Pinellas County has 120 luxury pockets where the median closing is $1M or more — 338 closed sales in the last 6 months at a median $1.5M and $605 per square foot, against 391 on the market today. Sellers here start about 10% above what buyers actually pay in Venetian Isles, St Petersburg.
Across 23 closed homes in Venetian Isles (St Petersburg), the median sale came in at 90% of the ORIGINAL asking price, and 74% of those sellers cut their price before they found a buyer. Median time to contract was 118 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 8 closed homes in Mandalay Sub (Clearwater Beach), the median sale came in at 82% of the ORIGINAL asking price, and 50% of those sellers cut their price before they found a buyer. Median time to contract was 150 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.
22 homes are for sale in Mandalay Sub (Clearwater Beach) against 8 closings in 6 months, with 2 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.
Closed sales in Belleair Estates (Belleair) run $406/sf against a $598/sf benchmark for luxury single-family in Belleair. That gap is either a condition and finish story — which renovation capital closes — or a location the market prices differently on purpose. Which one it is decides whether this is an opportunity or a trap, and it is not answerable from a spreadsheet.
Across 10 closed homes in Belleair Estates (Belleair), the median sale came in at 86% of the ORIGINAL asking price, and 30% of those sellers cut their price before they found a buyer. Median time to contract was 12 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 8 closed condos in Grande On Sand Key Condo (Clearwater Beach), the median sale came in at 86% of the ORIGINAL asking price, and 50% of those sellers cut their price before they found a buyer. Median time to contract was 100 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.
| City | Pockets | Median | $/sf | Sales | For sale |
|---|---|---|---|---|---|
| St Petersburg | 45 | $1.45M | $573 | 156 | 152 |
| Clearwater Beach | 20 | $1.4M | $700 | 46 | 85 |
| St Pete Beach | 6 | $1.65M | $707 | 18 | 24 |
| Tierra Verde | 5 | $2.2M | $677 | 16 | 30 |
| Treasure Island | 5 | $1.63M | $689 | 15 | 23 |
| Belleair | 4 | $2.04M | $702 | 14 | 15 |
| Palm Harbor | 5 | $1.05M | $374 | 12 | 3 |
| Dunedin | 4 | $1.22M | $533 | 10 | 7 |
| Belleair Beach | 4 | $1.92M | $703 | 7 | 5 |
| Madeira Beach | 2 | $1.34M | $571 | 6 | 6 |
| North Redington Beach | 1 | $1.04M | $746 | 5 | 6 |
| Clearwater | 3 | $1.42M | $472 | 5 | 9 |
| Gulfport | 2 | $2.06M | $629 | 5 | 0 |
| Largo | 3 | $1.5M | $965 | 5 | 4 |
| Redington Beach | 2 | $1.85M | $616 | 4 | 3 |
| Tarpon Springs | 3 | $1.69M | $280 | 4 | 6 |
| Redington Shores | 1 | $1.62M | $745 | 2 | 3 |
| Oldsmar | 1 | $2.21M | $611 | 2 | 2 |
| Pinellas Park | 1 | $1.22M | $391 | 2 | 0 |
| Seminole | 1 | $1.11M | $384 | 2 | 2 |
| Indian Shores | 1 | $1.03M | $877 | 1 | 4 |
| Safety Harbor | 1 | $1.65M | $486 | 1 | 2 |
| Median | $/sf | Sales | For sale | Months | |
|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Tierra Verde Unit 1 1st Rep Single-family · Median 354 days to contract — time is on the buyer's side |
$2.38M | $677 | 3 | 9 | 17.7 |
| Saltaire Condo Condo · Median 105 days to contract — time is on the buyer's side |
$1.77M | $855 | 4 | 6 | 8.9 |
| Mansions By the Sea Condo Condo · Median 183 days to contract — time is on the buyer's side |
$1.1M | $695 | 3 | 7 | 13.8 |
| Island Estates of Clearwater Single-family · About 15.8 months of luxury inventory — buyers set the pace |
$1.63M | $580 | 3 | 8 | 15.8 |
| Bayview Add Single-family · About 1 month of supply — there is almost nothing to buy here |
$1.5M | $549 | 6 | 1 | 1 |
| Fenway On the Bay Single-family · Sellers here start about 13% above what buyers actually pay |
$1.11M | $572 | 4 | ≤1 | — |
| Isle of Palms 1st Add Single-family · Median 116 days to contract — time is on the buyer's side |
$1.1M | $503 | 3 | 5 | 9.9 |
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.