BEACON LAKES NORTH BAY VILLAGE
Homes for Sale in NEW PORT RICHEY, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
BEACON LAKES NORTH BAY VILLAGE right now
🔴 Off the recent peak. The trailing-12-month median ($195K) is down 15.6% from the prior 12 months ($231K). 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 (3 and 4 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 NORTH BAY VILLAGE market snapshot (as of August 2, 2026): the median sale price is about $195K ($181 per sq ft over the trailing 12 months of closed sales), and a median 11 days on market for closed sales. The trailing-12-month median is down 16% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
BEACON LAKES NORTH BAY VILLAGE is a community of 305 homes in NEW PORT RICHEY, Pasco County, built between 1960 and 1999 (median 1975), with a median living area of about 1,524 square feet. 55% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 ($195K) IS the median in the snapshot above, and the move from 2025 ($231K) IS the -15.6% one-year change.
Windows contain 0 to 12 sales each (3 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 2012 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 BEACON LAKES NORTH BAY VILLAGE buying strategy.
If we were buying in BEACON LAKES NORTH BAY VILLAGE 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 NORTH BAY VILLAGE.
A closer look at the BEACON LAKES NORTH BAY VILLAGE market
At a median of $181 per square foot, BEACON LAKES NORTH BAY VILLAGE prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 16% year over year. Homes that do trade take a median 11 days on market, useful leverage on any listing that has lingered.
The housing stock is 305 homes built between 1960 and 1999, and 55% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in BEACON LAKES NORTH BAY VILLAGE. 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 NORTH BAY VILLAGE 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 (5.5). Basis: Recent Direction -15.6% year-over-year; Owner Commitment 55% owner-occupied; Pricing Power 98.6% sale-to-list. Refreshed with each data update.
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 NORTH BAY VILLAGE 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 NORTH BAY VILLAGE 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 NORTH BAY VILLAGE, 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 NORTH BAY VILLAGE home worth?
Get a no-obligation home value based on real comparable sales in BEACON LAKES NORTH BAY VILLAGE, 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 NORTH BAY VILLAGE?
How long do homes in BEACON LAKES NORTH BAY VILLAGE take to sell?
How many homes are in BEACON LAKES NORTH BAY VILLAGE?
What share of BEACON LAKES NORTH BAY VILLAGE is owner-occupied?
When were the homes in BEACON LAKES NORTH BAY VILLAGE built?
Do cash buyers compete in BEACON LAKES NORTH BAY VILLAGE?
Who is the best real estate agent for BEACON LAKES NORTH BAY VILLAGE?
How do I find a top NEW PORT RICHEY real estate agent who knows BEACON LAKES NORTH BAY VILLAGE?
Can Momentum Realty connect me with an agent for BEACON LAKES NORTH BAY VILLAGE?
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 (12 streets, ZIP 34652/34653)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2012 (47 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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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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See how BEACON LAKES NORTH BAY VILLAGE fits the bigger picture — live prices, inventory, and Momentum Scores: