Beacon Square Unit 17 Pb 10 Pg
Homes for Sale in New Port Richey, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Beacon Square Unit 17 Pb 10 Pg 39 Lot 20 in New Port Richey, FL, the most recent in July 2025. Across New Port Richey as a whole, 1,245 homes closed in the last 12 months at a median of $267,000, 45 median days on market, with 426 homes for sale today. At that median and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $4,310 ($3,660 with the full homestead exemption).
Part of the Beacon Square master-planned community in New Port Richey, FL — see all Beacon Square homes for sale (48 listings across 6 villages and sections in the MLS).
Beacon Square Unit 17 is a platted residential pocket in New Port Richey, and like most small platted units, pricing here is driven almost entirely by the individual home — lot position, age of the roof and systems, and whether a property has been updated — rather than by any shared amenity package or community brand.
Current MLS data shows no community amenities tied to this specific plat, so buyers and sellers should treat this as a straightforward single-family purchase decision: value the house on its own merits and its immediate street, not on a clubhouse or shared feature set.
The 60-Second Overview
Beacon Square Unit 17 is a small platted section within New Port Richey, Pasco County, without a distinct amenity package attached to current MLS listings — pricing and condition here track the individual lot rather than a shared community identity.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Beacon Square Unit 17 Pb 10 Pg is best for.
Best for
- Buyers who want a straightforward single-family home without HOA amenity fees
- Buyers focused on Pasco County location and willing to evaluate each home individually
- Buyers comfortable making a decision based on the specific property, not a community brand
Probably not for
- Buyers who want a clubhouse, pool, or gated amenity package included
- Buyers who expect a shared community identity to help carry resale value
- Buyers unwilling to do individual due diligence on a small platted unit
The market around Beacon Square Unit 17 Pb 10 Pg
Beacon Square Unit 17 Pb 10 Pg is too small for its own price trend, so here is the market around it.
In ZIP 34652, 485 homes are on the market and 20% are under contract — a steady corner of New Port Richey.
Across Pasco County, 4,382 homes are active and 1,285 pending (23% under contract).
ZIP and county figures describe the wider market, not Beacon Square Unit 17 Pb 10 Pg specifically. Momentum Research analysis of MLS records.
The Beacon Square Unit 17 Pb 10 Pg buying strategy.
If we were buying in Beacon Square Unit 17 Pb 10 Pg 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 Square Unit 17 Pb 10 Pg.
A Lot-by-Lot Market
Because this plat does not carry HOA-style amenities in current listing data, there is no shared pool, gate, or clubhouse premium baked into value here. What moves a sale is the condition of the specific home — updated kitchens and baths, roof age, and whether mechanical systems have been addressed — plus its position within the unit relative to arterial roads and neighboring lots.
Buyers should approach this as an individual-property evaluation rather than a community purchase. Sellers should expect that a well-maintained, updated home will stand out precisely because there is no amenity story to lean on — the house itself has to carry the pitch.
The location and the amenities are priced into every listing in Beacon Square Unit 17 Pb 10 Pg. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a plat this small, with no amenity data to lean on, the difference between a good and bad outcome comes down to knowing the specific lot, the comparable sales on that street, and what condition issues actually affect value. We pull that detail directly rather than relying on generic community marketing.
Beacon Square Unit 17 Pb 10 Pg in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Square Unit 17 Pb 10 Pg 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 Square Unit 17 Pb 10 Pg sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacon Square Unit 17 Pb 10 Pg, 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 Square Unit 17 Pb 10 Pg home worth?
Get a no-obligation home value based on real comparable sales in Beacon Square Unit 17 Pb 10 Pg, 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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Should you buy in Beacon Square Unit 17 Pb 10 Pg?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2025 (1 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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See how Beacon Square Unit 17 Pb 10 Pg 39 Lot 20 fits the bigger picture — live prices, inventory, and Momentum Scores: