10 luxury homes closed in Belleair Estates, Belleair over the last 6 months at a median $1.02M ($406 per square foot), taking a median 12 days to go under contract; 10 are for sale today with 1 under contract. Trading 32% below the Belleair luxury $/sf.
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.
10 closed homes in Belleair Estates (Belleair) over the last 6 months settled at 86% of the price they were first listed at and 92% of the final ask. Offers here should be argued from the closed sales, not from the asking price.
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.
Every figure above is an aggregate over closed sales in Belleair Estates, Belleair 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.
Rental, rebuild or hold: tell me the strategy and the budget. I will send what the recorded sales and leases say it has actually returned here, including the ones that lost.