By Sal DiBenedetto, Licensed Real Estate Broker · The DiBe Group, brokered by eXp Realty · Updated October 2026

Quick answer: A flat fee listing in Citrus County puts your Crystal River, Inverness, Homosassa or Beverly Hills home on Stellar MLS for one flat listing fee instead of a percentage commission. Nothing is due upfront; the fee is paid at closing. You get full MLS exposure with syndication to Zillow, Realtor.com and Redfin, professional photos, pricing help and offer and contract support from a licensed Florida broker.

Citrus County sits on Florida’s Nature Coast, about 70 miles north of Tampa, stretching from the spring-fed rivers of Crystal River and Homosassa on the Gulf to the chain of lakes around Inverness and Floral City in the east. The University of Florida’s population estimates put the county at about 166,000 residents as of April 2025, but only two incorporated cities: Inverness, the county seat, with about 7,900 people, and Crystal River, with about 3,300. Everyone else lives in large unincorporated communities such as Homosassa, Beverly Hills, Citrus Springs, Lecanto, Hernando, Citrus Hills, Sugarmill Woods, Pine Ridge and Floral City. That spread matters when you sell, because a canal home on Kings Bay, a block home in Beverly Hills and a new build on a quarter-acre lot in Citrus Springs attract completely different buyers.

I am Sal DiBenedetto, a licensed Florida real estate broker with The DiBe Group, brokered by eXp Realty. I list Citrus County homes and land on Stellar MLS, the large central and west Florida MLS that agents from Tampa Bay, Ocala, Orlando and the Nature Coast use every day. A flat fee MLS Citrus County listing gives your property that reach while you keep more of your equity. For an overview of how the program works across the state’s west coast, see the flat fee listing hub.

What is the Citrus County housing market like in 2026?

Citrus County is a busy but well-supplied market in 2026. According to Redfin, the county’s median sale price was about $275,000 for the three months ending August 2026, down about 8% from a year earlier, while the median price per square foot was nearly flat at about $170. Sales volume is actually up: Redfin counted about 351 sales in August 2026, roughly 11% more than the year before, and the median home went under contract in about 71 days. Sellers received about 96.9% of list price on average, and around one in eight homes sold above list.

Florida Realtors data reported by the Citrus County Chronicle tells a similar story. In February 2026 there were 302 closed single-family sales, up about 14% year over year, with a median price of about $280,000 and roughly 1,830 active listings. Median time to contract was about 66 days and median time from listing to closing was about 105 days. More than a third of those sales, 114 of them, were cash deals, which is typical of a county with many retirees and second-home buyers. Inventory is the big theme: market trackers put supply at roughly 7 months in October 2026, above the 3-to-6-month range generally considered balanced.

ZIP and neighborhood figures are based on small samples and can swing with a few sales. ZIP 34465, which includes Pine Ridge’s larger equestrian estates, shows a much higher median than the older sections of Beverly Hills, for example. Use these numbers as a guide and rely on a property-specific comparative market analysis for pricing.

New construction is a major factor. In August 2026, Citrus County Property Appraiser Cregg Dalton told Bay News 9 that the preliminary 2026 tax roll was up about 7%, that roughly 1,800 homes were for sale countywide, many of them new builds, and that the county had more than 54,000 vacant residential parcels, one of the highest counts in Florida. As of late July 2026 the county had issued 827 single-family building permits. If you are selling a resale home in Citrus Springs, Beverly Hills or Inverness, you are often competing directly with a builder offering a brand-new house nearby, so condition, price and presentation matter more than ever. For a starting estimate, try my free home value tool, and I will follow up with Citrus-specific comparables.

How much does a flat fee save on a typical Citrus County sale?

At a median sale price of about $275,000, a traditional 6% total commission comes to about $16,500, and a 3% listing-side commission is about $8,250. On a $450,000 home in Sugarmill Woods or Citrus Hills, 3% is $13,500. On a $700,000 waterfront home on Kings Bay or the Homosassa River, 3% is $21,000. With a flat fee listing in Citrus County, the listing side is one flat listing fee regardless of price, so the savings grow as your home’s value rises.

Buyer agent compensation is a separate decision. Since the 2024 NAR settlement, offers of compensation to a buyer’s agent are no longer shown on the MLS, and the amount is negotiated. You decide whether to offer anything, how much, or whether to consider a buyer’s request in an offer. I walk you through those choices with real numbers. My article on who pays the buyer’s agent in Florida explains how it works, and the seller net sheet lets you see your estimated proceeds under different scenarios.

Citrus County property types and how to list them

Waterfront homes in Crystal River and Homosassa

The canals off Kings Bay, Crystal River and the Homosassa River are some of the most distinctive waterfront in Florida: clear, spring-fed water, year-round manatees and direct boat access to the Gulf. Buyers here want to know the water depth at the dock, the route and travel time to open water, whether there are bridges, the seawall’s age and condition, and the home’s elevation and flood zone. A good waterfront listing in Crystal River or Homosassa leads with the water and documents the flood history honestly, especially after the 2024 hurricane season.

