Westlake Village Sec Ii
Homes for Sale in Palm Harbor, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Westlake Village Sec Ii right now
🟢 Still climbing. The trailing-12-month median ($655K) is up 10.8% from the prior 12 months ($591K). 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 July 15. Confidence: Low (8 and 5 sales in the two windows).
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Updated July 15, 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 Sec Ii market snapshot (as of July 15, 2026): the median sale price is about $655K ($245 per sq ft over the trailing 12 months of closed sales), and a median 71 days on market for closed sales. The trailing-12-month median is up 11% from the prior 12 months, computed from record-level Stellar MLS closed sales (8 closings in the current window).
Westlake Village Sec Ii is a community of 222 homes in Palm Harbor, Pinellas County, built between 1976 and 1988 (median 1980.0), with a median living area of about 2,465 square feet. 90% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($655K) IS the median in the snapshot above, and the move from 2025 ($591K) IS the +10.8% one-year change.
Windows contain 0 to 13 sales each (8 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 %s through %s. Deemed reliable but not guaranteed.
The Westlake Village Sec Ii buying strategy.
If we were buying in Westlake Village Sec Ii 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 Westlake Village Sec Ii.
A closer look at the Westlake Village Sec Ii market
At a median of $245 per square foot, Westlake Village Sec Ii prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 11% year over year. Homes that do trade take a median 71 days on market, useful leverage on any listing that has lingered.
The housing stock is 222 homes built between 1976 and 1988, and 90% 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 Sec Ii. 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 Sec Ii 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 (7.6). Basis: Recent Direction +10.8% year-over-year; Owner Commitment 90% owner-occupied; Pricing Power 92.7% 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 Sec Ii 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 Sec Ii 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 Sec Ii, 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 Sec Ii home worth?
Get a no-obligation home value based on real comparable sales in Westlake Village Sec Ii, 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 Westlake Village Sec Ii?
How long do homes in Westlake Village Sec Ii take to sell?
How many homes are in Westlake Village Sec Ii?
What share of Westlake Village Sec Ii is owner-occupied?
When were the homes in Westlake Village Sec Ii built?
Do cash buyers compete in Westlake Village Sec Ii?
Who is the best real estate agent for Westlake Village Sec Ii?
How do I find a top Palm Harbor real estate agent who knows Westlake Village Sec Ii?
Can Momentum Realty connect me with an agent for Westlake Village Sec Ii?
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 34683)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (67 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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