$1.485M
On the market 180 days
3 bd · 3 ba · 2,448 sq ft
Old Northeast · St Petersburg · 756 17th Avenue
Listing courtesy of RE/MAX ACTION FIRST OF FLORIDA
Hillsborough · Pinellas · $1M+ · MLS data through October 2026
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$3.499M
On the market 116 days
4 bd · 6 ba · 6,062 sq ft
Avila · Tampa · 702 Berrocales De Avila
Listing courtesy of LEE REALTY GROUP
$749,000
Lot · 5,375 sq ft
St Petersburg Beach Rep · St Pete Beach · 623 73rd Avenue
Listing courtesy of PINK CHAIR REALTY
$1.1M
Lot · 7,309 sq ft
Bay Point Estates · Madeira Beach · 817 Bay Point Drive
Listing courtesy of PINEYWOODS REALTY LLC
$1.15M
Lot · 9,984 sq ft
Treasure Island City Of · Treasure Island · 11855 1st Street
Listing courtesy of TREASURE ISLAND REALTY LLC
$1.1M
$343 a sq ft
6 bd · 4 ba · 3,207 sq ft
Veteran City · Gulfport · 5407 29th Avenue
Listing courtesy of CORCORAN DWELLINGS
$1.14M
$345 a sq ft
4 bd · 4 ba · 3,306 sq ft
Midtown · Tampa · 607 Matanzas Avenue
Listing courtesy of DOMAIN REALTY LLC
$1.2M
$360 a sq ft
4 bd · 3 ba · 3,334 sq ft
Davis Islands Pb10 Pg52 To 57 · Tampa · 114 Davis Boulevard
Listing courtesy of KELLER WILLIAMS SOUTH SHORE
$1.26M
Built 1923 · lot 17,494 sq ft
3 bd · 2 ba · 1,786 sq ft
Seminary Heights · St Petersburg · 774 32nd Avenue
Listing courtesy of CHARLES RUTENBERG REALTY INC
$945,000
Built 1920 · lot 10,467 sq ft
3 bd · 3 ba · 2,234 sq ft
Crescent Lake · St Petersburg · 871 17th Avenue
Listing courtesy of COMPASS FLORIDA LLC
$1.5M
Lot · 15,303 sq ft
Snell Isle Brightbay · St Petersburg · 1020 Snell Isle Boulevard
Listing courtesy of VANDERLEELIE & ASSOC.RE ESTATE
$5.5M
New construction
3 bd · 6 ba · 5,146 sq ft
Isle Of Palms · Treasure Island · 11325 4th Street
Listing courtesy of COASTAL PROPERTIES GROUP
$3.49M
New construction
6 bd · 4 ba · 3,927 sq ft
Bay Point Estates · Madeira Beach · 817 Bay Point Drive
Listing courtesy of PINEYWOODS REALTY LLC
$1.899M
New construction
3 bd · 4 ba · 3,304 sq ft
Harbor Shores · Redington Shores · 17610 1st Street
Listing courtesy of SEASIDE REALTY & ASSOCIATES LLC
For sale now
$1.26M
Built 1923 · lot 17,494 sq ft
3 bd · 2 ba · 1,786 sq ft
Seminary Heights · St Petersburg
774 32nd Avenue
Listing courtesy of CHARLES RUTENBERG REALTY INC
Ask about this home$945,000
Built 1920 · lot 10,467 sq ft
3 bd · 3 ba · 2,234 sq ft
Crescent Lake · St Petersburg
871 17th Avenue
Listing courtesy of COMPASS FLORIDA LLC
Ask about this home$1.5M
Lot · 15,303 sq ft
Snell Isle Brightbay · St Petersburg
1020 Snell Isle Boulevard
Listing courtesy of VANDERLEELIE & ASSOC.RE ESTATE
Ask about this home$1.485M
On the market 180 days
3 bd · 3 ba · 2,448 sq ft
Old Northeast · St Petersburg
756 17th Avenue
Listing courtesy of RE/MAX ACTION FIRST OF FLORIDA
Ask about this home$3.499M
On the market 116 days
4 bd · 6 ba · 6,062 sq ft
Avila · Tampa
702 Berrocales De Avila
Listing courtesy of LEE REALTY GROUP
Ask about this home$1.1M
$343 a sq ft
6 bd · 4 ba · 3,207 sq ft
Veteran City · Gulfport
5407 29th Avenue
Listing courtesy of CORCORAN DWELLINGS
Ask about this home$1.14M
$345 a sq ft
4 bd · 4 ba · 3,306 sq ft
Midtown · Tampa
