Area Real Estate News & Market Trends compliments of Beachwise Real Estate.

You’ll find our blog to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!  Beachwise Real Estate is ranked in the top 1% out of 10,000 Realtors with over $250 Million Sold!

Oct. 17, 2023

How to Save Big on Required Flood Insurance

Beachwise Real Estate Pro Tip for Buyers and Sellers

How to save hundreds, if not thousands, of dollars on your required flood insurance - Policy Assumption


The Beachwise Real Estate Team is always looking for ways to help our buyers and sellers save time and money in a real estate transaction.  Having to obtain flood insurance is one of those costs that buyers could end up paying way more than they must.  Through the process of POLICY ASSUMPTION buying a home in a flood zone may not have to be as costly as you think.  Policy Assumption is allowed by the National Flood Insurance Program (NFIP).  It occurs when the seller’s existing policy is transferred to the new buyer at closing.  Instead of going through a new underwriting process with NFIP the buyer adopts the seller’s policy that is already in place. 

Benefits of Policy Assumption – Reduces Costs and Saves Time!

Here’s how:
The buyer does not have to go through the hassle of meeting underwriting guidelines.

The buyer avoids the cost of an elevation certificate.

By assuming the existing policy, the buyer locks in the low rate already in place. 

Premiums for policies are paid annually, so by assuming the existing policy buyers don’t have to worry about paying the premium until the renewal date thereby reducing costs at closing.

Is There a Catch?

The only downfall may fall on the seller.  By doing a policy transfer the seller is not given a refund from the carrier because technically it will remain in effect.  So, if the seller paid the premium 6 months prior to the closing date normally a refund for the remaining 6 months would be due.  The good news is that this can be worked out separately amongst both parties, especially if the buyer is receiving a benefit by assuming the policy.  The buyer could give the seller a credit at closing for any premiums that the seller would normally have been refunded.

How To Do a Policy Assumption

The process is simple but takes some time.  Both parties will need to fill out some forms and allow time for the insurance carrier to review and clear.  We recommend starting at least 3-4 weeks prior to the closing date from previous experiences. 

For more information about this and other Pro Tips from Beachwise Real Estate please visit us at or our blog page

You can also contact Kristin Vincelli the Rollerblading Realtor at 727-686-1596,,  and Stephen Vincelli at 727-430-1995,

See you at the beach!

At the OPAL SANDS hotel enjoying lunch and the beautiful view!

Sept. 8, 2023

The Beachwise Real Estate Housing Market Update Clearwater Beach – St. Pete Beach and Pinellas County August 2023

Clearwater Beach is Awesome! 

We all are feeling grateful once again after Idalia moved up the coast.  The last direct hit in the Tampa Bay area was over 100 years ago, knock on wood.  Thanks, and praise to city employees and the police for keeping us safe and getting to work cleaning up the beaches immediately after the storm. As soon as they opened the bridges, I was on the sand to assess.  It was surreal as always to see the beaches evacuated and feel the energy the storm leaves behind.  

In this HOUSING MARKET report, we wanted to see how the Clearwater Beach and St. Pete Beach markets are holding up.  We also looked at Pinellas County just to look at what is happening inland as well as the beaches.  We expect prices to stay in a range as we get ready for the season.  Activity should pick up at in the coming months and we will see if the market will continue in the buyers favor or if demand will pick up enough to put the sellers in charge.  High interest rates have forced a lot of buyers out of the market here, however more than half of all closings on the beaches are cash.  Looking around the local communities we see a lot of expansion commercially, which is a good sign that the local economy is still thriving.  Hopefully Pinellas County will continue to thrive and keep those storms off the coast in 2023!

What you need to know!

Clearwater Beach, Sand Key, Island Estates
Median sold price CONDO $750,000 +16% YoY
5-Year Average $569,000
Median sold price SINGLE FAMILY $1,093,000 -30% YoY
5-Year Average $1,125,000
Average Days on Market CONDO 61
Average Days on Market SINGLE FAMILY 43
Total Sold Dollar Volume $36,866,814 +6.9% YoY
Summary: Prices are in a range for both single family homes and condos.  The market is holding steady even with high interest rates and economic uncertainty.  As homes stay on the market longer prices remain in range.  This indicates sellers are not in a hurry to lower prices and the buyers appear to be willing to hold it out and see if they eventually will.  New listings are down 7.3% but new pending, closed sales and active listings are all up YoY. 

Condos under $1Million 52 price decreases, lowest price $219,000 
Condos under 1million 33767 Beachwise Real Estate search
Single Family 34 listings, 13 price drops, lowest sale price home $750,000
Active listings Clearwater Beach Island Estates Sand Key


St. Pete Beach, Treasure Island, Madeira Beach
Median sold price CONDO $412,500 +11% YoY
5-Year Average $431,500
Median sold price SINGLE FAMILY $756,000 +9% YoY
5-Year Average $856,780
Average Days on Market CONDO 75
Average Days on Market SINGLE FAMILY 37
Total Sold Dollar Volume $40,116,578 -12.4% YoY, -37.6% MoM
Summary: Prices for homes in this market are right at 5-year averages indicating stability.  The amount of time homes are staying on the market is still relatively low compared to 5-year averages.  Compared to one year ago: new pending sales are up 8.9%, closed sales up 8.7%, active listings rose to 190 well over the 5-year average of 151.  Sellers are getting 92.6% of the original asking price.

Condos 142 listings, 61 price declines, lowest price $189,000
St. Pete Beach CONDOS active listings

Stats for all of Pinellas County
Watch short video here- (56) July 2023 Market Statistics Report for Pinellas and Pasco Counties - YouTube
There has been an increase in inventory in Pinellas over this time last year, while it’s fallen in Pasco.  Closed sales are slightly up in both counties from this time last year.  


Other Areas of Interest Pinellas County
Beachwise Real Estate serves several markets in Pinellas County.  Reports Available ON DEMAND for each.  Below are links to each of these areas’ current active listings.

