Embassy Hills Unit 16
Homes for Sale in Port Richey, FL
True comps, carrying-cost math, and listings before the portals.
Embassy Hills Unit 16 is an established Port Richey pocket of 343 homes, most built around 1979, with construction spanning from 1975 all the way to 2024. That range matters: what sets price here is condition, not location. Two homes on the same street can trade very differently depending on updates, roof and systems age, and whether a lot has seen recent rebuild-level work. There is no single price band that captures this community — the spread is condition-driven.
With just over half of homes (roughly 56%) carrying a homestead exemption, this reads as a predominantly owner-occupied area rather than an investor block. For sellers, that means your competition is other maintained, lived-in homes, and buyers here reward move-in condition. For buyers, the older median vintage is the negotiating lever: price to the work a house needs, and don't overpay for cosmetic updates dressing up deferred maintenance.
Who Embassy Hills Unit 16 is best for.
Best for
- Buyers targeting a compact, single-story-era home who will budget for updates as needed
- Owner-occupants who value a mostly lived-in, established street over a new-build feel
- Value-focused buyers willing to shop condition and negotiate on an older home's systems
Probably not for
- Buyers who need substantially more than roughly 1,552 square feet
- Anyone wanting a brand-new home with no maintenance history to underwrite
- Investors expecting a heavily rental-driven block rather than an owner-occupied one
The market around Embassy Hills Unit 16
Embassy Hills Unit 16 is a small community — 14 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
Across Pasco County, 4,307 homes are active and 1,258 pending (23% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Embassy Hills Unit 16 specifically. Momentum Research analysis of MLS records.
The Embassy Hills Unit 16 buying strategy.
If we were buying in Embassy Hills Unit 16 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 Embassy Hills Unit 16.
Why condition is the whole story here
The build range tells you almost everything. A 1975-era home and a 2024 rebuild can sit in the same subdivision, so the median year built of 1979 describes the bulk of the stock but not what you'll actually tour. Expect to underwrite roof, HVAC, plumbing, and electrical age individually rather than assuming anything by the neighborhood name. The median living area near 1,552 square feet points to compact, efficient floor plans — practical, but not the place to look for sprawling square footage.
Because condition drives value so heavily, the median price is a starting reference, not a target. A thoroughly updated home and a tired original can both be fairly priced far off that midpoint. That's why we lean on comparable condition, not just comparable address, when we set an asking price or write an offer.
The location and the amenities are priced into every listing in Embassy Hills Unit 16. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this condition-sensitive, pricing off the neighborhood median alone gets people burned. We walk the systems, weigh the updates against the 1975–2024 build spread, and pin value to homes that actually match yours — so sellers don't underprice a renovated house and buyers don't overpay for paint over problems.
Embassy Hills Unit 16 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 Embassy Hills Unit 16 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 Embassy Hills Unit 16 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Embassy Hills Unit 16, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Embassy Hills Unit 16 home worth?
Get a no-obligation home value based on real comparable sales in Embassy Hills Unit 16, 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
How many homes are in Embassy Hills Unit 16?
What share of Embassy Hills Unit 16 is owner-occupied?
When were the homes in Embassy Hills Unit 16 built?
Who is the best real estate agent for Embassy Hills Unit 16?
How do I find a top Port Richey real estate agent who knows Embassy Hills Unit 16?
Can Momentum Realty connect me with an agent for Embassy Hills Unit 16?
Should you buy in Embassy Hills Unit 16?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 34668)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2012 (11 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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