Property Makler
Advanced analytics for residential real estate investing

Homosassa Springs, FL housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$193	$198	$192	$185	12.2%	2.6%	-3%	-3.6%
Active Listing Count	938	1,109	1,485	1,819	126.6%	18.2%	33.9%	22.5%
Median Days on Market	60	60	75	85	27.7%	0%	25%	13.3%
Share of listings with price increase	1.2%	1.1%	0.9%	1%
Share of listings with price decrease	15.2%	19.4%	21.7%	25.1%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Homosassa Springs Metropolitan Statistical Area (MSA) is located entirely within Citrus County, Florida, covering 1,507 km² with a 2024 population estimate of 170,174.
Population density is 112.9 people per km², with 115,422 urban and 38,421 rural residents as of 2020.
Key cities/towns include Homosassa Springs (CDP, pop. 15,758 in 2025), Crystal River (county seat, pop. ~3,500), Inverness (pop. ~9,500), and smaller areas like Sugarmill Woods and Beverly Hills.
Geographic regions: Northern region around Inverness (inland, higher elevation); Central around Floral City and Inverness Highlands; Southern coastal along Homosassa River and Crystal River (tourism-focused, manatee viewing areas).

Area	City/Town	Population	Density	Income	Quality of Schools	Crime Level	Property Tax (%)	Comments
Northern	Inverness	9,500 (2024 est.)	Low (inland)	Median $45k, low	GreatSchools 4-7/10	Moderate	0.9-1.1% (Citrus Co.)	Retiree hub, lakeside.
Northern	Inverness Highlands	2,500	Low	Low $40k median	5-6/10	Low-moderate	0.9-1.1%	Suburban, affordable housing.
Central	Floral City	5,200	Medium-low	Median $50k, moderate	4-6/10	Low	0.9-1.1%	Rural charm, near lakes.
Southern	Homosassa Springs (CDP)	15,758 (2025)	Medium (286/sq mi metro avg)	Median household $48,489, per capita $32,386, low-moderate	3-7/10	Moderate	0.9-1.1%	Riverfront, tourism draw.
Southern	Crystal River	3,500	Medium coastal	Median $52k, moderate	5-8/10	Moderate-high tourist	0.9-1.1%	Manatee capital, waterfront.
Southern	Sugarmill Woods	8,000	Medium-high	Moderate $55k	6-8/10	Low	0.9-1.1%	Planned community, golf.

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MSA median age 56.9 years (2023), with 62,202 residents 65+ (36.5% of 2024 pop).
Median household income ~$48k-$52k across areas; per capita $32k in Homosassa Springs; poverty rate 20.06% in Homosassa Springs.
Average household income $61,915 in Homosassa Springs; families $53k median, non-families $31k.
High retiree population (median age 51 in Homosassa Springs); 93.8% White, low diversity.
Education: High school diploma common; ~25-30% bachelor's or higher (Citrus County avg); schools rated 3-8/10 on GreatSchools, with Citrus High in Inverness at 6/10.
Labor force ~47k; unemployment 6.1-7.4% recently.

Service-providing dominates (90%+ employment): Education/health services (12k jobs), trade/transport/utilities (12k), leisure/hospitality (7k).
Local government 6k+ jobs; state government ~700.
Private sector: Professional/business services (4.7k), retail trade key.
Goods-producing minor: Construction (4k jobs, growing), manufacturing (700), natural resources/mining (small).
Tourism drives south (manatee tours, rivers); retirement services county-wide.
Unemployment stable at 6-7%; employment ~44k.

Zoning: Citrus County moderately open; single-family focus, some multi-family near coasts; planned developments like Sugarmill Woods.
Regulatory strictness: Environmental regs high in coastal/sensitive wetlands (Homosassa River, Crystal River preserves); permitting delays 6-12 months.
Construction workforce: Costs moderate; labor from nearby metros, shortages in skilled trades push costs up 10-15% post-2020.
New supply: Annual permits ~500-700 units; focus on 55+ communities; land availability good inland, constrained coastal.
Property taxes low at 0.9-1.1% millage (no local personal income tax; Florida state none).
Hurricane building codes strict, raising costs 5-10%.

Net migration in: +8k since 2020 (pop +10% to 170k); retirees from Northeast/Midwest drawn to low taxes, warm climate.
Growing industries: Health/education services (+2% annual jobs); construction (+7% employment growth); tourism/leisure stable-up post-COVID.
Declining: Manufacturing flat; some retail shifts online.
In-state movers: Tampa/Orlando retirees seeking affordability.
Seasonal demand: Snowbirds boost winter rentals/sales.
Pop growth 0.84% annual, driven by 65+ influx (36% seniors).

Aging infrastructure: 36% seniors strain services; flood risks coastal (sea level rise, hurricanes).
Affordability gap: Median home ~$280k vs. $48k income (price-to-income 5.8x); poverty 20% limits local buyers.
Supply shortages: Environmental regs slow coastal builds; labor costs up.
Insurance crisis: High hurricane risk; premiums doubled since 2020, deterring buyers.
Crime: Moderate in tourist south; property crime up 10% in Crystal River.
School quality: Below state avg (4-8/10), impacts family demand.
Workforce housing: Low wages vs. rising rents ($1,200 median).

Area	Appreciation Potential	Risk	Key Drivers
Northern (Inverness)	Medium	Low	Affordable land, retiree influx, low flood risk; steady 3-5% annual gains.
Central (Floral City)	Low-Medium	Medium	Rural appeal, limited supply; slow growth, infrastructure lags.
Southern Coastal (Homosassa Springs, Crystal River)	High	High	Tourism boom, waterfront premium (5-8% gains); flood/insurance risks.
Sugarmill Woods	High	Low-Medium	Planned 55+ community, amenities; migration-driven appreciation.

To view all table columns, please open this table on a laptop or desktop screen.

Overall MSA: 4-6% annual appreciation past 5 years; coastal premiums offset risks.
Investor note: Focus south for rental yields (tourism), north for stability.