Treasure Island has 5 luxury pockets where the median closing is $1M or more: 15 closed sales in the last 6 months at a median $1.63M and $689 per square foot, with 23 on the market today. Median 226 days to contract — time is on the buyer's side in Capri Isle, Treasure Island.
Luxury homes in Capri Isle (Treasure Island) take a median 226 days to go under contract, and 75% 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.
Across 4 closed homes in Capri Isle (Treasure Island), the median sale came in at 86% of the ORIGINAL asking price, and 75% of those sellers cut their price before they found a buyer. Median time to contract was 226 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.
Luxury condos in Mansions By the Sea Condo (Treasure Island) take a median 183 days to go under contract, and 33% 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.
7 condos are for sale in Mansions By the Sea Condo (Treasure Island) against 3 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 Capri Isle (Treasure Island) 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.
4 closed homes in Capri Isle (Treasure Island) over the last 6 months settled at 86% of the price they were first listed at and 96% of the final ask. Offers here should be argued from the closed sales, not from the asking price.
| Median | $/sf | Sales | For sale | Months | |
|---|---|---|---|---|---|
| Capri Isle Single-family · Median 226 days to contract — time is on the buyer's side |
$2.35M | $776 | 4 | 5 | 7.4 |
| 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 |
| 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 |
| Isle of Palms Single-family |
$1.63M | $689 | 1 | 2 | 11.8 |
| Isle of Palms 2nd Add Single-family |
$2.02M | $580 | 4 | 4 | 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.