City of Clearwater, Belleair active listings under 1million

Dunedin active listings under 1million

Indian Rocks Beach active listings under 1million

Madeira Beach Redington Beach active listings under 1million

St. Pete Beach Tierra Verde Pasadena and Gulfport active $100k and up

Largo active listings under 1million

Oldsmar active listings $100k and up

Safety Harbor active listings $100k and up

Email your request to and we will email you a market report within 48 hours.  If you have any specific wants or needs, we have the resources you need.


Keep up to date on the local housing market here in Pinellas County on the beaches and more.  Visit to search for homes and get market reports sent to your email monthly.  Or contact us personally and we can help get you started.

Follow the RollerBlading Realtor on Instagram at Kristin Vincelli Clearwater Beach Realtor (@rollerbladingrealtor) • Instagram photos and videos

Kristin Vincelli 727-686-1596
Stephen Vincelli 727-430-1995
Tom Smith 727-776-3375








July 25, 2023

Real Estate Market Report July 2023 In Depth Analysis of The Beach Market and More!

In this report we look at housing markets along the beaches such as Clearwater Beach, Madeira Beach, St. Pete Beach.  We also looked at some of the up-and-coming communities inland that are just minutes from the beach that are on the rise like Dunedin, Safety Harbor and Palm Harbor.  Higher interest rates are creating demand in the older homes that need updating.  Buyers who were priced out of the 650k and up market are now looking at 300-600k price ranges.

What you need to know?
Median sale prices and supply hovered near 10-year highs, while price reductions are occurring on a majority of the active listings.  Sellers with updated homes got on average 96% of list price.  Price reductions are occurring on over half the active listings especially if they are not selling within the first thirty days.  
In the luxury markets on the beaches the average days on the market are rising however, homes in the price range of $450,000 to $750,000 that have been updated are still selling in 2-3 weeks on average. 

In Clearwater Beach the average days on the market for single family homes is up to 143 days, up 55% from its 5 year average.  The median sale price for single family homes in Clearwater Beach is 1,440,000.  Condos in Clearwater hit 10 year highs this month at $965,000, up 29% from one year ago.  This could be due to recent closings at the JW Marriott on the beach which were all over $1,200,000.  Condos are averaging 60 days on the market in 33767.    

In the Madeira Beach market single family homes are averaging 22 days on the market with a median sale price of $711,000.  The median price for condos dropped to $345,000 down 35% from one year ago.

Saint Petersburg Beach are at 10 year highs in prices for condos and single family homes.  Condo median sale price is $718,000 up 42% from one year ago.  Single family median home prices this month topped at $1,212,000 up 22% from June 2022.  Homes are averaging 45 days on the market combined.

Just over the bridge cities like Belleair, Clearwater, Safety Harbor, Palm Harbor and Dunedin remain highly desirable most likely due to affordability and location.  Local communities are rebuilding and updating parts of the city and buyers are finding they can purchase an older home and update it for a lot less now that material and labor prices have become more affordable.

Homes in the market of Belleair and the city of Clearwater are going under contract on average in 14 days.  The median sale price is an affordable $435,000.

Safety Harbor, a very nice area situated on the Bay of Tampa, has a median home price of $480,000, condos $309,000.  Homes stay on the market an average of just 22 days.  A friend of ours does Bioluminescence Eco Tours out of the harbor that we highly recommend trying.  Here is the link Contact | tocobagatour ( 

In Palm Harbor the median price of a single family home is $577,000, down 4.9% from last year.  Homes are averaging just 17 days on the market.  Palm harbor is in a great location and is known for its excellent choice of schools.

Dunedin remains one of the most desirable markets.  Home prices reached 10 year highs again this month at $535,000.  Homes are averaging just 24 days on the market.

The addition of Imagine Clearwater and the redevelopment of the downtown Cleveland Street area all the way North to Dunedin could be the spark that the city of Clearwater was looking for.  New construction condos are still affordable like this one walking distance from the park and Marina New Construction Condo Waterfront and would make a great AIRBNB or second home  

All Property Types Clearwater Beach, Island Estates, Sand Key Beach:

Attached Homes Condo and Townhome:


St. Pete Beach All Property Types

Attached Homes Condo Townhome


Dunedin All Property Types


Dunedin Single Family Homes


Madeira Beach All Property Types

Madeira Beach Condos


Safety Harbor All Property Types

Safety Harbor Single Family


For a customized report on a specific property, city or condo community email

Follow The Rollerblading Realtor on Instagram Kristin Vincelli Clearwater Beach Realtor (@rollerbladingrealtor) • Instagram photos and videos

Featured Listings Featured Properties (

Shaggy Approved Pet Friendly Condos Pet Friendly Condos ( 

Investment Condos Short Term Rental Condos on The Beach $250,000 and Up

Single Family Home Search Clearwater Beach to Indian Rocks Beach Search Results














Posted in Market Updates
June 13, 2023

Housing Market Report and Analysis June 2023 Clearwater Beach to St. Pete Beach and More

The Beachwise Real Estate Housing Market Analysis.  What you need to know about the housing market for the summer of 2023 and more for the Clearwater and St. Pete Beach markets!

So far 2023 has been a little challenging.  Stubborn inflation, mortgage rates and possible recession have kept most sellers and buyers wondering…

Will rates go down?

Will home prices and sales decline?

Will the increasing demand for beach real estate keep pushing prices higher?

For answers to these questions and more we would like to share with you our predictions for the summer of 2023.  Here is what you need to know.

Mortgage Rates
We expect mortgage rates to be stay in a range of 6.25% to 7% heading into the fall.  If mortgage rates stabilize, we could see more buyers coming back into the market.  

What will happen with home sale volume?
Historically summer months are the slow season for real estate in this market.  Markets inland are more active.  Home sale volume most likely peaked in 2022 during the buying frenzy brought on by the pandemic.  The volume has dropped a bit since, but the market is still healthy here.  

