5 luxury homes closed in Bel Mar Shores Rev, Tampa over the last 6 months at a median $2.4M ($473 per square foot), taking a median 187 days to go under contract; 7 are for sale today with 1 under contract. Median 187 days to contract — time is on the buyer's side.
A resale in Bel Mar Shores Rev (Tampa) is competing with a sales office that does not negotiate its list price but does negotiate rate buydowns, closing costs and upgrades. Resale pricing has to be read against the builder's incentive package, not against its posted price — most published comparisons here get that backwards.
In Bel Mar Shores Rev (Tampa) the price cut is being used as a strategy and it is a slow one. A cut that trails the market never catches it: each reduction lands where the market already was, and the listing ages while it chases. The alternative is one correct number at the start, which is a conversation worth having before the photographs are taken.
Luxury homes in Bel Mar Shores Rev (Tampa) take a median 187 days to go under contract, and 60% of sellers cut price along the way. A listing that has been sitting past that median is the negotiation; one that just came on is not.
7 homes are for sale in Bel Mar Shores Rev (Tampa) against 5 closings in 6 months, with 1 under contract. At that absorption rate a listing added today waits behind the queue. For a buyer that is leverage; for a seller it is the single most important number on this page.
Every figure above is an aggregate over closed sales in Bel Mar Shores Rev, Tampa in the 6 months through October 23, 2026, taken from licensed Stellar MLS data. Months of supply is the current number for sale divided by the recent monthly sales pace. "Sold vs original ask" compares the closing price to the price the home was FIRST listed at, which is where overpricing shows up — the final asking price has usually already absorbed the cuts. None of this is an appraisal or a valuation of any particular property.
of $1M+ homes listed January 2024 to October 2025 didn’t sell within a year, counting private sales.
of the first price: an offer in the first 30 days, then after.
of homes in flood zone AE vs zone X didn’t sell within a year (listed since 2024).
was the typical break-even building budget on 341 lots and teardowns that became $1M+ homes since 2024.
Tell me what you are looking for. I will send the listings where time, a relist or a flood zone has already moved the leverage to your side — and the ones where it has not.