Inverness, Floral City and the Tsala Apopka lakes

Inverness is the county seat and has a walkable historic downtown, the Withlacoochee State Trail and homes along Lake Henderson and the Tsala Apopka chain of lakes. Floral City to the south is quieter and more rural, with larger lots and older homes under oak canopy. Lakefront buyers want details on lake levels, access, docks and whether a property sits near the Withlacoochee River, which reached record levels after Hurricane Milton in October 2024.

Beverly Hills, Pine Ridge and Citrus Hills

Beverly Hills began as a retirement community and still has a large stock of modest block homes and villas that appeal to first-time buyers, retirees and investors. Next door, Pine Ridge is known for one-acre-plus lots and equestrian trails, and its larger homes sell at much higher prices. Citrus Hills, near Hernando and Lecanto, offers golf and country club living with clubhouse amenities. For these neighborhoods, the listing should state HOA or club membership details, lot size, age of roof and HVAC, and any equestrian amenities clearly.

Citrus Springs new construction and resale homes

Citrus Springs in the north end of the county was platted decades ago into thousands of quarter-acre lots, and builders have been filling them with new homes. If you are selling a resale home here, you are often competing with a builder model a few streets away. Highlighting upgrades the builder charges extra for, such as a screened lanai, fenced yard, mature landscaping, a newer roof or no CDD-style assessments, helps your home stand out.

Sugarmill Woods and Homosassa golf communities

Sugarmill Woods in southern Homosassa is a large deed-restricted community with golf, wooded lots and a strong retiree base. Buyers often come from up north or from Tampa Bay and expect detailed photos, floor plans and HOA information up front. Accurate square footage and a clear explanation of community fees save time and prevent surprises during the inspection period.

Manufactured homes and vacant lots

Manufactured homes on owned land are common in Homosassa, Floral City, Inverness and rural parts of the county. Buyers and lenders need the home’s year, HUD data plates, whether the home is permanently affixed and titled as real property, and the well and septic details. With more than 54,000 vacant residential parcels in the county, lot sellers face plenty of competition, so accurate zoning, utility availability, flood zone and survey information help a lot listing get noticed on Stellar MLS.

Citrus County seller issues: storm surge, flood insurance, septic rules and more

Hurricane Helene’s surge in September 2024 hit the Citrus County coast hard. The Citrus County Chronicle reported that some homes in Crystal River and Homosassa took 3 to 5 feet of water, and that about 7,000 coastal structures were affected across Helene and Milton. Roughly 100 were declared substantially damaged, meaning repairs exceeded 50% of market value, which requires the owner to elevate or rebuild to current floodplain standards. If your home is in a coastal area, buyers will ask about flood history, repairs, permits and the elevation certificate.

• Flood disclosure: Florida law now requires sellers to disclose known flood damage and flood insurance claims. My guide to Florida flood disclosure for home sellers explains what to include.
• Elevation certificates and substantial damage letters: If you have them, include them in the listing documents. Buyers’ insurers will ask for them.
• Insurance costs: Wind and flood premiums affect what buyers can afford. A current quote or a transferable policy can make your home easier to finance.
• Septic rules near the springs: Starting December 15, 2025, homes in the Basin Management Action Plan areas for Kings Bay, Crystal River, Homosassa and Chassahowitzka springs must install nitrogen-reducing septic systems when the system is upgraded. A state-funded county incentive program reimburses up to $7,000 per home through March 31, 2027 or until funds run out. Buyers will ask which system you have.
• Septic-to-sewer projects: The county has been converting some neighborhoods to central sewer. If your street is in a project area, disclose any connection requirements or assessments.
• Wells and older homes: Many homes in Floral City, Hernando and rural areas use private wells. A recent water test and septic inspection reduce buyer worries.
• New construction competition: Price resale homes against nearby new builds, not just older comparables.

Growth is also coming. The Suncoast Parkway now reaches into Citrus County, with Phase 2 to Norvell Bryant Highway open ahead of schedule in 2025 and Phase 3 toward U.S. 19 under construction. Better access to Tampa Bay brings more buyers from Hillsborough and Pasco, especially for homes in Lecanto, Hernando, Beverly Hills and Crystal River.

Cities and communities we serve in Citrus County

I list homes, condos, villas, manufactured homes and land throughout Citrus County, including:

• Crystal River (Kings Bay canal homes, downtown and U.S. 19 corridor)
• Inverness (historic downtown, lakefront homes, Withlacoochee State Trail)
• Homosassa (Homosassa River waterfront, Sugarmill Woods, Riverhaven)
• Beverly Hills (block homes and villas, Pine Ridge estates nearby)
• Citrus Springs (new construction and resale homes on quarter-acre lots)
• Hernando (the town near Lake Hernando, Citrus Hills golf communities)
• Floral City (rural homes, Tsala Apopka lakes, larger lots)
• Lecanto and Dunnellon area (central and northeast Citrus)

If you own property elsewhere in Florida, I also list in Southwest Florida, including Sarasota County and Manatee County, which are also on Stellar MLS.