Will home prices drop?
We expect home prices in our market here to experience modest growth the remainder of the year.  One reason is that a large percentage of buyers in this market are not as interest rate sensitive as other markets.  In some areas increases in mortgage rates can price buyers out of the market which limits demand.  Supply and demand are another reason we expect modest gains.  Supply levels are back up to 5-year averages in most cities.  Demand for real estate will remain high in most areas of the County especially near the water. 

Will the housing market crash?
We do not believe a crash is likely for these reasons; tighter lending standards than 2008 means less foreclosures and defaults, most owners have low fixed rates so if rates go up, they still have fixed payments unlike the ARM loans of 2008, owners have record levels of equity which keeps owners above the water if prices do come down a bit.

Bottom line
Keep in mind our analysis is a crystal ball.  Our predictions assume the federal government does not default on its debt and can manage inflation without continuing to increase the cost of borrowing.  If this occurs rates will spike and put pressure on prices downward.  The bottom line is that you should do what is best for you and your financial situation.  Real estate on and near the beaches of Pinellas County have advantages that most of the country does not.  When other parts of the country are pulling back the Tampa-Clearwater-St. Pete area has plenty of room to grow.


St. Pete and Dunedin reaching 10 year highs!

Summary for the Clearwater Beach, Dunedin, and St. Pete Beach housing markets.  Single family homes in the 33767-zip code are close to two-year lows.  Prices have come down 46% from one year ago as inventories for single family homes are back to 5-year average levels.

Condos in Clearwater Beach stay on the market longer but well below pre Covid levels.  Condo prices were up 1% from one year ago.

The Dunedin and St. Pete Beach housing markets are at 10-year highs in pricing for single family homes and condos.  Condos in St. Pete are staying on the market considerably longer while still managing to gain in price.

The city of Clearwater 33756 and 33755 areas have growth potential as new development and demand start to rise.  The median price for a single-family home in this market is just $390,000.

For additional analysis on a particular city, community, or any other type of property just send and email to for a custom report. 


Clearwater Beach, Sand Key, Island Estates 33767

Current median sold price $670,000
Up .1% YOY
Down 27% from previous month
The two year low $574,000 in October 2022
The two year high $819,000 in April 2023

Condos have been staying on the market an average of 53 days
One year ago the average was 21 days
The two-year high was reached in June 2021 at 66 days
Prior to Covid the average was over 100 days 10 out of 12 months

There were 34 total condo closings in May
One year ago there were 53
The two-year low is 16 in November 2022

New condo listings in May rose to a two year high of 67
One year ago there were 54 new listings
The two-year low was 29 in October 2022

Months of supply rose to a two year high of 5.83 months up 579% from last year
In January of 2022 there were only .37 months of supply.

Clearwater Beach, Sand Key, Island Estates 33767
The current median price for a single-family home in 33767 is $910,000
This is
down from $1,600,000 the previous month and down 46% a year ago
The two-year low is $874,450 September 2022

There were only 7 single family home closings in May
The two year high for closings is 11 in March 2023

There were only 5 new listings in May
The two years high for new listings in a month was 12 in June 2022

Sellers are getting 87% of the original listing price down 6.2% YOY.

Months of supply rose to 5 months
The two-year high is 5.4 months February 2023


Median sale price $537,500 a 10 year high up 3.5% YOY
The two year low $390,000 August 2021

High demand and low inventory are helping to fuel price highs in Dunedin.  There are only .98, less than one months of supply for single family homes in Dunedin
The two-year high was 1.65 months in December 2022.  The last time inventory broke over 2 months was July 2020.

The average days on the market in May for single family homes is 31
One year ago the average was 11 days which is also the two year low

Total closed sales were in line with two-year averages.  In May there were 52 closings.  One year ago, there were 54.

There were 41 new listings in May, down from 55 one year ago
The two-year average is 43

Median sale price $625,000 is a new 10 year high up 21.8% from one year ago
The two year low is $390,000 September 2021
Sellers receive and average of 91.3% of the original list price down 8% YOY

The average days on market for a Condo in this market for May is 64 days
The two year low was 12 days May 2022

Months of supply hit a 5 year high in May at 4.93 months up 498% from one year ago when it was at .82 months
The 5 year low was .40 months in December 2020

There were 45 condo closings in May up 2.3% from one year ago

There were 52 new condo listings down 5.5% from one year ago

Single Family Homes
Median sale price $1,375,000 up 71% from one year ago and just shy of the 10-year highs
The two year low is $800,000 May 2022
Sellers receive and average of 92.3% of the original list price down 7.8% YOY

The average days on market for single family homes are 38 days for May
The two-year high was 67 days in April and the low was 6 days November 2021

Months of supply increased 310% from one year ago to 5.47 months
The two-year low was .47 back in January 2022

There were 27 single family closings in May, up 17.4% from one year ago.

There were 39 new listings up 50% from one year ago



Pinellas County
How do these communities compare to price trends for all of Pinellas County combined?  Communities on and near the beach have different dynamics so we take the time to separate them for our analysis.  Below is a price trend history for all of the county, single family in purple and condo in red.  


For additional analysis on a particular city, community, or any other type of property just send and email to for a custom report.  


Vivian and Tom Smith, Kristin Vincelli 


May 15, 2023

Imagine Clearwater - Coachman Park


Imagine Clearwater: A Visionary Venue Set to Captivate Audiences

Clearwater, Florida, eagerly awaits the grand opening of its latest cultural gem, Imagine Clearwater. This visionary venue, slated to open its doors in just a few short months, promises to revolutionize the entertainment landscape of the region. Boasting a state-of-the-art design and a commitment to fostering artistic expression, Imagine Clearwater is poised to become a magnet for locals and tourists alike.


