WESTLAKE VILLAGE
Homes for Sale in PALM HARBOR, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
WESTLAKE VILLAGE right now
🔴 Seller-leaning market. 1.9 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.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 August 2, 2026. Confidence: High (8 active and pending listings, 13 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($646K) is up 0.9% from the prior 12 months ($640K). With about a dozen 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: Medium (13 and 18 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
WESTLAKE VILLAGE market snapshot (as of August 2, 2026): the median sale price is about $646K ($268 per sq ft over the trailing 12 months of closed sales), a median 37 days on market for closed sales, and 1.9 months of supply, a seller-leaning market. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (13 closings in the current window).
WESTLAKE VILLAGE is a community of 567 homes in PALM HARBOR, Pinellas County, built between 1973 and 1988 (median 1979), with a median living area of about 2,439 square feet. 89% 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 WESTLAKE VILLAGE. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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WESTLAKE VILLAGEPrice 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 ($646K) IS the median in the snapshot above, and the move from 2025 ($640K) IS the +0.9% one-year change.
Windows contain 0 to 23 sales each (13 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 2004 through 2026. Deemed reliable but not guaranteed.
30% of homes for sale in ZIP 34683 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).
WESTLAKE VILLAGE Market Scorecard
WESTLAKE VILLAGE is currently a seller-leaning market. About 1.9 months of supply, a median asking price of $639,500, and homes go under contract in about 28 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in WESTLAKE VILLAGE, PALM HARBOR
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in WESTLAKE VILLAGE
Live MLS inventory for WESTLAKE VILLAGE. 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 · 269 daysTop listing
Active · 3 days
Active · 28 days
Pending · 6 days
Pending · 105 daysActive and pending WESTLAKE VILLAGE listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
WESTLAKE VILLAGE 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 WESTLAKE VILLAGE
- Pool · reported on 14 of 16 listings
- Tennis Court(s) · reported on 13 of 16 listings
- Park · reported on 12 of 16 listings
- Playground · reported on 12 of 16 listings
- Clubhouse · reported on 11 of 16 listings
- Deed Restrictions · reported on 10 of 16 listings
- Pickleball Court(s) · reported on 7 of 16 listings
- Basketball Court · reported on 6 of 16 listings
- Golf Carts OK · reported on 6 of 16 listings
- Recreation Facilities · reported on 6 of 16 listings
- Trail(s) · reported on 5 of 16 listings
- Association Recreation - Owned · reported on 5 of 16 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
- Pinellas County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Pinellas County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent WESTLAKE VILLAGE 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 WESTLAKE VILLAGE address.
The WESTLAKE VILLAGE buying strategy.
If we were buying in WESTLAKE VILLAGE 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 WESTLAKE VILLAGE.
A closer look at the WESTLAKE VILLAGE market
At a median of $268 per square foot, WESTLAKE VILLAGE 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 1.9 months of supply, a seller-leaning market and the trailing-12-month median up 1% year over year. Homes that do trade take a median 37 days on market, useful leverage on any listing that has lingered.
The housing stock is 567 homes built between 1973 and 1988, and 89% 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 WESTLAKE VILLAGE. 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 WESTLAKE VILLAGE 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 (7.9). Basis: Recent Direction +0.9% year-over-year; Liquidity & Demand 1.9 months of supply; Owner Commitment 89% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
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 WESTLAKE VILLAGE 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 WESTLAKE VILLAGE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WESTLAKE VILLAGE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WESTLAKE VILLAGE home worth?
Get a no-obligation home value based on real comparable sales in WESTLAKE VILLAGE, 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 homes for sale in WESTLAKE VILLAGE on the map →
Frequently Asked Questions
What is the median home price in WESTLAKE VILLAGE?
How long do homes in WESTLAKE VILLAGE take to sell?
Is WESTLAKE VILLAGE a buyer's or seller's market right now?
How many homes are in WESTLAKE VILLAGE?
What share of WESTLAKE VILLAGE is owner-occupied?
When were the homes in WESTLAKE VILLAGE built?
Do cash buyers compete in WESTLAKE VILLAGE?
What schools serve WESTLAKE VILLAGE?
Who is the best real estate agent for WESTLAKE VILLAGE?
How do I find a top PALM HARBOR real estate agent who knows WESTLAKE VILLAGE?
Can Momentum Realty connect me with an agent for WESTLAKE VILLAGE?
Nearby Communities
Explore more neighborhoods near WESTLAKE VILLAGE with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (151 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 your area comps.
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