Across Hillsborough and Pinellas there are 212 luxury pockets — subdivisions where the median closing is $1M or more — with 663 closed sales in the last 6 months and 636 on the market today. Each pocket page names what is happening there: where sellers start too high, where buyers have leverage, and where the square-foot price does not match the neighbourhood around it.
| County | Pockets | Median | $/sf | Sales | For sale |
|---|---|---|---|---|---|
| Pinellas County | 120 | $1.5M | $605 | 338 | 391 |
| Hillsborough County | 92 | $1.46M | $455 | 325 | 245 |
| Median | $/sf | Sales | For sale | Months | |
|---|---|---|---|---|---|
| Barrington Preserve Single-family · Trading 40% below the Hillsborough County luxury $/sf |
$1.01M | $269 | 10 | 0 | 0 |
| Venetian Isles Single-family · Sellers here start about 10% above what buyers actually pay |
$1.43M | $568 | 23 | 14 | 3.6 |
| Mandalay Sub Single-family · Sellers here start about 19% above what buyers actually pay |
$1.31M | $624 | 8 | 22 | 16.3 |
| Belleair Estates Single-family · Trading 32% below the Belleair luxury $/sf |
$1.02M | $406 | 10 | 10 | 5.9 |
| Westshore Yacht Club Aqua Tower 1 Condo · Nothing is for sale here at all — 37 sold, none listed |
$2.02M | $838 | 37 | 0 | 0 |
| Grande On Sand Key Condo Condo · Sellers here start about 14% above what buyers actually pay |
$1.45M | $630 | 8 | 9 | 6.7 |
| 400 Central Condo · 88% of sales here went under contract within two weeks |
$2.38M | $1072 | 16 | 20 | 7.4 |
| North Vina Del Mar 1st Add Single-family · Sellers here start about 17% above what buyers actually pay |
$1.55M | $612 | 7 | 2 | 1.7 |
| Ladera Single-family · Sellers here start about 13% above what buyers actually pay |
$1.78M | $355 | 6 | 2 | 2 |
| Davista Rev Map of Single-family · Trading 41% below the St Petersburg luxury $/sf |
$1.05M | $320 | 5 | 8 | 9.5 |
| Tierra Verde Single-family · About 14.2 months of luxury inventory — buyers set the pace |
$1.29M | $380 | 5 | 12 | 14.2 |
| Bayshore Ysabella Condominium Condo · Median 103 days to contract — time is on the buyer's side |
$2.48M | $829 | 7 | 11 | 9.3 |
| Snell Hamletts North Shore Add Single-family · Nothing is for sale here at all — 8 sold, none listed |
$1.25M | $587 | 8 | 0 | 0 |
| One St Petersburg Condo Condo · Sellers here start about 11% above what buyers actually pay |
$2.13M | $1171 | 6 | 5 | 4.9 |
| Tides Beach Club Condo Condo · Sellers here start about 17% above what buyers actually pay |
$1.04M | $746 | 5 | 6 | 7.1 |
| Capri Isle Single-family · Median 226 days to contract — time is on the buyer's side |
$2.35M | $776 | 4 | 5 | 7.4 |
| Mirabay Ph 1b 1 2a 1 3b 1 Single-family · Nothing is for sale here at all — 7 sold, none listed |
$1.13M | $349 | 7 | 0 | 0 |
| 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 |
| Crystal Island Single-family · Sellers here start about 21% above what buyers actually pay |
$1.1M | $520 | 5 | 3 | 3.5 |
| Three Palms Point Single-family · Sellers here start about 12% above what buyers actually pay |
$1.75M | $694 | 4 | 8 | 11.8 |
| Bayway Isles Single-family · Sellers here start about 14% above what buyers actually pay |
$1.66M | $547 | 4 | 5 | 7.4 |
| Tierra Verde Unit 1 4th Rep Single-family · Sellers here start about 10% above what buyers actually pay |
$1.36M | $493 | 4 | 7 | 10.3 |
| Art House Condo · Most closings here are new construction sold by the builder |
$1.79M | $928 | 17 | 15 | 5.2 |
| 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 |
| Barnard Erastus A S Rev Sub Single-family · Median 103 days to contract — time is on the buyer's side |
$1.26M | $579 | 6 | 4 | 3.9 |
| 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 | — |
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.