At the heart of Imagine Clearwater's allure is its innovative architectural concept. The venue's striking modern design blends seamlessly with the surrounding natural beauty of Clearwater's waterfront. With a capacity of over 5,000, the amphitheater will offer an intimate yet electrifying experience for concertgoers. The open-air setup, complete with acoustically optimized features, guarantees exceptional sound quality, ensuring that every performance resonates with the audience's soul.


Beyond its physical appeal, Imagine Clearwater is set to become a vibrant hub for artistic collaboration and community engagement. The venue plans to host a diverse range of events, including live music concerts, theatrical performances, art exhibits, and cultural festivals. By providing a platform for both established and emerging artists, Imagine Clearwater aims to nurture local talent and expose audiences to a rich tapestry of creative expressions.


Additionally, Imagine Clearwater's commitment to sustainability is commendable. The venue has incorporated eco-friendly practices throughout its design and operations, including solar energy generation, water conservation systems, and recycling initiatives. This environmentally conscious approach not only reduces the venue's carbon footprint but also serves as an inspiration to visitors, encouraging them to embrace sustainable living practices in their own lives.


The economic impact of Imagine Clearwater cannot be overlooked. The venue's anticipated popularity will undoubtedly attract visitors from far and wide, resulting in a significant boost to the local economy. Hotels, restaurants, and businesses in the surrounding area stand to benefit from increased tourism and patronage. Furthermore, the venue's ability to attract top-tier performers will elevate Clearwater's cultural standing, solidifying its reputation as a premier destination for entertainment and the arts.


As the countdown to the grand opening of Imagine Clearwater begins, excitement and anticipation fill the air. The stage is set for an immersive and unforgettable experience that will leave a lasting impression on all who pass through its gates. Clearwater's residents and visitors are ready to embark on a new chapter in the city's cultural evolution, where imagination knows no bounds, and the transformative power of art reigns supreme.


In the meantime, mark your calendars for the upcoming events that will celebrate Clearwater's rich cultural heritage. On June 28, Clearwater Celebrates Coachman Park, followed by Clearwater Celebrates Diversity and Culture on June 29. June 30 brings Clearwater Celebrates Music, while July 1 is dedicated to Clearwater Celebrates Community. Clearwater Celebrates Hispanic Culture takes place on July 2, and July 3 is all about Clearwater Celebrates Wellness. The grand finale, Clearwater Celebrates America, will captivate audiences on July 4. These events, held at Imagine Clearwater, promise an exciting array of entertainment, art, and community engagement. Join Clearwater in these celebrations and be part of the city's vibrant cultural tapestry.

Imagine Clearwater is poised to become an iconic symbol of creativity, unity, and inspiration for years to come.


- Kenneth G. Arsenault, III

Posted in Leisure
May 3, 2023

The Beachwise Real Estate Market Report Clearwater to St. Pete

What you need to know about the housing market for Pinellas County Beaches and more!

Kristin Vincelli, Rollerblading Realtor
Follow me on Instagram 
Kristin Vincelli Clearwater Beach Realtor (@rollerbladingrealtor) | Instagram

The beach sand is getting hot again so bring your flip flops with you to the beach if you’re planning a trip.

I am glad you are here because this market report is going to bring you up to speed on all things real estate for the beach communities of Pinellas County from Clearwater Beach all the way to Pasadena. 

Here is a summary of what you need to know…

Median sale prices are up in 5 out of 11 categories.  The condo market in Clearwater Beach and Indian Rocks Beach led the way up 12% year over year (YOY) both at 10-year highs.  Single family home prices were also up 12% in Clearwater Beach to $1,800,000.  Condo prices in Madeira Beach declined 56% but saw single family homes rise 13%.  St. Pete had declines in both the condo and single-family market, down 16% and 13%. 

Active listings are up substantially in all areas.  The amount of time homes are staying on the market is also increasing.  Homes in the $400,000 to $700,000 range are still getting multiple offers and seem to be that sweet spot for buyers.  However, buyers interested in million-dollar homes seem to be content waiting it out for reduced price.

Where is this market heading?  Active listings are up 200% while new listings, new under contracts, new pending contracts are all down by more than 15% countywide.  The market is slowing down even as prices rise in some markets.  Buyers have the leverage as the market continues to shift.  Real estate on and near the beach is still in high demand here so we do not expect prices to experience a sustained correction in price.  Keep an eye on the city of Clearwater downtown area, Largo and Gulfport.  Home prices are still in the 300k to 600k range and there are a lot of new developments taking place. 


Clearwater Beach, Sand Key Beach, Island Estates

Condo and Townhomes:
Median sale price $754,900 up 12% YOY
Previous month $756,250
One year ago $665,000
10-year high $757,500 April 2021

Average days on the market 37
One year ago 24
5-year high 151 March 2019

Average sale price to original list price 97%
One year ago 97.7%

Closed sales 47
One year ago 62
5-year high 76 March 2020

Active Listings 133
One year ago 35
5-year high 288 February 2019

New Pending Sales 48
One year ago 68
5-year high 83 March 2020

Single Family Homes:
Median sale price $1,800,000 up 12% YOY
Previous month $1,192,500
One year ago $1,487,500
5-year high $2,200,000 June 2021

Average days on the market 80
One year ago 36
5-year high 197 March 2019

Average sale price to original list price 84% down 13%
One year ago 97.3%

Closed sales 11
One year ago 8
5-year high 16 May 2018

Active Listings 25
One year ago 4
5-year high 69 May 2018

New Pending Sales 5
One year ago 10
5-year high 15 February 2019

Indian Rocks and Indian Shores Beach 33785
Condo and Townhomes:
Median sale price $865,278 – 10 YR high
Previous month $735,000
One year ago $774,886
10-year high $865,278 Current month

