Tampa has 71 luxury pockets where the median closing is $1M or more: 254 closed sales in the last 6 months at a median $1.56M and $473 per square foot, with 204 on the market today. Nothing is for sale here at all — 37 sold, none listed in Westshore Yacht Club Aqua Tower 1, Tampa.
37 condos closed in Westshore Yacht Club Aqua Tower 1 (Tampa) in the last 6 months and not one is on the market today. Buyers who want this pocket have no alternatives, which is the one condition that makes a strong number stick.
16 homes closed in Virginia Park (Tampa) in the last 6 months and only 4 are on the market today (7 more already under contract). Buyers who want this pocket have no alternatives, which is the one condition that makes a strong number stick.
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 closed in Morrison Grove Sub (Tampa) in the last 6 months and only 2 are on the market today (1 more already under contract). Buyers who want this pocket have no alternatives, which is the one condition that makes a strong number stick.
Across 5 closed homes in Hyde Park West (Tampa), the median sale came in at 84% of the ORIGINAL asking price, and 80% of those sellers cut their price before they found a buyer. Median time to contract was 46 days. At this price point that opening number costs real money: the first two weeks of buyer attention are spent on a number the market has already rejected.
Across 5 closed homes in Ridgewood Park (Tampa), the median sale came in at 88% of the ORIGINAL asking price, and 60% of those sellers cut their price before they found a buyer. Median time to contract was 49 days. At this price point that opening number costs real money: the first two weeks of buyer attention are spent on a number the market has already rejected.
| Median | $/sf | Sales | For sale | Months | |
|---|---|---|---|---|---|
| Westshore Yacht Club Aqua Tower 1 Condo · Nothing is for sale here at all — 37 sold, none listed |
$2.02M | $838 | 37 | 0 | 0 |
| Bayshore Ysabella Condominium Condo · Median 103 days to contract — time is on the buyer's side |
$2.48M | $829 | 7 | 11 | 9.3 |
| Virginia Park Single-family · About 1.5 months of supply — there is almost nothing to buy here |
$1.26M | $443 | 16 | 4 | 1.5 |
| Bel Mar Shores Rev Single-family · Median 187 days to contract — time is on the buyer's side |
$2.4M | $473 | 5 | 7 | 8.3 |
| Davis Islands Pb10 Pg52 To 57 Single-family · 53% of sales here went under contract within two weeks |
$1.43M | $576 | 17 | 19 | 6.6 |
| Morrison Grove Sub Single-family · About 1.7 months of supply — there is almost nothing to buy here |
$2.2M | $645 | 7 | 2 | 1.7 |
| Hyde Park West Single-family · Sellers here start about 16% above what buyers actually pay |
$2M | $608 | 5 | 2 | 2.4 |
| Ridgewood Park Single-family · Sellers here start about 12% above what buyers actually pay |
$1.46M | $462 | 5 | 4 | 4.7 |
| Brobston Fendig Co Half Wa Single-family · Sellers here start about 10% above what buyers actually pay |
$1.2M | $379 | 5 | ≤1 | — |
| Sunset Park Single-family · 50% cut their price and it still took 88 days |
$2.02M | $541 | 10 | 18 | 10.6 |
| The Plaza Harbour Island A Con Condo · Sellers here start about 10% above what buyers actually pay |
$1.39M | $713 | 4 | 5 | 7.4 |
| Castillo at Westshore Yacht Cl Condo · Trading 31% below the Tampa luxury $/sf |
$1.29M | $519 | 3 | 4 | 7.9 |
| Pershing Park Single-family · Sellers here start about 16% above what buyers actually pay |
$1.02M | $445 | 4 | ≤1 | — |
| Riverside Heights Single-family · Median 111 days to contract — time is on the buyer's side |
$1.27M | $337 | 3 | 5 | 9.9 |
| Davis Islands Single-family · Median 108 days to contract — time is on the buyer's side |
$1.07M | $460 | 4 | ≤1 | — |
| Beach Park Single-family · About 10.2 months of luxury inventory — buyers set the pace |
$1.9M | $558 | 11 | 19 | 10.2 |
| Waterchase Ph 1 Single-family · Trading 36% below the Tampa luxury $/sf |
$1.01M | $294 | 3 | ≤1 | — |
| Tampa Palms Single-family · Trading 41% below the Tampa luxury $/sf |
$1M | $270 | 3 | 2 | 3.9 |
| Byars Thompson Add Davis Single-family · Commands 39% more per square foot than Tampa |
$2.42M | $641 | 3 | 4 | 7.9 |
| Parkland Estates Rev Single-family · Commands 34% more per square foot than Tampa |
$2.39M | $620 | 6 | 4 | 3.9 |
| Bel Mar Rev Island Unit Single-family · Commands 27% more per square foot than Tampa |
$2.6M | $584 | 3 | ≤1 | — |
| Henderson Beach Single-family · About 11.8 months of luxury inventory — buyers set the pace |
$1.4M | $523 | 3 | 6 | 11.8 |
| Buffalo Heights Single-family · 67% cut their price and it still took 68 days |
$1.15M | $384 | 3 | 3 | 5.9 |
| Davis Islands Rep of Pt O Single-family · About 23.7 months of luxury inventory — buyers set the pace |
$4.5M | $714 | 1 | 4 | 23.7 |
| 3105 Bay Oaks Condominium Condo · About 17.7 months of luxury inventory — buyers set the pace |
$2.8M | $953 | 1 | 3 | 17.7 |
| Hyde Park House Condominium Condo · About 17.7 months of luxury inventory — buyers set the pace |
$2.04M | $933 | 1 | 3 | 17.7 |
| Lynwood Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.95M | $509 | 1 | 3 | 17.7 |
| Bay City Rev Map Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.85M | $520 | 1 | 3 | 17.7 |
| Lingerlong Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.77M | $816 | 1 | 3 | 17.7 |
| Marina Pointe East Condo · About 8.9 months of luxury inventory — buyers set the pace |
$1.77M | $652 | 2 | 3 | 8.9 |
| Palma Vista Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.56M | $382 | 1 | 3 | 17.7 |
| Bayside West Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.47M | $443 | 1 | 3 | 17.7 |
| Bel Mar Rev Unit 9 Revi Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.3M | $444 | 1 | 3 | 17.7 |
| Gandy Blvd Park Add Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.19M | $371 | 1 | 3 | 17.7 |
| Bel Mar Unit 3 Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.14M | $301 | 1 | 3 | 17.7 |
| Bel Mar Unit 2 Single-family · About 8.9 months of luxury inventory — buyers set the pace |
$1.11M | $428 | 2 | 3 | 8.9 |
| Virginia Terrace Single-family |
$1.62M | $445 | 3 | ≤1 | — |
| Bayhill Estates Single-family |
$1.6M | $434 | 3 | 1 | 2 |
| Bayport Village Single-family |
$1.57M | $417 | 3 | 3 | 5.9 |
| Palmere Single-family |
$1.29M | $417 | 3 | ≤1 | — |
| Wellswood Estates Single-family |
$1.07M | $375 | 3 | ≤1 | — |
| The Parkside of One Bayshore Condo |
$1.02M | $760 | 3 | 1 | 2 |
| Bayshore Estates 4 Single-family |
$5.08M | $927 | 2 | 1 | 3 |
| Omar Sub Single-family |
$3.38M | $596 | 2 | 2 | 5.9 |
| Avila Unit 1 Single-family |
$2.48M | $511 | 2 | 1 | 3 |
| Virage Bayshore Condo |
$2.44M | $732 | 2 | 1 | 3 |
| Lykes H T Sub Single-family |
$1.88M | $555 | 2 | ≤1 | — |
| Altura Bayshore Condo |
$1.86M | $742 | 2 | 1 | 3 |
| Bel Mar Rev Unit 5 Single-family |
$1.33M | $451 | 2 | ≤1 | — |
| Barr City Single-family |
$1.32M | $487 | 2 | 2 | 5.9 |
| Bayshore Residences and Townhomes Townhouse |
$1.31M | $433 | 2 | 2 | 5.9 |
| Oakland Park Corr Map Single-family |
$1.27M | $466 | 2 | ≤1 | — |
| Southland Add Single-family |
$1.26M | $383 | 2 | 2 | 5.9 |
| River Heights Single-family |
$1.19M | $515 | 2 | ≤1 | — |
| West Shore Crest Single-family |
$1.16M | $434 | 2 | 2 | 5.9 |
| Albany Walk Townhomes Townhouse |
$1.08M | $408 | 2 | 1 | 3 |
| Bayshore Estates Single-family |
$4M | $613 | 1 | 1 | 5.9 |
| Sunset Park Isles Unit 4 Single-family |
$3.95M | $766 | 1 | 2 | 11.8 |
| Waverly Village Single-family |
$3.48M | $2292 | 1 | 2 | 11.8 |
| Morrison Court Single-family |
$3.3M | $634 | 1 | 2 | 11.8 |
| Bayshore Beautiful Sub Single-family |
$2.83M | $548 | 1 | 2 | 11.8 |
| West Highlands Townhouse |
$1.7M | $531 | 1 | 1 | 5.9 |
| Bayside Village Single-family |
$1.6M | $470 | 1 | 2 | 11.8 |
| Southern Pines Single-family |
$1.5M | $463 | 1 | 2 | 11.8 |
| Azeele Park Single-family |
$1.45M | $459 | 1 | 2 | 11.8 |
| Bel Mar Rev Unit 1 Single-family |
$1.32M | $448 | 1 | 2 | 11.8 |
| Shell Point Single-family |
$1.1M | $447 | 1 | 2 | 11.8 |
| Barbara Lane Sub Single-family |
$1.02M | $361 | 1 | 2 | 11.8 |
| Maryland Manor 2nd Unit Single-family |
$1.74M | $460 | 6 | 3 | 3 |
| Old Memorial Sub Ph Single-family |
$1.63M | $373 | 4 | ≤1 | — |
| Forest Hills Single-family |
$1.04M | $383 | 4 | ≤1 | — |
Pockets without a link had fewer than three closed sales in the window — too thin for a reliable benchmark, which is worth knowing in itself. Ask me directly about those.
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.
These pages carry market statistics, not a valuation. Tell me the property or the plan and I will put the analysis together myself.