed sales), and a median 88 days on market for closed sales. The trailing-12-month median is down 23% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
BEACON LAKES CONDO 05 is a community of 324 homes in NEW PORT RICHEY, Pasco County, built between 1975 and 2000 (median 1995.0), with a median living area of about 1,598 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Beacon Lakes Condo 05 is an established New Port Richey condo community in Pasco County, sizable at 324 units, where owner-occupancy runs a shade over 60% — a meaningful mix of owners and non-owners for a building of this age.
Who BEACON LAKES CONDO 05 is best for.
Best for
- Value-focused buyers wanting close to 1,600 square feet at an entry-level condo price point
- Buyers with cash or flexible timing who can move on a well-inspected, well-priced unit
- Owner-occupants who plan to hold long enough to ride out a soft market
Probably not for
- Buyers expecting quick equity gains after a 23.3% year-over-year decline
- Anyone unwilling to scrutinize an association's reserves and assessment risk
- Buyers who want new construction or a low-maintenance, worry-free building
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 ($116K) IS the median in the snapshot above, and the move from 2025 ($150K) IS the -23.3% one-year change.
Windows contain 0 to 8 sales each (4 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 2015 through 2026. Deemed reliable but not guaranteed.
25% of homes for sale in ZIP 33543 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 BEACON LAKES CONDO 05 buying strategy.
If we were buying in BEACON LAKES CONDO 05 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 BEACON LAKES CONDO 05.
A condition market with time on the buyer's side
The homestead share here is about 61%, meaning roughly six in ten units are owner-occupied. For a buyer, that matters more for the practical texture of the community than for any assumption about value — it signals a building that is neither fully owner-held nor heavily rental. Ask early about the association: reserves, any special assessments, and rental rules, since those factors move the real cost of ownership in a 1970s-to-2000-era condo more than the sticker price does.
With a median build year of 1995 and a range going back to 1975, unit-to-unit variance is the whole story. Two units at the same price can be a decade apart in age and a full renovation apart in condition. That's why the year-over-year decline and the near-three-month days-on-market figure read as opportunity for a disciplined buyer: there is room to be selective and to walk from anything that doesn't inspect clean.
The location and the amenities are priced into every listing in BEACON LAKES CONDO 05. 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 BEACON LAKES CONDO 05 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 (2.4). Basis: Recent Direction -23.3% year-over-year; Owner Commitment 61% owner-occupied; Pricing Power 86.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin-volume condo market like this one — four recent closings and a wide spread in age and condition — pricing and reading the association documents are where deals are won or lost. We help buyers pressure-test a unit's condition against its price and dig into reserves and assessment history before you commit; we help sellers position realistically in a market that is clearly not rewarding optimism right now.
BEACON LAKES CONDO 05 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 BEACON LAKES CONDO 05 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 BEACON LAKES CONDO 05 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BEACON LAKES CONDO 05, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BEACON LAKES CONDO 05 home worth?
Get a no-obligation home value based on real comparable sales in BEACON LAKES CONDO 05, 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 BEACON LAKES CONDO 05?
How long do homes in BEACON LAKES CONDO 05 take to sell?
How many homes are in BEACON LAKES CONDO 05?
What share of BEACON LAKES CONDO 05 is owner-occupied?
When were the homes in BEACON LAKES CONDO 05 built?
Do cash buyers compete in BEACON LAKES CONDO 05?
Who is the best real estate agent for BEACON LAKES CONDO 05?
How do I find a top NEW PORT RICHEY real estate agent who knows BEACON LAKES CONDO 05?
Can Momentum Realty connect me with an agent for BEACON LAKES CONDO 05?
Should you buy in BEACON LAKES CONDO 05?
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 (5 streets, ZIP 33543/34652)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2015 (39 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.
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