Average days on the market 49
One year ago 5
5-year high 162 October 2017

Average sale price to original list price 88.6% down 12% YOY
One year ago 100.4%

Closed sales 13
One year ago 35
5-year high 42 April 2020

Active Listings 53
One year ago 4
5-year high 288 February 2019

New Pending Sales 26
One year ago 21

Single Family Homes:
Median sale price $1,297,500 down 35% YOY
Previous month $1,775,000
One year ago $1,975,000
10-year high $1,975,000 March 2021

Average days on the market 54
One year ago 51
5-year high 166 September 2018

Average sale price to original list price 87% down 16%
One year ago 103.1%

Closed sales 8
One year ago 5
5-year high 16 June 2020

Active Listings 14
One year ago 4
5-year high 43 February 2018

New Pending Sales 8
One year ago 4

Belleair Beach 33786
Condo and Single Family Combined:
Median sale price $747,000 down 14% YOY
Previous month $670,000
One year ago $869,000
5-year high $2,912,000 Jan 2022

Average days on the market 46
One year ago 61
5-year high 292 November 2018

Average sale price to original list price 90% down 8% YOY
One year ago 98.1%

Closed sales 5
One year ago 11
5-year high 16 July 2019

Active Listings 19
One year ago 6
5-year high 45 November 2017

New Pending Sales 3
One year ago 5

Madeira Beach, Redington Beach 33708

Condo and Townhomes:
Median sale price $357,500 down 56% from one year ago
Previous month $420,000
One year ago $635,000
5-year high $703,500 December 2021

Average days on the market 16
One year ago 4

Average sale price to original list price 93.3% down 8% YOY
One year ago 101.4%

Closed sales 38
One year ago 38
5-year high 68 Dec 2017

Active Listings 91
One year ago 22
5-year high 173 January 2018

New Pending Sales 44
One year ago 40

Single Family Homes:
Median sale price $620,576 up 13% YOY
Previous month $585,000
One year ago $540,000
5-year high $888,000 December 2022

Average days on the market 43
One year ago 4
Average sale price to original list price 93.3% down 6% YOY
One year ago 98%

Closed sales 24
One year ago 20
5-year high 37 August 2020

Active Listings 55
One year ago 18
5-year high 101 April 2017

New Pending Sales 22
One year ago 50

St. Pete Beach, Treasure Island 33706

Condo and Townhomes:
Median sale price
$450,000 down 16% YOY
Previous month $467,000
One year ago $536,612
5-year high $570,000 January 2021

Average days on the market 46
One year ago 5

Average sale price to original list price 92.8%
One year ago 98.6%

Closed sales 29
One year ago 39
5-year high 76 April 2020

Active Listings 117
One year ago 26
5-year high 186 February 2018

New Pending Sales 44
One year ago 52

Single Family Homes:
Median sale price
$1,057,500 down 13% YOY
Previous month $1,355,000
One year ago $1,212,000
5-year high $1,680,000 December 2022

Average days on the market 40
One year ago 7

Average sale price to original list price 90% down 7% YOY
One year ago 97.6%

Closed sales 26
One year ago 22
5-year high 45 December 2020

Active Listings 79
One year ago 24
5-year high 129 March 2019

New Pending Sales 24
One year ago 25

Gulfport, Pasadena 33707
Condo and Townhomes:
Median sale price $392,500 up 14% YOY
Previous month no change
One year ago $339,900
5-year high $450,000 November 2021

Average days on the market 18
One year ago 5

Average sale price to original list price 94.3% down 5.7% YOY
One year ago 100%

Closed sales 36
One year ago 29
5-year high 47 May 2021

Active Listings 70
One year ago 33
5-year high 102 January 2018

New Pending Sales 30
One year ago 40

Single Family Homes:
Median sale price $420,000 down 12% YOY
Previous month $408,100
One year ago $475,000
5-year high $545,000 December 2020

Average days on the market 12
One year ago 4

Average sale price to original list price 94% down 8% YOY
One year ago 102%

Closed sales 45
One year ago 46
5-year high 57 May 2020

Active Listings 66
One year ago 23
5-year high 119 April 2018

New Pending Sales 55
One year ago 47


Snapshot for Pinellas County as a whole



If you liked this month’s market report, please send me an email or text with your feedback.  I would love to hear from you.  If there is an area I can cover for you just let us know and we can prepare a report for you.  Whatever your Real Estate needs are my team and I can help.


Have a great MAY 2023 and maybe I will see you at the beach!


April 28, 2023

Lending Blacklist What Buyers and Sellers Should Know

I found this great article about condo financing that both buyers and sellers should become familiar with.  Unfortunately, many buyers and sellers get halfway through the buying process with a lender only to find out that the condo building is not financeable using Fannie Mae condo guidelines.  If you are working with a lender, it is highly recommended that you have them search the Fannie Mae database of approved condos before you begin the process of buying.  This will save you, the seller and everyone involved a lot of time and heartache if done up front.  Make sure the lender sends you confirmation of the approved building and if they cannot consult your lender on what the steps are to get the building approved. 

For a great condo lender, I use give me a text or call me at 727-686-1596.  I would love to share with you.  Most of my business is condos so I am very familiar with the process.  My husband and I have had a mortgage company as well and have been on the other side.

See you on the beach!

Kristin Vincelli
The Rollerblading Realtor… Kristin Vincelli Clearwater Beach Realtor (@rollerbladingrealtor) | Instagram


Fannie Mae and Freddie Mac have a growing list of “do not lend to” U.S. condo complexes that buyers don’t discover until they apply for a loan and get rejected.


ORANGE COUNTY, Calif. – Jeff and Melaina Brill will long remember February 2023 as the month they went through a complicated pregnancy and a hellish home sale at the same time.

In the end, their new baby girl and their escrow both turned out fine.

Their daughter, Aurora, was delivered by C-section on March 2. Three and a half hours later, they got a text saying the two-bedroom condo the family of five had outgrown had been sold as well.

