St Pete Beach has 6 luxury pockets where the median closing is $1M or more: 18 closed sales in the last 6 months at a median $1.65M and $707 per square foot, with 24 on the market today. Sellers here start about 17% above what buyers actually pay in North Vina Del Mar 1st Add, St Pete Beach.
Across 7 closed homes in North Vina Del Mar 1st Add (St Pete Beach), the median sale came in at 83% of the ORIGINAL asking price, and 57% of those sellers cut their price before they found a buyer. Median time to contract was 64 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.
7 homes closed in North Vina Del Mar 1st Add (St Pete Beach) in the last 6 months and only 2 are on the market today. Buyers who want this pocket have no alternatives, which is the one condition that makes a strong number stick.
Across 4 closed homes in Three Palms Point (St Pete Beach), the median sale came in at 88% of the ORIGINAL asking price, and 75% of those sellers cut their price before they found a buyer. Median time to contract was 93 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 Brightwater Beach Estates (St Pete 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.
6 homes are for sale in Morey Beach (St Pete 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.
In North Vina Del Mar 1st Add (St Pete Beach) 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 | |
|---|---|---|---|---|---|
| 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 |
| Three Palms Point Single-family · Sellers here start about 12% above what buyers actually pay |
$1.75M | $694 | 4 | 8 | 11.8 |
| Brightwater Beach Estates Single-family · About 17.7 months of luxury inventory — buyers set the pace |
$2.35M | $776 | 1 | 3 | 17.7 |
| Morey Beach Single-family · About 35.5 months of luxury inventory — buyers set the pace |
$1.5M | $720 | 1 | 6 | 35.5 |
| Brightwater Beach Estates 1st Add Single-family |
$2.4M | $802 | 1 | 2 | 11.8 |
| Boca Ciega Isle Single-family |
$1.52M | $662 | 4 | 3 | 4.4 |
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.