How does a flat fee MLS listing work in Citrus County?

1. Request a quote. Tell me about your home and I send you a flat fee quote. There is nothing to pay upfront.
2. Pricing review. I prepare a comparative market analysis using recent Stellar MLS sales in your Citrus County neighborhood, including new construction you will compete with.
3. Photos and listing. Professional photos are taken and I write and enter your listing on Stellar MLS, with flood zone, septic, HOA and waterfront details documented accurately.
4. Syndication. Your listing feeds to Zillow, Realtor.com, Redfin and hundreds of other sites, and is visible to every Stellar MLS agent.
5. Showings and offers. Agents and buyers schedule showings. I help you review each offer, including any request for buyer agent compensation.
6. Contract to close. I help with inspections, appraisal, repair requests and the title company until closing.
7. Pay at closing. The flat listing fee is paid from your proceeds at closing. If it does not close, you do not pay the flat fee.

Flat fee listing vs. traditional agent vs. FSBO in Citrus County

Selling on your own can work in Citrus County, but most buyers here come through agents and many relocate from out of state, so MLS exposure matters. My article comparing flat fee MLS vs. FSBO in Florida covers the tradeoffs in more detail.

Citrus County closing costs for sellers

• Documentary stamp tax on the deed: 0.70% of the sale price statewide. On a $275,000 sale, that is about $1,925.
• Owner’s title insurance: In Citrus County, the seller customarily pays for the owner’s title policy, though this can be negotiated.
• Property taxes: Florida taxes are paid in arrears, so your share for the year is prorated as a credit to the buyer at closing. Taxes are billed by the Citrus County Tax Collector (Janice Warren), and assessed values come from the Citrus County Property Appraiser (Cregg Dalton). Combined 2025 millage is roughly 15 mills before city or special district levies, per published estimates.
• HOA and club items: Estoppel letters and any transfer fees in communities like Sugarmill Woods or Citrus Hills.
• Septic, well and lien searches: Open permits, code liens or septic-to-sewer assessments should be resolved before closing.
• Listing fee: One flat listing fee, paid at closing, plus any buyer agent compensation you agree to.

Remember that the buyer’s homestead exemption does not carry over. Buyers will look at the tax bill they will pay, not yours, so I include a realistic estimate in your listing discussions.

When is the best time to sell in Citrus County?

Citrus County’s busiest season runs from about January through April, when seasonal residents and northern buyers visit the Nature Coast. Many retirees and snowbirds start searching in the fall, so listing in late fall or early winter can capture that demand. Summer is quieter and hurricane season adds caution for waterfront homes, but motivated buyers, including many cash buyers, are active all year. With supply near 7 months in late 2026, pricing right at the start matters more than picking the perfect month.

Tips for selling your Citrus County home

• Price against nearby new construction as well as resale comparables, especially in Citrus Springs, Beverly Hills and Inverness.
• Gather your elevation certificate, flood insurance details and any Helene repair permits before listing a coastal home.
• Know your septic system type and age; buyers near the springs will ask about nitrogen-reducing requirements.
• Highlight water access clearly for Kings Bay, Crystal River and Homosassa River properties: depth, bridges and time to the Gulf.
• Show roof, HVAC and water heater ages; insurers and buyers both care.
• Provide HOA documents and fees up front for Sugarmill Woods, Citrus Hills and other deed-restricted communities.
• Consider a pre-listing inspection for older block homes in Beverly Hills or Floral City.

Sources: Redfin housing market data for Citrus County (three months ending August 2026); Florida Realtors data reported by the Citrus County Chronicle (December 2025 and February 2026); MLS-based market tracker data for Citrus County and ZIP 34446 (October 2026); Bay News 9 interview with the Citrus County Property Appraiser (August 2026); University of Florida BEBR population estimates (April 2025) via the Florida Office of Economic and Demographic Research; Citrus County Chronicle reporting on Hurricanes Helene and Milton; Pumper and Onsite Installer coverage of Citrus County septic rules (November 2025); WUSF and Florida’s Turnpike Enterprise on the Suncoast Parkway; published 2025 county millage estimates. Figures are approximate and change monthly.

Citrus County Flat Fee Listing FAQ

About the Author: Sal DiBenedetto

Sal is a licensed Florida real estate broker with The DiBe Group, brokered by eXp Realty. He lists homes on the Southwest Florida MLS and Stellar MLS and helps homeowners from Sarasota to Naples sell without paying a percentage-based listing commission. More about Sal · Contact