Briar Patch
Homes for Sale in New Port Richey, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of September 2026, Briar Patch in New Port Richey, FL has 5 homes for sale and 1 pending, asking from $179,500 to $218,000 (median $189,000). Over the 12 months ending 2026-09-12, 16 recorded sales closed at a median of $177,500, $173 per square foot, a median 111 days on market, sellers accepting 91% of original asking (-17% versus the prior year). Homes listed or recently sold were built 1986 - 1993; 18 of 18 report an HOA (median $230/mo); none of the 18 geocoded homes sit in a FEMA special flood hazard zone (median elevation 11 ft). At the median price and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $2,870 ($2,220 with the full homestead exemption).
Homes For Sale Right Now in Briar Patch
Live MLS inventory for Briar Patch. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 53 daysTop listing
Active · 168 days
Active · 34 days
Active · 390 days
Active · 113 days
Pending · 102 daysActive and pending Briar Patch listings as of 2026-09-11, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Briar Patch right now
🟡 Balanced market. 3.3 months of supply and 17% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: High (6 active and pending listings, 16 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($178K) is down 17.4% from the prior 12 months ($215K). With about 7 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 September 12. Confidence: Medium (16 and 7 sales in the two windows).
What's unique here: the median sale price is about 48% below the typical Pasco County sale ($178K vs $340K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 14, 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
Briar Patch market snapshot (as of September 12, 2026): the median sale price is about $178K ($173 per sq ft over the trailing 12 months of closed sales), a median 111 days on market for closed sales, and 3.3 months of supply, a balanced market. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level Stellar MLS closed sales (16 closings in the current window).
Flood zones in Briar Patch: of 17 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in New Port Richey.
In ZIP 34653 (NEW PORT RICHEY), 1,312 homes closed in the last 12 months at a median of $240K ($183/sq ft), down 1.8% year over year, with a median 37 days on market. Right now 151 active and 50 pending listings put supply at about 3.0 months - a balanced market. See the live ZIP 34653 housing market and the Pasco County market.
Briar Patch is a community of 154 homes in New Port Richey, Pasco County, built between 1986 and 1993 (median 1988.0), with a median living area of about 1,169 square feet. 81% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Briar Patch. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Briar Patch
Briar PatchPhotos from Stellar MLS listings in Briar Patch; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($178K) IS the median in the snapshot above, and the move from 2025 ($215K) IS the -17.4% one-year change.
Windows contain 0 to 18 sales each (16 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 2014 through 2026. Deemed reliable but not guaranteed.
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.
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.
Briar Patch Market Scorecard
Briar Patch is currently a seller's market. About 3.3 months of supply, a median asking price of $189,000, and homes go under contract in about 113 days.
Typical home value in the 34653 ZIP is $253,024, about 6.4% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · 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.
Housing distress & ownership in BRIAR PATCH, NEW PORT RICHEY
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Briar Patch on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Briar Patch
- Pool · reported on 21 of 22 listings
- Clubhouse · reported on 17 of 22 listings
- Deed Restrictions · reported on 16 of 22 listings
- Community Mailbox · reported on 12 of 22 listings
- Buyer Approval Required · reported on 9 of 22 listings
- Association Recreation - Owned · reported on 4 of 22 listings
- Irrigation-Reclaimed Water · reported on 2 of 22 listings
- Golf Carts OK · reported on 2 of 22 listings
- Maintenance · reported on 2 of 22 listings
- Special Community Restrictions · reported on 1 of 22 listings
- Cable TV · reported on 1 of 22 listings
- Fence Restrictions · reported on 1 of 22 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Pasco County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Cotee River Elementary-PO · Elementary
- Gulf Middle-PO · Middle
- Gulf High-PO · High
Zoned schools reflect the assignments reported on recent Briar Patch listings and can change; always confirm with Pasco County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Briar Patch address.
Shop the zone: Homes zoned for Gulf High-Po High School
The Briar Patch buying strategy.
If we were buying in Briar Patch 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 Briar Patch.
A closer look at the Briar Patch market
At a median of $173 per square foot, Briar Patch prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 3.3 months of supply, a balanced market and the trailing-12-month median down 17% year over year. Homes that do trade take a median 111 days on market, useful leverage on any listing that has lingered.
The housing stock is 154 homes built between 1986 and 1993, and 81% 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 Briar Patch. 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 Briar Patch 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 4 factors (5.1). Basis: Recent Direction -17.4% year-over-year; Liquidity & Demand 3.3 months of supply; Owner Commitment 81% owner-occupied; Pricing Power 91.0% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $215/month (about $2,580/yr) · median of 4 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $215 per month ($2,580 a year) - the median AssociationFee across 4 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Briar Patch 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 Briar Patch sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Briar Patch, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Briar Patch home worth?
Get a no-obligation home value based on real comparable sales in Briar Patch, 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 all homes for sale in New Port Richey →
Recently off market in Briar Patch
Homes in Briar Patch that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 6424 Remus Drive · off market
Frequently Asked Questions
What is the median home price in Briar Patch?
How long do homes in Briar Patch take to sell?
Is Briar Patch a buyer's or seller's market right now?
How many homes are in Briar Patch?
What share of Briar Patch is owner-occupied?
When were the homes in Briar Patch built?
Who is the best real estate agent for Briar Patch?
How do I find a top New Port Richey real estate agent who knows Briar Patch?
Can Momentum Realty connect me with an agent for Briar Patch?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 11, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 34653)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (98 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 local comps.
Looking to buy here? Search homes for sale →
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See how Briar Patch fits the bigger picture — live prices, inventory, and Momentum Scores:
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