“(The sale) seemed like a shoo-in, and we were on the edge of celebrating when we started getting messages from the Realtor that there’s some kind of problem with the building,” Jeff Brill said. “My wife was already concerned about the pregnancy situation. Now we’re adding to the stress of ‘do we sell this place or not?’”

Unbeknownst to the Brills, their real estate agent or their homeowners’ association, mortgage giant Fannie Mae had put their building, the Harbor Lofts condominiums in downtown Anaheim, California, on a secret list of condos ineligible for Fannie-backed mortgages. They didn’t find out about it until their buyers applied for a loan near the end of a three-week escrow.

All over America, condo buyers and sellers have been getting similar surprises.

In response to the Surfside, Fla., condo collapse that killed 98 people and caused more than $1 billion in property losses, conventional lending giants Fannie Mae and Freddie Mac drafted new lending standards last year to weed out condos and co-ops with deferred maintenance, structural safety issues or shaky finances.

As a result, a growing number of complexes wound up on what some call Fannie Mae’s “blacklist.”

Many, like the Harbor Lofts, got put on the list because of construction defect litigation between the owners and the builder. In February, residents of 6,102 condos at Laguna Woods Village learned their homes were added to the list because their HOA’s insurance is insufficient.

But it’s hard to know that a building is on the list, let alone why it got put there. Fannie’s list is confidential, available only to lenders and servicers.

As a result, condo buyers and owners are often unaware they can’t get cheaper conventional financing until they apply for a loan – sometimes while in the middle of a sale.

“It’s a crapshoot,” said Orest Tomaselli, project review president for CondoTek, a Philadelphia-based company that provides documents and services to condo and co-op lenders. “The only way for you to find out if a (condo) project is on that list is if you apply for a mortgage and the lender runs that project to see if it’s unavailable. And only then, typically, is a buyer informed.”

The number of buildings on Fannie’s list is relatively small, but it’s growing fast. In the 16 months since the new standards took effect, Fannie Mae’s list of ineligible condos and co-ops grew from about 900 nationwide to more than 1,400, Tomaselli said. Of those, just over 60 are in Southern California.

But once a property lands on that list, buyers or owners seeking to refinance can’t get cheap, conventional mortgages. For a median-priced Southern California condo, that means paying 2.5 percentage points more in interest and $769 more per month in mortgage payments.

That affects the pool of buyers, limiting sales to those who are paying cash or willing to get higher-cost financing.

“You’re essentially blacklisting the (condo) community, and that affects values,” said David Gaylord, a mortgage broker with Arbor Financial in Laguna Niguel.

There are 132,000 to 157,000 condo and co-op complexes in the U.S., according to the Community Associations Institute.

While Freddie Mac doesn’t maintain a list of ineligible condos or co-ops, both Freddie and Fannie adopted “temporary” guidelines in January and February 2022 making such communities ineligible for conventional loans if they have significant deferred maintenance or lack the reserves or insurance for future repairs.

Both Fannie and Freddie required HOAs to complete a new questionnaire to determine if complexes are in serious disrepair or lack the financial wherewithal for renovations, Tomaselli said.

Lenders who sell their mortgages to Fannie and Freddie also are expected to take a deeper dive into condo or co-op documents, reviewing six months of HOA meeting minutes and examining inspection and engineering reports from the past five years.

Soon after the new guidelines took effect, the Mortgage Bankers Association and the National Association of Realtors called for a pause in their implementation, saying Fannie and Freddie need to clarify the requirements and overhaul the HOA questionnaire.

Fannie and Freddie defended the new guidelines, saying they’re meant to protect lenders and borrowers, adding that just 1% of the nation’s condos and co-ops are on Fannie’s list. “These measures help protect borrowers from physically unsafe or financially unstable (condo or co-op) projects,” a spokesperson said in an email.

Like Fannie Mae, the Federal Housing Administration (FHA) keeps a list of condos and co-ops ineligible for FHA mortgages. But the FHA makes its list public, even providing an online search engine to look up the eligibility status of condo complexes.

A Fannie Mae spokesperson declined to explain why its list is private.

But real estate agents, mortgage brokers and industry insiders say it should be public.

“Shouldn’t homebuyers, shouldn’t Realtors, shouldn’t HOAs themselves know if somehow they wound up on this bad list?” asked Kelly Richardson of Pasadena, an HOA attorney and a contributing writer for the Southern California News Group. “It reminds me of double secret probation from that famous old comedy (“Animal House”). … We’re not going to tell you that you’re on that status, but we’re also not going to tell you why you’re on that status.”

Fannie Mae said a complex’s status can change when sufficient documentation is provided to confirm eligibility issues have been resolved. But because the list is secret, HOAs have a hard time finding out why they’re on the list or how to get off it, industry officials said.

It’s easy for a local loan officer to input the wrong data or check the wrong box, they said.

Making the list public provides “greater transparency,” said Ken Fears, NAR’s director of conventional finance and valuation policy. “We think it would be a real benefit to the industry – not just servicers and lenders but also real estate agents or the HOAs,” Fears said. “If there’s erroneous information about the property on this registry, there’s no way for an HOA or agent to know about it or to contest it, and that’s very problematic.”

Finding out mid-escrow you can’t get conventional financing could put a condo purchase out of reach for some buyers because they might need a bigger down payment or because they don’t meet stricter credit requirements, said Los Angeles mortgage broker Joshua Wolfson, owner of Executive Funding Solutions. “If you haven’t met any of those other requirements, you may not be able to buy that property,” Wolfson said. “You may fall out of escrow.”

Some HOA attorneys advise their clients not to fill out the new questionnaires, saying there’s too much risk, Richardson said.

HOA board members and community managers aren’t engineers or architects, yet they’re asked to answer questions as if they were, industry officials said.

“What if you say everything’s great, but it’s not? Or what if you say there is a structural deficiency, and they don’t get their loans, but you were wrong?” asked Natalie Stewart, president of FHA Review, a Huntington Beach firm that helps condo developments qualify for FHA and Veterans Affairs funding. “You’re putting a lot of pressure on somebody who doesn’t have the resources to answer the question correctly.”