607 Matanzas Avenue
Listing courtesy of DOMAIN REALTY LLC
Ask about this home$1.2M
$360 a sq ft
4 bd · 3 ba · 3,334 sq ft
Davis Islands Pb10 Pg52 To 57 · Tampa
114 Davis Boulevard
Listing courtesy of KELLER WILLIAMS SOUTH SHORE
Ask about this home$5.5M
New construction
3 bd · 6 ba · 5,146 sq ft
Isle Of Palms · Treasure Island
11325 4th Street
Listing courtesy of COASTAL PROPERTIES GROUP
Ask about this home$3.49M
New construction
6 bd · 4 ba · 3,927 sq ft
Bay Point Estates · Madeira Beach
817 Bay Point Drive
Listing courtesy of PINEYWOODS REALTY LLC
Ask about this home$1.899M
New construction
3 bd · 4 ba · 3,304 sq ft
Harbor Shores · Redington Shores
17610 1st Street
Listing courtesy of SEASIDE REALTY & ASSOCIATES LLC
Ask about this home$749,000
Lot · 5,375 sq ft
St Petersburg Beach Rep · St Pete Beach
623 73rd Avenue
Listing courtesy of PINK CHAIR REALTY
Ask about this homeTampa or Pinellas? The same $1.4M buys a very different house.
4,040 square feet built in 2007 on the Tampa side. 3,200 square feet built in 1972.5 in Pinellas, usually on the water, and usually in a flood zone. Here is what millionaires trade when they choose, where sellers are in demand right now, and where building new luxury pays, from every $1M+ sale in the last year.
Buying
What a millionaire gets on each side of the bay, and the catch with each
The typical $1M+ sale was $1.4M on both sides of the bay last year. A $2 million house in Tampa is typically 4,040 sq ft, built in 2007. In Pinellas it is 3,200 sq ft, built in 1972.5, and two in three of them are on the water. Buyers pay 32% more per square foot in Pinellas for that.
| Tampa sideHillsborough | PinellasSt. Pete · Clearwater · the beaches | |
|---|---|---|
| A $1.75–2.25 million house | ||
| Size | 4,040 sq ft | 3,200 sq ft |
| Built | 2007 | 1972.5 |
| On the water | 27% | 65% |
| In a flood zone | 37% | 79% |
| Every $1M+ home sold in the last 12 months | ||
| Price per sq ft | $438 | $580 |
| Paid all cash | 35% | 53% |
| Days to an accepted offer | 37 | 62 |
| Came off the market unsold | 28% | 36% |
| Luxury condo fees, a year | $31,000 | $19,700 |
The catch in Pinellas
- Flood zones. 79% of $2 million houses sit in one, where a lender requires flood insurance. 53% of Pinellas luxury buyers paid cash.
- The beach towns after Helene and Milton. $743 a square foot before the 2024 storms, $662 the year after, $679 now. Before, 37% of listings didn’t sell; since, 48%.
- Older houses, slower resale. Typically built in 1979. 62 days to an offer, and 36% came off the market unsold.
The catch in Tampa
- Less water. Only 1 in 4 $2 million houses is on the water.
- Flood still matters. 37% of $2 million houses are in a flood zone too.
- Condo fees. A luxury condo’s association fee runs a median $31,000 a year, against $19,700 in Pinellas.
- What you get for it: newer (typically built 2005), more space per dollar, and 28% came off unsold against 36%.
Selling
Neighborhoods in demand right now
In these neighborhoods, $1M+ homes got an offer within a month, sold close to their asking price, most listings sold, and few are for sale today. If you own here, buyers are waiting.
