Dunedin has 4 luxury pockets where the median closing is $1M or more: 10 closed sales in the last 6 months at a median $1.22M and $533 per square foot, with 7 on the market today. Sellers here start about 13% above what buyers actually pay in Fenway On the Bay, Dunedin.
Across 4 closed homes in Fenway On the Bay (Dunedin), the median sale came in at 87% of the ORIGINAL asking price, and 50% of those sellers cut their price before they found a buyer. Median time to contract was 82 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.
3 homes are for sale in Dunedin Shores Sub (Dunedin) 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.
4 closed homes in Fenway On the Bay (Dunedin) over the last 6 months settled at 87% of the price they were first listed at and 94% of the final ask. Offers here should be argued from the closed sales, not from the asking price.
Luxury homes in Baywood Shores (Dunedin) take a median 116 days to go under contract, and 67% 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.
In Baywood Shores (Dunedin) the price cut is being used as a strategy and it is a slow one. A cut that trails the market never catches it: each reduction lands where the market already was, and the listing ages while it chases. The alternative is one correct number at the start, which is a conversation worth having before the photographs are taken.
| Median | $/sf | Sales | For sale | Months | |
|---|---|---|---|---|---|
| Fenway On the Bay Single-family · Sellers here start about 13% above what buyers actually pay |
$1.11M | $572 | 4 | ≤1 | — |
| Baywood Shores Single-family · Median 116 days to contract — time is on the buyer's side |
$1.32M | $634 | 3 | 2 | 3.9 |
| Dunedin Shores Sub Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$1.65M | $494 | 1 | 3 | 17.7 |
| Baywood Shores 1st Add Single-family |
$1.01M | $428 | 2 | 2 | 5.9 |
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.