GARDENS OF BEACON SQUARE CONDO
Homes for Sale in NEW PORT RICHEY, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven almost entirely by condition and the individual unit, not by square footage stretch or view premiums. These are early-1970s condos of modest size, so the median lands at $63,000 and the spread comes down to what has been updated inside and what hasn't. Expect wide variation between a renovated unit and one that needs everything.
The market posture is slow and buyer-favoring. With a median 170 days on market and prices down sharply year over year, sellers do not hold leverage right now. Buyers have time to inspect, negotiate, and walk away. Sellers should price to condition from day one, because the data shows nothing moves quickly on hope.
GARDENS OF BEACON SQUARE CONDO right now
🔴 Off the recent peak. The trailing-12-month median ($63K) is down 42.7% from the prior 12 months ($110K). With about 4 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 3 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
GARDENS OF BEACON SQUARE CONDO market snapshot (as of August 2, 2026): the median sale price is about $63K ($76 per sq ft over the trailing 12 months of closed sales), and a median 170 days on market for closed sales. The trailing-12-month median is down 43% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
GARDENS OF BEACON SQUARE CONDO is a community of 110 homes in NEW PORT RICHEY, Pasco County, built between 1970 and 1971 (median 1971.0), with a median living area of about 942 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Gardens Of Beacon Square is a small, established condo community in New Port Richey built at the turn of the 1970s, where the homes are compact and the pricing turns on how much interior work a unit has already had done.
Who GARDENS OF BEACON SQUARE CONDO is best for.
Best for
- Budget-focused buyers looking for one of the lower entry points into ownership in Pasco County
- Buyers willing to renovate a compact, dated unit and hold it
- Cash or low-leverage buyers who can move on the right unit without financing pressure
Probably not for
- Buyers who need space beyond a roughly 942-square-foot footprint
- Sellers or investors counting on quick appreciation or a fast turnaround
- Anyone unwilling to underwrite the maintenance realities of early-1970s construction
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 ($63K) IS the median in the snapshot above, and the move from 2025 ($110K) IS the -42.7% one-year change.
Windows contain 0 to 14 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 2016 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 GARDENS OF BEACON SQUARE CONDO buying strategy.
If we were buying in GARDENS OF BEACON SQUARE CONDO 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 GARDENS OF BEACON SQUARE CONDO.
A condition-driven condo market
This is a compact community of 110 units built in 1970 and 1971, with a median living area around 942 square feet. At a median of $75.81 per square foot, the pricing reflects the age of the stock and the reality that these are small, single-story condo living spaces. What you pay tracks the work already done more than anything else.
The market is cool by any measure. A heat score of 12 and a median 170 days on market tell you inventory sits, and the year-over-year change of -42.7% underscores how much the pricing has reset. Just over 60% of units carry a homestead exemption, which points to a mix of owner-occupants and non-homestead ownership. Note the small closings window of three sales, so read every stat as a snapshot of a thin market rather than a deep trend.
The location and the amenities are priced into every listing in GARDENS OF BEACON SQUARE CONDO. 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 GARDENS OF BEACON SQUARE CONDO 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 (2.0). Basis: Recent Direction -42.7% year-over-year; Owner Commitment 61% owner-occupied; Pricing Power 74.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, slow market like this, the numbers only tell you so much with three recent closings on the board. We walk units in person, weigh condition against the median honestly, and tell you when a listing is priced on wishful thinking. If you are buying, we help you use the time this market gives you; if you are selling, we price to condition so your unit is not the one sitting for months.
GARDENS OF BEACON SQUARE CONDO 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 GARDENS OF BEACON SQUARE CONDO 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 GARDENS OF BEACON SQUARE CONDO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in GARDENS OF BEACON SQUARE CONDO, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your GARDENS OF BEACON SQUARE CONDO home worth?
Get a no-obligation home value based on real comparable sales in GARDENS OF BEACON SQUARE CONDO, 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 GARDENS OF BEACON SQUARE CONDO?
How long do homes in GARDENS OF BEACON SQUARE CONDO take to sell?
How many homes are in GARDENS OF BEACON SQUARE CONDO?
What share of GARDENS OF BEACON SQUARE CONDO is owner-occupied?
When were the homes in GARDENS OF BEACON SQUARE CONDO built?
Do cash buyers compete in GARDENS OF BEACON SQUARE CONDO?
Who is the best real estate agent for GARDENS OF BEACON SQUARE CONDO?
How do I find a top NEW PORT RICHEY real estate agent who knows GARDENS OF BEACON SQUARE CONDO?
Can Momentum Realty connect me with an agent for GARDENS OF BEACON SQUARE CONDO?
Should you buy in GARDENS OF BEACON SQUARE CONDO?
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 (2 streets, ZIP 34652)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2016 (40 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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