At the Mariposa in Plum Canyon condos in Santa Clarita, word has gotten around about being on Fannie’s list, Re/Max agent Chad Hartman. The complex of attached townhomes has been on the list for at least a year because of its construction defect lawsuit against the builder.

“My guess would be it was a pretty painful process the first few deals when people found out. (But) it’s been known since,” Hartman said. “The local agents, we’ve known about this for a long time.”

But nobody knew about the list at the Harbor Lofts – until the Brills’ escrow almost fell through and saddled the couple with an extra mortgage they couldn’t afford.

Expecting their third child, the Brills decided to sell their 1,859-square-foot condo after they looked around and asked, “Where do we put the nursery?” They already were sharing their condo with their two sons, Eli, 4, and Levi, 2.

“We needed to move somewhere that had more bedrooms,” Jeff Brill said.

The couple bought a four-bedroom, two-story house in Anaheim Hills and moved last December. Then they put the condo up for sale. Jeff Brill, who works at Blizzard Entertainment, calculated he could pay overlapping mortgages for just two or three months.

Despite a slow housing market, the Brills’ condo sold within a week at $100 over their asking price. The buyers were eager to move in, offering to close in just three weeks.

“We had really good buyers who loved the property,” said Cindy Uhrik, the Brills’ agent. “About two weeks into the escrow, we found out they couldn’t get their loan.” The reason shocked her since the Harbor Lofts didn’t show up on the FHA’s ineligible list, and “FHA is more stringent than Fannie Mae and Freddie Mac.”

The escrow got extended one week. Then another. The Brills considered selling their new house to avoid paying two mortgages for a fourth month.

“Sleepless nights? For sure for my wife,” Jeff Brill said. “What does it look like if we have to box the stuff up again and tell the kids this isn’t our home?”

The buyers, meanwhile, went from lender to lender, finally getting approved for a loan, but at a higher cost. The Brills coughed up $15,000 to cover the buyers’ added finance costs.

Then, it was on to the next challenge: Melaina’s labor, scheduled for March 2. The C-section took a little longer than expected. But in the end, little Aurora was delivered, beautiful and healthy.

Meanwhile, Uhrik had a delivery of her own. She was determined to close escrow before Aurora was born. Instead, both deliveries occurred simultaneously. The Brills were in the recovery room feeding their newborn when Jeff Brill’s phone made a little pop.

“Escrow’s closed,” the text read. “Everything’s complete.”

© 2023 MediaNews Group, Inc. Distributed by Tribune Content Agency, LLC.


Posted in Market Updates
March 3, 2023

Top Agent Award 2023 - Congratulations Kristin Vincelli!

I am truly grateful to have received this reward.  It has been an amazing journey the last 10 years.   

Thank you to all my clients whom I call friends, family and support team.  Without all of you this would not have been possible.  I appreciate all of you.

Looking forward to the next 10 years and having all of you be a part of it.

Kristin Vincelli
Follow me on Instagram to see what I am up to The Rollerblading Realtor

Over $250,000,000 Sold and Closed!

Posted in Leisure
Feb. 19, 2023

Clearwater Beach Housing and Real Estate Market Report February 2023

The Beachwise Real Estate Housing market report for Clearwater Beach to St. Pete Beach for February 2023   

Summary:  Prices and other key metrics at 5-year averages.  Homes are staying on the market longer.  Multiple offers on beach condos and homes that are fully updated.  New construction along the beaches creating areas of opportunity.  Are we back to normal?  We are most likely going to be seeing a high and medium range now for the next several months and even years.  Most likely testing highs and then slowly coming back down.  Out on the street, activity has really picked up since the new year began.  I am even seeing multiple offers on updated properties that are move in ready.  Buyers are still being patient however as homes are staying on the market longer each month.  3 things I will be watching moving forward:

·        How long are homes staying on the market? 

·        What is the final sale price compared to original listing price?    

·        Steady gains in pending sales and new contracts.


Clearwater Beach, Sand Key Beach, Island Estates 33767

Condo 33767
Demand for homes and condos in Clearwater Beach is still high. 

  • New listings and new pending sales jumped to 6-month highs. 
  • Median sale price of condos dropped 11% from previous month and was down 9% year over year. 
  • New pending sales increased to 34 up from 22 the previous month.
  • New listings increased to 44 up from 33 the previous month.   
  • Average days on the market is 59 – up 63% from previous month of 22 days.
  • Sellers on average received 91% of list price this month compared to 93% the previous month.  The 5-year average is 97.3%

Single family 33767
With only 1 sale in January, we are unable to give an accurate average for the month as it sold for over $4,000,000.  One year ago, home prices averaged $879,500. The good news is that January saw new pending sales and new listings jump 60%. 

Median Sold Price condo $610,000                                  
5-yr Avg $596,480

Median Sold Price Single Family $4,455,000                               
5-yr Avg $1,629,000

Closed Sales 20                                                        
5-yr Avg 38

Months of supply 3.9                                              
5-yr Avg 3.9

Active Listings 150                                       
5-yr Avg 179

New Pending sales 44                                             
5-yr Avg 64



Imagine Clearwater estimate completion date July 2023

City of Clearwater inland including downtown area 33755

Leave the beach and just over the causeway is potential…I am looking at Clearwater downtown as the next hot spot.  Cleveland street East is being entirely redone.  Downtown has an amazing view of the sunset sitting at restaurants looking at million-dollar yachts.  It's really a fun vibe. My office and home are here and can tell you each time I drive through the area, my excitement builds.  The $60,000,000 re-development of Coachman Park, called Imagine Clearwater, is almost done.  Concerts and events are already scheduled for July with top artists.  Can’t wait to see this completed and the energy it will bring to downtown.  How much better can Clearwater get?

