In this month's report we look at how the housing slowdown is impacting Pinellas County as a whole and the individual beach communities from St. Pete to the Clearwater Beach area.

Here is what you need to know.

-Sales are down across the board
-Median days homes are staying on the market are up 
-Inventory continues to climb
-Median sale prices are down by 10-15% year over year in most areas

What to expect for the next 4 months:

Historically summer months are slow.  However, a lot of buyers are on the fence meaning if we start to see the economy stabilize and lower rates we could see a large influx of these buyers back into the market.  Sellers who have had homes listed for several months will be ready to negotiate and housing will start the rebound.

The following local market insights are a summary of current activity to May.  If you would like a more detailed report on a local community or specific city, please email stephen@beachwiserealestate.com or text Stephen at 727-430-1995 with your request.

PINELLAS COUNTY WHOLE

CLEARWATER BEACH, SAND KEY, ISLAND ESTATES 

CITY OF CLEARWATER 

ST. PETE BEACH 

ST. PETE ALL ZIP CODES 

INDIAN ROCKS BEACH 

MADEIRA BEACH 

SAFETY HARBOR

DUNEDIN

PRICE TRENDS Clearwater - St. Pete 

Clearwater Beach Condo & Town Home

Clearwater Beach Single Family

St. Pete Beach Condo

St. Pete Beach Single Family

Dunedin Single Family

Clearwater Single Family (city)

The market in Pinellas County is changing rapidly.  If you are thinking of buying or selling anywhere in Pinellas County you need to talk to someone who is dialed in and can give you an honest and expert opinion.  Call us today at 727-686-1596 or 727-342-0088.  We are looking forward to hearing from you today!

Beachwise Real Estate is ranked in the top 3% out of 14,000 Realtors with over $300 Million Sold for the last 5 years in a row!

Beachwise Real Estate

Happy Friday!  Hope you are well today.  It's Spring Break here and as beautiful as ever on the beaches.  Tourists are everywhere, great to see.  2025-2026 is going to be full of surprises here in Pinellas County and Beachwise is going to here with the information that matters if your looking at buying or selling.  Drop me and email or text with your thoughts.  I would love to hear from you.

Housing Market Update  
Clearwater Beach, Sand Key, Island Estates

SINGLE FAMILY HOMES SUMMARY

Sale prices dipped by 50% in January due to distressed homes from storms closings but rebounded nicely in February back to normal levels.  We are at 5-year averages in all key metrics except the sold price to original list price ratio 82.3%.  Prices have hit a cieling at the 1,200,000 to 1,300,000 zone.  We expect prices and demand to remain at current levels until the recovery is complete.  Prices for this luxury market are low compared to other beach communities across the state and country.  Once the recovery is complete buyers who have been on the sidelines waiting for some kind of correction may see home prices rise to new all-time highs.  We expect sellers to hold firm so if your looking to own here on the beach now is a great time to buy.

Median sale price trend 1-year
(5-year high Nov. 2021 $3,200,000)

STAY UP TO DATE ON THE RECOVERY NEWS
New Program Covers 75% of Cost to Elevate Homes | Florida Realtors

State to Host Disaster Recovery Workshops | Florida Realtors

Flood Program Borrows $2B After Storm Claims | Florida Realtors

CONDO MARKET SUMMARY 

Condo/Townhome- Feeling the effects of the storms.  Closings are down, new pendings are down, average days on market and active listings are way above 5-year average.  The Hurricanes of 2024 have left several buildings needing repairs and buyers are hesitant to say the least.  Prices are holding firm for the ones that sell as sellers are holding firm through the season in hopes more buyers will come into the market.  If buyers stay on the sidelines through the current season we expect sellers to take homes off the market until the market stabilizes.

Median sale price trend 1-year
(5-year high June 2022 $965,000)

Brought to you by BEACHWISE REAL ESTATE
Top 3% Pinellas County 5 years in a row!

Local market insight into:                                      
Clearwater Beach
Clearwater
Dunedin
St. Pete
Palm Harbor
Gulfport
Pinellas County

Median sale prices for Pinellas County have reached an ALL-TIME HIGH to start 2025 at $477,500. The demand for single family homes in the $400k-$500k range is very strong.  In fact, almost every city in Pinellas County has reached all-time price highs in the last 12-24 months. The beaches, although trending down now are being rebuilt and are on track to be even better than ever.  We should continue to see modest growth inland and a temporary pullback on the beaches.  Any pullback on the beaches will be short and once rebuilding is finished home prices will stabilize quickly.

Clearwater Beach (Sand Key, Island Estates)

Clearwater (City)

Dunedin

St. Pete

Palm Harbor

Gulfport

Pinellas County

Looking for a property in the area? Need a value check? Is it the right time to buy or sell? Want to know how to negotiate the best deal? Let’s talk soon.