In demand
Vinoy Place Condo, St Petersburg
0 days to an offer
97% of asking price
2 for sale now · 7 sold last year · typical $2.6M
In demand
Waterchase, Tampa
4 days to an offer
99% of asking price
3 for sale now · 12 sold last year · typical $1.23M
In demand
Nine Eagles, Odessa
6 days to an offer
96% of asking price
1 for sale now · 7 sold last year · typical $1.19M
In demand
Tampa Palms Area, Tampa
6 days to an offer
97% of asking price
1 for sale now · 6 sold last year · typical $1.18M
In demand
Belle Harbor Condo, Clearwater Beach
7 days to an offer
95% of asking price
0 for sale now · 8 sold last year · typical $1.53M
In demand
Bayou Club Estates, Pinellas Park
16 days to an offer
95% of asking price
1 for sale now · 9 sold last year · typical $1.35M
In demand
Southland, Tampa
16 days to an offer
96% of asking price
2 for sale now · 7 sold last year · typical $1.69M
In demand
Westchase, Tampa
19 days to an offer
94% of asking price
2 for sale now · 12 sold last year · typical $1.15M
In demand
Old Memorial, Tampa
23 days to an offer
94% of asking price
0 for sale now · 6 sold last year · typical $1.68M
In demand
North New Suburb Beautiful, Tampa
25 days to an offer
94% of asking price
1 for sale now · 7 sold last year · typical $1.4M
Where selling is hard
- Belleair Beach only 38% of listings sold, 32 days to an offer, 6 for sale now (12 months’ worth)
- Beach Park, Tampa only 45% of listings sold, 111 days to an offer, 16 for sale now (13.7 months’ worth)
- Tierra Verde only 49% of listings sold, 112 days to an offer, 22 for sale now (10.6 months’ worth)
- Three Palms Point, St Pete Beach only 60% of listings sold, 93 days to an offer, 5 for sale now (10 months’ worth)
- Crystal Island, Madeira Beach only 60% of listings sold, 126 days to an offer, 8 for sale now (16 months’ worth)
- Cordoba Ranch, Lutz only 75% of listings sold, 97 days to an offer, 5 for sale now (10 months’ worth)
$1M+ sales in the last 12 months; neighborhoods with at least 6 sales. For comparison, across both counties homes took 37–62 days to an offer and sold for 91–94% of asking.
Building
Where building new luxury pays
Neighborhoods where new $1M+ homes sold in the last two years, what they sold for, what builders paid for the lot or the old house, and how much they could have spent building per square foot and still broken even.
| Neighborhood | New homes sold | Typical new home | New vs. older, per sq ft | Typical lot or teardown | Room to build, per sq ft |
|---|---|---|---|---|---|
| Venetian Isles, St Petersburg | 5 | $5M | +52% | $1.1M | $595 |
| Davis Islands, Tampa | 16 | $2.63M | +8% | $1.12M | $436 |
| Sunset Park, Tampa | 14 | $3.75M | +25% | $865k | $376 |
| Southland, Tampa | 10 | $2.61M | — | $715k | $351 |
| Bel Mar Shores, Tampa | 10 | $2.44M | — | $625k | $334 |
| Maryland Manor, Tampa | 10 | $2.24M | +20% | $375k | $300 |
| Bel Mar, Tampa | 22 | $1.76M | +7% | $573k | $297 |
| Bayhill Estates, Tampa | 6 | $1.41M | — | $415k | $285 |
| Palma Ceia Park, Tampa | 8 | $1.61M | +10% | $588k | $277 |
| Beach Park, Tampa | 8 | $3.02M | +25% | — | — |
Where it doesn’t pay: in Mirabay, Apollo Beach, new homes sold for 12% less per square foot than older ones.
“Room to build” is what the builder could have spent per square foot on everything (demolition, design, permits, construction) and still broken even when the new home sold, after buying and selling costs, before financing. Shown where 4+ rebuilds sold; “new vs. older” where 10+ older homes sold.
More real stories from the last year
Since October 2025, 802 Tampa Bay homes over $1 million sat on the market 90 days or more, and sold for $325 million less than they first asked: a median $265k each. Homes priced to sell in their first month kept 97% of their asking price.
Selling
$283k apart
Same neighborhood. Same size. Same asking price.
Home Alisted $1,699,000sold $1,683,000 in 9 days
Home Blisted $1,700,000sat 151 days, sold $1,400,000
Waterfront pool homes in South Causeway Isle Yacht Club, St Petersburg, 2,600 sq ft, built 1965–1967, both sold by January 2026.
Selling? Find out which one yours would be →Building
$3.3M → $10.55M
A 1926 house in Indian Rocks Beach was bought and torn down. The new home sold 30 months later.
