Villas At Cypress Run-West
Homes for Sale in Tarpon Springs, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Villas At Cypress Run-West in Tarpon Springs, FL has 2 homes for sale. Homes listed or recently sold were built 1985–1988; 4 of 4 report an HOA (median $547/mo).
This is a small, mature enclave in Tarpon Springs, all built inside a tight 1985–1989 window, with a median living area just over 3,000 square feet. In a pocket this size — roughly 20 homes — pricing is driven less by any headline trend and more by the condition and updates of the individual unit that happens to come up. Original-condition homes and thoroughly renovated ones can sit far apart on price despite comparable square footage.
With only two closings in the recent window, there is no deep, fast-moving comp set to lean on. That cuts both ways: sellers should expect pricing to be argued unit-by-unit rather than off a busy market, and buyers should plan on patience, since inventory here surfaces infrequently and does not follow a predictable cadence.
Villas At Cypress Run-West right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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: Low (2 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Villas At Cypress Run-West is a compact, single-generation community of larger villas in Tarpon Springs, Pinellas County, where the roughly 80% homestead share points to owners who tend to stay put rather than turn over.
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 Villas At Cypress Run-West is best for.
Best for
- Buyers wanting a larger, single-story-style villa footprint in Tarpon Springs and prepared to move when one surfaces
- Long-hold owner-occupants comfortable in a low-turnover, mature community
- Buyers willing to budget for updates on an original-condition 1980s home in exchange for the layout and location
Probably not for
- Buyers on a firm timeline who cannot wait out infrequent inventory
- Buyers who want a busy market with many recent comps to validate price
- Buyers seeking new construction or a modern, move-in-turnkey standard without renovation
The market around Villas At Cypress Run-West
Villas At Cypress Run-West is too small for its own price trend, so here is the market around it.
In ZIP 34688, 70 homes are on the market and 19% are under contract — a steady corner of Tarpon Springs.
Across Pinellas County, 6,628 homes are active and 1,729 pending (21% under contract).
ZIP and county figures describe the wider market, not Villas At Cypress Run-West specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Villas At Cypress Run-West
Live MLS inventory for Villas At Cypress Run-West. 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 and pending Villas At Cypress Run-West listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026. Tap any home to ask about it.
Villas At Cypress Run-West 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.
Schools
- Pinellas County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Brooker Creek Elementary-PN · Elementary
- Tarpon Springs Middle-PN · Middle
- East Lake High-PN · High
Zoned schools reflect the assignments reported on recent Villas At Cypress Run-West listings and can change; always confirm with Pinellas County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Villas At Cypress Run-West address.
The Villas At Cypress Run-West buying strategy.
If we were buying in Villas At Cypress Run-West 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Villas At Cypress Run-West.
A thin-inventory pocket where condition sets the number
The defining feature here is scale and uniformity. Homes share a late-1980s vintage and a generous footprint by villa standards, so the variable that moves price is what has been done to a given home since it was built — roofs, systems, kitchens, baths. Expect a wide spread between updated and untouched units, and read every listing on its own condition rather than assuming the community carries a single price.
The high homestead share suggests a community that trades slowly, which is why the closing count is low. For a buyer, that means acting decisively when something fits, because the next comparable home may be a while out. For a seller, it means the marketing has to work harder to reach the narrow group actively looking in this specific footprint and vintage.
The location and the amenities are priced into every listing in Villas At Cypress Run-West. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, generic pricing tools fall apart — there simply is not enough recent activity to average. We price and negotiate off the actual condition of the home in front of us and the handful of relevant closings, and we set realistic expectations on timing given how rarely these villas come to market.
Villas At Cypress Run-West 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 Villas At Cypress Run-West 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 Villas At Cypress Run-West sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas At Cypress Run-West, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas At Cypress Run-West home worth?
Get a no-obligation home value based on real comparable sales in Villas At Cypress Run-West, 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 Tarpon Springs →
18% of homes for sale in ZIP 34688 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 (2026-09-12).
Villas At Cypress Run West Market Scorecard
Villas At Cypress Run West is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $649,400, and homes go under contract in about 32 days.
Typical home value in the 34688 ZIP is $577,909, about 4.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Villas At Cypress Run-West a buyer's or seller's market right now?
Who is the best real estate agent for Villas At Cypress Run-West?
How do I find a top Tarpon Springs real estate agent who knows Villas At Cypress Run-West?
Can Momentum Realty connect me with an agent for Villas At Cypress Run-West?
Should you buy in Villas At Cypress Run-West?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Villas At Cypress Run-West with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (16 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.
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See how Villas At Cypress Run-West fits the bigger picture — live prices, inventory, and Momentum Scores: