Pasco County today
| Typical value | |
|---|---|
| Single family house | $338,000 |
| Condo or townhome | $128,000 |
What this means
Pasco County home values slipped 1.9% in 12 months, now 9.8% below the Aug 2022 peak.
About 16% of homes sit in a FEMA high risk flood zone, where a mortgage requires flood insurance. Get a flood quote before you make an offer.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Pasco County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 674,516 | 2.9% of Florida |
| Growth since 2020 | 20% | +11.1 pts |
| Median home value | $300,900 | 16% lower |
| Median gross rent | $1,505 | 10% lower |
| Median household income | $70,492 | 5% lower |
| Owner occupied homes | 75.7% | +8.1 pts |
| Residents 65 and older | 21.9% | +0.6 pts |
| Average commute | 31 min | 11% higher |
| Homes built 2010 or later | 17.7% | +3.5 pts |
| Housing units permitted in 2025 per 1,000 residents | 11.7 | 54% higher |
| Veterans, share of adults | 9.8% | +2.4 pts |
| Median property tax paid | $2,206 | 19% lower |
| Average homeowners insurance with wind | $2,756 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Pasco County
What stands out about Pasco County: population growth of 20% since 2020 versus 8.9% for Florida; a high share of manufactured homes (17.2%); and fewer renters than most of Florida (24.3% of homes).
West central coast county in the Tampa Bay area, long a bedroom community for Tampa and St. Petersburg, with rivers, lakes and Gulf shoreline. County seat: Dade City. Created in 1887.
Largest communities: Wesley Chapel, Land O' Lakes and Bayonet Point. Wesley Chapel alone has about 76,011 residents.
What anchors the area
- Colleges: Saint Leo University (St. Leo); Pasco-Hernando State College (New Port Richey)
- Economy: health care, including Moffitt Cancer Center's Speros campus; sports tourism; Zephyrhills bottled water; commercial fishing
- Known for: Anclote Key Preserve State Park; Wiregrass Ranch Sports Campus
Growth and where it is heading
Population went from 561,909 in April 2020 to 674,516 in July 2025 (20%; Florida 8.9%). In the latest year it gained 2.79%.
| 2025 building permits | Units |
|---|---|
| Single family | 6,191 |
| 2 to 4 units | 132 |
| 5 or more units | 1,555 |
| Total | 7,878 |
| Per 1,000 residents | 11.7 (well above Florida, 7.6) |
What the regional research shows
Pasco has shifted from a bedroom community for Tampa to a growth market of its own along State Roads 54 and 56 and Interstate 75, with large new subdivisions in Wesley Chapel and Land O' Lakes.
Regional context lives in the Tampa Bay investor guide.
Risks to price in
| Year | Hurricane | Category at landfall |
|---|---|---|
| 2004 | Frances | 2 |
Landfalls and named damage since 2000, from the state record.
Budget around $2,756 a year for a homeowners policy with wind; that is the county average reported to state regulators.
On the coast, flood zone and elevation can matter as much as the price.
Manufactured housing (17.2%) is common here; age and installation decide which loans work. Manufactured home loans
Flood, storms and jobs
| Pasco County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 35,604 (15.5%) | 13.3% |
| Homes with federal flood insurance | 23,604 (10.3%) | 13.7% |
| Insured share inside high risk zones | 46.9% | |
| Flood insurance claims since 2000 | 8,660, $597,523,017 paid | |
| Costliest flood events for insured homes | Hurricane Helene ($477,805,506); Hurricane Idalia ($52,804,149); Hurricane Milton ($23,962,074) | |
| Major federal disasters declared since 2000 | 16 (11 hurricane, 2 severe storm, 1 tropical storm) |
Flood insurance discount: the county (unincorporated areas) holds Community Rating System class 5, worth 25% off federal premiums in high risk zones (map dated 06/05/20).
Where people work: retail (22%), health care and social assistance (21%), hotels and restaurants (14%), out of 123,042 private jobs in Pasco County (2023). Hotels and restaurants hold 14% of those jobs (close to Florida's 13%).
Buying a home in Pasco County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
FHA works at the median price here. FHA limits
Homes cost 4.3 times the median household income here, versus 4.8 statewide. That makes ownership easier to reach than in most of the state.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 12,317 | 65.2% | 72.2% | $273,017 |
| FHA | 4,486 | 23.7% | 17.8% | $310,232 |
| VA | 2,055 | 10.9% | 9.9% | $409,749 |
| USDA | 41 | 0.2% | 0.2% | $202,561 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 63.9% |
| Cash out refinance | 10.5% |
| Rate and term refinance | 10.1% |
| Home improvement | 6.3% |
That is down 2.2% from 19,319 loans in 2024. FHA share runs well above the state.
Loans that fit the local numbers
- Conventional: the default choice here (65.2% of 2025 loans).
- FHA: median price $300,900 vs limit $541,287.
- VA: veterans are 9.8% of adults (Florida 7.4%).
Down payment help and taxes
Down payment help: use the statewide programs from the Florida Housing Finance Corporation. Owners paid a median $2,206 in property tax (0.73% of value). Homestead and tax caps
Investing in Pasco County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Pasco County | vs Florida | |
|---|---|---|
| Renter occupied homes | 24.3% | -8.1 pts |
| Rent as share of renter income | 32.3% | -2.9 pts |
| Rental vacancy | 5.1% | -2.5 pts |
Few rentals sit empty.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 5% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 7% (-0.8 pts vs Florida) |
Confirm zoning and HOA rules before counting on nightly rentals. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 63.6% |
| Buildings with 5+ units | 9.4% |
| Manufactured homes | 17.2% |
| 2025 loans on 2 to 4 unit properties | 0.26% |
Largest cities and towns in Pasco County
Among places with at least 1,000 residents, Trinity has the highest median value ($459,800) and Holiday the lowest ($170,100); Bayonet Point shows the best rent to price ratio (9.06% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Wesley Chapel | 76,011 | $403,700 | $2,100 | $107,504 |
| Land O' Lakes | 38,910 | $377,400 | $2,045 | $98,568 |
| Bayonet Point | 23,822 | $177,000 | $1,336 | $42,524 |
| Jasmine Estates | 23,571 | $199,500 | $1,457 | $50,718 |
| Holiday | 22,785 | $170,100 | $1,239 | $48,186 |
| Zephyrhills | 19,668 | $224,700 | $1,148 | $52,108 |
| Trinity | 18,907 | $459,800 | $2,451 | $113,580 |
| New Port Richey | 17,425 | $183,100 | $1,193 | $47,606 |
| Elfers | 15,006 | $202,300 | $1,437 | $56,054 |
| Pasadena Hills | 13,505 | $338,900 | $1,167 | $84,821 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
2 of its 5 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Pasco County | $300,900 | $1,505 | 20% |
| Hernando County | $276,000 | $1,298 | 14% |
| Hillsborough County | $371,500 | $1,667 | 7.8% |
| Pinellas County | $355,100 | $1,642 | -1.1% |
| Polk County | $266,500 | $1,363 | 20.7% |
| Sumter County | $385,400 | $1,269 | 21.6% |
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.