New condos and more on the way are pushing prices to new highs.  Although not on the beach sand the intracoastal can still sport amazing views.  Check out one of my listings at the New Construction condos at Marina Bay 920 N Osceola Avenue Unit 404, Clearwater, 33755 ( and you will see what I mean.

Median price single family $342,500
5-yr Avg $258,650

Median price condo $525,000
5-yr Avg $280,190

New listings up 39
5-yr Avg 45

New pending sales 42
5-yr Avg 53

Average days on the market 59    
5-yr Avg 44

Final sale price vs original list price 89.5
5-yr Avg 94.4



pic of Marker 48 Dunedin

Dunedin 34698
Single family homes in Dunedin have the lowest average for days on the market in the entire county.  Prices are in a nice range compared to Clearwater, Island Estates, and Belleair.  The city has amazing restaurants and family friendly events all year.  There is golf, Honeymoon Island State Park, the beautiful causeway out to the park, the downtown marina, holiday parades and community park for farmers markets, not to mention a brand-new baseball stadium with year-round activities and games.  I was a Dunedin resident for 3 years, while raising my son 8 years ago and have many fond memories still today.

Median sale price CONDO $240,000
5-year average $229,330                                                   

Median sale price SINGLE FAMILY $452,500
5-year average $366,500

Average days on market 44
5-year average 40

New listings 77
5-year average 81

New pending sales 82
5-year average 101

Final sale price vs original list price 93.6%
5-year average 95.7



st. pete beach 

Treasure Island and St. Pete Beach 33706
Click here to see new construction listings in 33706 - 8 listings

Click here to see FIXER uppers in Pinellas County - 41 listings

Click here to see condos daily weekly rentals under $500,000 – 49 listings

Median sale price condo $499,000
5-year average $394,200                                       

Median sale price single family $1,431,250
5-year average $782,450

Average days on market 49
5-year average 47

New listings 58
5-year average 78

New pending sales 57
5-year average 77

Final sale price vs original list price 90.3%
5-year average 94.6%


Thank you for taking the time to read my report.  If I left anything out that you might want to know just let me know. 

Check out my new listings here Beachwise Real Estate - Homes for Sale in Clearwater Beach

FOLLOW ME see what I’m up to Kristin Vincelli Clearwater Beach Realtor (@rollerbladingrealtor) • Instagram photos and videos


Call me anytime to talk 727-686-1596 about the market or just to say Hi!  Love talking with you.






Posted in Market Updates
Feb. 8, 2023

Price Slowdown? Profits Still Rising Florida

Money exchanging hands2022 Price Slowdown? Sellers’ Profits Still Rose

Prices didn’t stop rising in 2022, increases just slowed. U.S. sellers averaged a $112K profit, up 21% – and eight of the top investment returns were in Fla. metros.

IRVINE, Calif. – According to Attom’s end-of-year report, the typical sales profit percentage rose from 2021’s 45% to 51% last year, even with values dropping in the second half of 2022. Overall, home values rose 10%.

Florida, however, led Attom’s list for price gains after Hilo, Hawaii (100% return on investment or ROI); Lake Havasu City-Kingman, Arizona (88.4%); and Spokane, Washington (86.2%).

Florida metro areas’ return on investment in 2022

  1. Fort Myers (ROI up from 51% in 2021 to 85.4% in 2022)
  2. Ocala (up from 49.7% to 82.4%)
  3. Naples (up from 44.7% to 74.4%)
  4. Port St. Lucie (up from 62.8% to 84.8%)
  5. Miami (up from 42.9% of 64.1%).
  6. Orlando (ROI up from 42.2% to 62.2%)
  7. Tampa (up from 53.8% to 73.8%)
  8. Jacksonville (up from 43.7% to 58.4%)

Attom found higher profits from 2021 to 2022 in 98% of housing markets with enough data to analyze – the highest level in the United States since at least 2008.

The $112,000 profit on a median-priced home sale in 2022 was a 51.4% ROI compared to the original purchase price, up from 44.6% in 2021 and 32.8% in 2020. The latest profit margin was also the highest since at least 2008.

Attom graphs showing 20 years of sellers gains

“It seems pretty likely that home seller profits peaked for this cycle in 2022,” says Rick Sharga, executive vice president of market intelligence at Attom. “Median prices have declined on a monthly basis since mortgage rates doubled between January and October and are likely to decline further in many markets across the country in 2023, reducing profitability for home sellers.”

Attom also found that all but two out of 157 metros saw 2021-2022 price increases, with an increase greater than 10% in 85 of those cities.

Florida metros again scored some of the highest numbers:

  1. Naples (median up 26.9%)
  2. Fort Myers (up 26.7%)
  3. Lakeland (up 25.7%)
  4. Port St. Lucie (up 24.6%)
  5. Ocala (up 23.8%)

In a look at metro areas with a population of at least 1 million, Tampa came in first (up 21.9%), followed by Raleigh, North Carolina (up 17.9%); Austin, Texas (up 17.9%); Orlando (up 17.7%); and Tucson, Arizona (up 17.2%).

However, some U.S. metros saw a drop in 2022 ROI. Attom found the biggest drops in Salem, Oregon (ROI down from 82.7% to 43.1%); Atlanta (down from 43.9% to 36%); Boise, Idaho (down from 75.9% to 68.9%); Prescott, Arizona, (down from 82.7% to 75.9%) and Sacramento, California (down from 61% to 54.7%).

Home seller tenure near 10-year low

Home sellers who sold in the fourth quarter of 2022 had owned their homes an average of 5.85 years, a drop from 5.96 years in the previous quarter and from 6.05 years year-to-year. The latest figure represented the third-shortest average home-seller tenure since 2012.

Average seller tenures declined in three out of four U.S. metros (72%) of the 107 metro areas with a population of at least 200,000.

© 2023 Florida Realtors®


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Posted in Market Conditions