7 luxury homes closed in North Vina Del Mar 1st Add, St Pete Beach over the last 6 months at a median $1.55M ($612 per square foot), taking a median 64 days to go under contract; 2 are for sale today. Sellers here start about 17% above what buyers actually pay.
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.
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.
7 closed homes in North Vina Del Mar 1st Add (St Pete Beach) over the last 6 months settled at 83% 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.
Every figure above is an aggregate over closed sales in North Vina Del Mar 1st Add, St Pete Beach 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.
Where your home sits against the measured outcomes — its price band, size, flood zone, building age and the time comparable attempts took — and what I would do about it. Written by me, not generated.