Hudson · 34667 / 34669

Hudson: Gulf access, flood zones, and a market that dipped then recovered.

Coastal Pasco has a problem the inland towns do not — insurance. Here is what Hudson houses actually sell for, and what makes them hard to sell the normal way.

Call (656) 333-7586 See which option fits

The county's numbers

Down $35,000 in 2025, then most of the way back.

Arms-length single-family sales across 34667 and 34669, from county records. Not estimates — recorded sale prices, with the county's own qualification flags applied so forced and family transfers are excluded, and bulk portfolio transfers removed.

Year	Houses sold	Median price
2019	1,271	$179,000
2020	1,302	$200,000
2021	1,538	$250,000
2022	1,325	$300,000
2023	1,031	$310,000	peak
2024	964	$304,000
2025	952	$275,000
2026	752	$291,500	today

Hudson is the most volatile market in the county. The median hit $310,000 in 2023, dropped hard to $275,000 in 2025, and has recovered to $291,500.

That 2025 dip is not a mystery. It is what happens when insurance costs jump in a coastal market: buyers' budgets shrink, the houses that need work stop clearing, and the median follows.

What a Hudson house actually is

16,874 houses, plus 4,114 mobile homes — and a sharp old-new split.

1988Median year built. 52% of these houses went up before 1990, and 34% since 2000.

1,681 sq ftMedian living area, on a median lot of 7,959 sq ft.

28%Of these houses are not owner-occupied — rentals and second homes.

4,114Mobile and manufactured homes, against 16,874 houses. They sell on completely different terms.

The biggest neighbourhoods here are Beacon Woods (1,872 houses, median built 1974, 1,495 sq ft), Heritage Pines (1,406 houses, median built 2003, 1,871 sq ft), Lakeside (754 houses, median built 2018, 2,032 sq ft) and Verandahs (479 houses, median built 2008, 1,816 sq ft).

Beacon Woods is 1,872 houses built around 1974. Heritage Pines is 1,406 built around 2003. Lakeside is 754 built around 2018. Three completely different products inside one postal town, and they do not share buyers.

The honest part

Three reasons a Hudson house fails a normal sale.

Flood zone, and what it does to a mortgageMuch of west Hudson sits in a flood zone, which means mandatory flood insurance for any buyer using a mortgage. When that premium is quoted, a buyer who qualified on Monday sometimes does not qualify on Friday. Deals here fail at the insurance step more than anywhere else in Pasco.

Canal and Gulf-access houses are a narrower market than they lookWaterfront sounds like an advantage, and for the right buyer it is. But it narrows the pool to people who can insure it, want the maintenance, and are comfortable with the surge risk. Narrow pools mean long days on market.

The 1970s half has the usual roof problem52% of Hudson predates 1990. Beacon Woods and its neighbours face exactly the roof-then-insurance chain that kills retail sales in Port Richey and Holiday.

What we'd actually do

Same three options as everywhere else in Pasco.

We'll make you a cash offer and close in about two weeks. Or you tell us the number you need to walk away with, we put it in writing, and we carry the risk of getting there. And if your house would sell perfectly well on the open market and you have the time to wait, we'll tell you that instead — a 2018 house in Lakeside out of the flood zone will sell perfectly well on the open market.

If your house is inland, newer and insurable, you probably do not need us. If it is on a canal with an older roof and a flood quote that frightens buyers, we are the cleaner answer.

Which one fits my house? Call (656) 333-7586

Talk to a person

It's Sam who answers.

Not a call centre, not a lead broker who sells your details on. One conversation, and you'll know within ten minutes whether we're any use to you.

(656) 333-7586