Clearwater Beach has 20 luxury pockets where the median closing is $1M or more: 46 closed sales in the last 6 months at a median $1.4M and $700 per square foot, with 85 on the market today. Sellers here start about 19% above what buyers actually pay in Mandalay Sub, Clearwater Beach.
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.
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.
8 homes are for sale in Island Estates of Clearwater (Clearwater Beach) against 3 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.
11 condos are for sale in Dans Island On Sand Key Condo (Clearwater Beach) against 3 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.
7 condos are for sale in Residences at Sandpearl Resort Condo (Clearwater Beach) against 1 closings in 6 months. 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.
| Median | $/sf | Sales | For sale | Months | |
|---|---|---|---|---|---|
| Mandalay Sub Single-family · Sellers here start about 19% above what buyers actually pay |
$1.31M | $624 | 8 | 22 | 16.3 |
| Grande On Sand Key Condo Condo · Sellers here start about 14% above what buyers actually pay |
$1.45M | $630 | 8 | 9 | 6.7 |
| Island Estates of Clearwater Single-family · About 15.8 months of luxury inventory — buyers set the pace |
$1.63M | $580 | 3 | 8 | 15.8 |
| Mandalay Beach Club Condo Condo · Commands 46% more per square foot than Clearwater Beach |
$1.93M | $1059 | 4 | 3 | 4.4 |
| Dans Island On Sand Key Condo Condo · About 21.7 months of luxury inventory — buyers set the pace |
$1M | $590 | 3 | 11 | 21.7 |
| Residences at Sandpearl Resort Condo Condo · About 41.4 months of luxury inventory — buyers set the pace |
$3.5M | $1344 | 1 | 7 | 41.4 |
| Harborview Grande Condo Condo · About 23.7 months of luxury inventory — buyers set the pace |
$1M | $555 | 1 | 4 | 23.7 |
| Island Estate of Clearwater Units 6d 7a 7c Single-family |
$2.4M | $816 | 2 | 2 | 5.9 |
| Marina Del Rey at Sand Key Townhouse |
$1.21M | $563 | 2 | 1 | 3 |
| Ultimar Two Condo Condo |
$1.2M | $725 | 2 | 1 | 3 |
| Belle Harbor Condo Condo |
$1.11M | $756 | 2 | 0 | 0 |
| Cabana Club Condo Condo |
$1.07M | $679 | 2 | 2 | 5.9 |
| Bayside Sub 3 Single-family |
$2.9M | $721 | 1 | 2 | 11.8 |
| Bayside Sub Single-family |
$1.7M | $807 | 1 | 2 | 11.8 |
| Brightwater Blue Twnhms Townhouse |
$1.69M | $662 | 1 | 2 | 11.8 |
| Aqualea Residences Condo Condo |
$1.61M | $903 | 1 | 2 | 11.8 |
| Bayside Sub 4 Single-family |
$1.6M | $971 | 1 | 2 | 11.8 |
| Brightwater Point Condo Condo |
$1.35M | $669 | 1 | 2 | 11.8 |
| Ultimar Three Condo Condo |
$1.27M | $729 | 1 | 1 | 5.9 |
| Carlouel Sub Single-family |
$1.2M | $576 | 1 | 2 | 11.8 |
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.