BEACON WOODS GOLF COUNTRY
Homes for Sale in NEW PORT RICHEY, FL
True comps, carrying-cost math, and listings before the portals.
Price here is condition-driven, not location-driven. With a median around $190,000 and a median build year of 1981 across an inventory that runs from 1959 to 2013, what you pay tracks closely to how much updating the previous owner did. A renovated interior and a dated original one can sit on the same street at very different numbers, and the median living size of about 1,601 square feet means there is real room to add value through work rather than square footage.
The market posture is steady, not hot. A median 24 days on market says well-priced homes move in under a month, but the year-over-year median is down 4.5%, so sellers should price to the current comps and not to last year's memory. Buyers have a little leverage and time to inspect an older home properly. At roughly $178 per square foot, the numbers reward patience on both sides.
BEACON WOODS GOLF COUNTRY right now
🔴 Off the recent peak. The trailing-12-month median ($186K) is down 22.0% from the prior 12 months ($238K). With about 2 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 5 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 WOODS GOLF COUNTRY market snapshot (as of August 2, 2026): the median sale price is about $186K ($171 per sq ft over the trailing 12 months of closed sales), and a median 64 days on market for closed sales. The trailing-12-month median is down 22% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
BEACON WOODS GOLF COUNTRY is a community of 98 homes in NEW PORT RICHEY, Pasco County, built between 1959 and 2013 (median 1981.0), with a median living area of about 1,601 square feet. 63% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Beacon Woods Golf Country is an established, golf-oriented community in New Port Richey where the housing stock spans several decades and the value equation turns on condition rather than newness. With about 98 homes in the snapshot and a homestead share near 63%, it reads as a stable, largely owner-occupied pocket of Pasco County.
Who BEACON WOODS GOLF COUNTRY is best for.
Best for
- Buyers with a budget near the $190,000 median looking for a move-in-ready single-story home
- Renovation-minded buyers willing to trade a dated interior for a lower entry price and value upside
- Long-hold owner-occupants who value an established, largely homesteaded community over turnover
Probably not for
- Buyers who require new or near-new construction and modern layouts
- Short-term investors counting on quick appreciation, given the year-over-year decline
- Buyers unwilling to budget for the inspections and potential system updates older homes require
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 ($186K) IS the median in the snapshot above, and the move from 2025 ($238K) IS the -22.0% one-year change.
Windows contain 0 to 5 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 2016 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 WOODS GOLF COUNTRY buying strategy.
If we were buying in BEACON WOODS GOLF COUNTRY 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 WOODS GOLF COUNTRY.
An established community priced on condition
The defining feature is age spread. Homes date as far back as 1959 and as recently as 2013, with the median around 1981, so you are shopping a range of eras, systems, and layouts under one community name. That mix explains the wide practical spread beneath the $190,000 median: two homes of similar size can differ sharply based on roof, HVAC, windows, and kitchen age. Read every listing through the lens of what has been replaced and when.
Golf frontage and course proximity shape the community's identity and how individual homes are positioned. The median of about 1,601 square feet sits in single-story ranch territory typical of the era, and the near-63% homestead share points to an inventory held largely by long-term owners rather than churned by investors. For a buyer, that stability is a plus; for a seller, it means comps can be thin and each transaction matters more.
The location and the amenities are priced into every listing in BEACON WOODS GOLF COUNTRY. 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 WOODS GOLF COUNTRY 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 (2.8). Basis: Recent Direction -22.0% year-over-year; Owner Commitment 63% owner-occupied; Pricing Power 87.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where price hinges on condition and comps are limited, guessing is expensive. We read each home against its build year, its updates, and the handful of recent closings that actually apply, so you are not paying renovated money for deferred maintenance or leaving equity on the table as a seller. On older stock especially, we push for the inspections and disclosures that keep a deal honest.
BEACON WOODS GOLF COUNTRY 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 WOODS GOLF COUNTRY 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 WOODS GOLF COUNTRY sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BEACON WOODS GOLF COUNTRY, 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 WOODS GOLF COUNTRY home worth?
Get a no-obligation home value based on real comparable sales in BEACON WOODS GOLF COUNTRY, 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 WOODS GOLF COUNTRY?
How long do homes in BEACON WOODS GOLF COUNTRY take to sell?
How many homes are in BEACON WOODS GOLF COUNTRY?
What share of BEACON WOODS GOLF COUNTRY is owner-occupied?
When were the homes in BEACON WOODS GOLF COUNTRY built?
Do cash buyers compete in BEACON WOODS GOLF COUNTRY?
Who is the best real estate agent for BEACON WOODS GOLF COUNTRY?
How do I find a top NEW PORT RICHEY real estate agent who knows BEACON WOODS GOLF COUNTRY?
Can Momentum Realty connect me with an agent for BEACON WOODS GOLF COUNTRY?
Should you buy in BEACON WOODS GOLF COUNTRY?
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 (6 streets, ZIP 33543/34652)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2016 (21 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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