Dunedin, Pinellas County: 190 homes closed in the last 6 months across 64 subdivisions. 2 subdivisions give buyers real leverage (6+ months of inventory); 0 are seller's windows where you must move fast. Updated September 9, 2026.
Six-plus months of inventory: sellers here compete for you. Anchor on the recent closings, not the asking price.
A normal market — homes that sat past the median market time usually have give in them.
Sales are outpacing listings; negotiate terms and inspection more than price.
Few recent closings to benchmark; each deal is its own negotiation.
Before you offer, I'll pull the actual closings around the home you're watching — what comparable buyers really paid, how long it sat, and how much leverage you have. No obligation, no pressure.