- Sunset Park, Tampa 13 rebuilds in 2 years, typically $865k → $3.7M
- Davis Islands, Tampa 12 rebuilds in 2 years, typically $1.12M → $3.95M
- Bel Mar, Tampa 12 rebuilds in 2 years, typically $573k → $1.82M
Investing
108 of 181
luxury homes bought and resold within two years lost money after buying and selling costs, a median $141k each.
Renting tells a different story: 73 homes leased for $10,000 or more a month last year, including an unfurnished home in Snell Isle Brightwaters, St Petersburg at $25,000 a month.
See the rentals that still pencil out →Buying
275 of 586
luxury homes that already cut their price still ask 10% or more per square foot than similar homes nearby sold for.
703 of the 1,332 homes over $1M for sale have cut their price, 23 by $1 million or more. A price cut is not the same as a fair price.
Check a home before you offer →Recorded Stellar MLS sales in Hillsborough and Pinellas through October 7, 2026. Homes are described without addresses.
Where all 10,183 listings since January 2024 stand today
Recent listings are still in progress, so “still for sale” will shrink as they finish.
For sale today
1,778
$1M+ homes · 430 more under contract
Typical time on the market
77 days
counting relistings
Already lowered their price
45%
of homes for sale today
For sale 6 months or longer
26%
of homes for sale today
Selling
97% → 90%
of the first price: homes with an offer in the first month, then after. The first month sets the price.
Selling →Buying
40% vs 25%
of flood-zone AE vs zone X homes didn’t sell within a year. Leverage you can measure.
Buying →Investing
55%
of quick resales since 2024 didn’t cover their costs — plus what rentals and rebuilds really earned.
Investing →What changed in 2024
Things that made no difference to whether a luxury home sold before 2024 became some of the biggest differences since.
- Flood zones. Before 2024, homes in flood zone AE sold as often as homes in zone X (26% vs 29% didn’t sell within a year). Since 2024: 40% vs 25%. More →
- Waterfront. Before 2024, houses on the water sold as easily as houses a short walk away (23% vs 24%). Since 2024: 38% vs 22%. More →
- Condos. Before 2024, luxury condos sold as easily as houses (21% vs 23%). Since 2024: 43% vs 33%. More →
Since the last update (September 2026)
33%didn’t sell within a year · was 33%
6.5%typical rent ÷ price · was 6.5%
55%quick resales that didn’t cover costs · was 55%
1,778$1M+ homes for sale · was 1,746
The research, in plain English
Selling
Will a $1M+ home sell? About 1 in 3 didn’t within a year
33%
of $1M+ homes listed January 2024 to October 2025 didn’t sell within a year, counting private sales.
Clear pattern · 24-point gapSelling
The first month sets the price
97% → 90%
of the first price: an offer in the first 30 days, then after.
Clear pattern · 21-point gapBuying
Flood zones and waterfront: no difference before 2024, a big one since
40% vs 25%
of homes in flood zone AE vs zone X didn’t sell within a year (listed since 2024).
Clear pattern · 20-point gapSelling
The house itself: size, pool and age
53% vs 28%
of houses over 7,000 sq ft vs the easiest size didn’t sell within a year.
Clear pattern · 25-point gapBuying
Luxury condos got harder to sell in 2024 — especially in older buildings
43% vs 33%
of $1M+ condos vs houses didn’t sell within a year (listed since 2024).
Clear pattern · 32-point gapInvesting
What $1M+ homes actually rent for
6.5%
a year of rent as a share of the price, from 101 $1M+ homes bought since 2024 and rented out.
101 homes bought and rentedInvesting
Tear down and rebuild: what builders could afford to spend
$327/sq ft
was the typical break-even building budget on 341 lots and teardowns that became $1M+ homes since 2024.
341 rebuildsInvesting
Bought and resold within two years: 55% didn’t cover their costs
55%
of 520 $1M+ homes resold within two years since 2024 didn’t cover the cost of buying and selling.
520 quick resalesWhat didn’t hold up
A computer price estimate lost to the plain asking price. A listing that disappears almost never sold privately. Paying cash didn’t get buyers a better price. The full list, and how we counted →
Neighborhoods
County
Hillsborough
92 luxury neighborhoods · typical sale $1.46M
County
Pinellas
120 luxury neighborhoods · typical sale $1.5M
What is actually happening with the property you are thinking about?
These pages carry market statistics, not a valuation. Tell me the property or the plan and I will put the analysis together myself.