Beach Condos Under $500k
Home Estimate - Find out what your home is worth | www.homesforsaleinclearwaterbeach.com
Homesforsaleinclearwaterbeach.com Advanced Search
Featured Properties
Meet Our Team of Realtors

Congratulations Kristin Vincelli You Did It Again!

TOP 500!! 5th year in a row! 🙌🏼🏆🏅

The success I have had truly comes from a deep desire to be the best I can be for everyone that I am blessed to serve in this business.  The love and support I receive from friends and family give me energy to perform at a high level.  And for my mentors, teachers and counselors who allow me to stand on their shoulders.

With success there is always sacrifice.  Let me be real with you all for a moment.  As my friend and follower, you see my happy posts, my success, and triumphs. 🤗

What you don’t see is the immense amount of energy and effort poured into my career. The sacrifices of family time to meet deadlines and work on my clients’ schedules. The sleepless nights worrying about my clients that need a fast sale so they will be financially ok. The amount of thought and genuine care I have for people forces me to go above and beyond to meet expectations. The vulnerability and emotional rollercoaster I’m on that my family sees. The endless technical skills I’ve acquired through “self-learning” multiple systems, website HTML coding, publisher, design, marketing, social media, MLS, Zillow, Zillow 360 tours, floor plans, photoshop, Showing Time, postcards, brochures, advertising, listing preparation, buyer preparation and open houses (I’m sure there’s way more I’m missing). The HOURS spent in classes to get my license, plus 132 HOURS for my BROKER license.  

And last but MOST IMPORTANTLY, the expert legal acumen that is only learned through trials, mistakes, cancellations and the multitude of legal issues that arise from completing over 250 transactions across my 12-year career as a realtor and now Broker.

I’m humbled by this career. It’s a MAJOR hustle that requires dedication, diligence, STRONG emotional IQ and most of all strong family support and patience from my son and husband.

Thank you to my LOYAL clients, vendors, friends, and anyone who has given me advice or listened to my crazy real estate “war” stories along the way. And Tom Smith and Vivian Smith for seeing something in me 8 years ago that I didn’t see in myself yet. You are the real MVPs. 💖💖💖

Thank you!! Cheers to the Top 500. 🥂

With gratitude,

Kristin Vincelli and The Team @ Beachwise Real Estate
Real Estate Broker
(727) 686-1596
Lic #BK3311032
Kristin@BeachwiseRealEstate.com
BeachwiseRealEstate.com

The Storms and The Election What It Means Now!

Analysis for: Clearwater, Clearwater Beach, Dunedin, St. Petersburg, Palm Harbor, and Safety Harbor.

Local market insight from Beachwise Real Estate.  Expert analysis and our forecast for the local market and including key data points about price, closings, price per square foot, days on market and more.  Scroll down for the full report.

Text us back at 727-430-1995 for a customized market report on a community or city you are interested in.  We will email it to you within 24 hours.

Here is what you need to know…

October was a month to forget.  As expected most key metrics declined including sale price, total sold volume by as much as 31%.  Even before the storms the real estate market here had come to a standstill as buyers and sellers waited for the election results.  Many of our friends lost their homes this year.  We watched as their homes were gutted and belongings placed on the streets in the front of their homes in piles so high you could not see the other side.  Residents who lost everything had to find rentals while insurance companies and contractors figure out how this recovery is going to take place.  Native to this area it was mind blowing to see so much suffering and the beautiful beaches in such disarray.

Then the election happened.  Immediately afterwards, phones started ringing.  The vibe changed from uncertainty and depression to optimism in an instant.  Showings are increasing daily as buyers are back looking for deals.  Sellers are feeling more confident and holding firm with prices hoping for a comeback.  With the holidays coming up we could see a slow November and December.  In time we know the beaches will be back again and even better than before.   There are many challenges still ahead of us.

Major damage to beach homes and condos will take months to stabilize.  Hundreds of homes are now inhabited up and down the beaches.  Residents are either going to stay and rebuild or sell the highest investor.  They have had to look for shelter inland while the insurance and rebuild process takes hold.  It has been a very difficult time for many residents, friends and family.  The condo market is in a tough spot.  Many condos were damaged severely, some were not.  Condos were already dealing with milestone engineering reports when the storms hit causing even more damage.  Sellers are in a tough spot as banks won’t finance a condo with damage.  How long this takes to sort out no one knows.  If HOA rates continue to rise how many owners will be forced to sell?  

Inland communities are looking much better.  We expect growth in cities like Largo, Palm Harbor, Seminole, Safety Harbor in 2025 as the local economy gains steam.  There is a lot of development planned in these communities as well.  The fix and flip markets are booming.  There are several areas across the county that are currently undergoing a transformation as investors and their crews are buying up the older homes to fix and flip most in the $400,000 range.

Bottom line is if you’re a buyer now is a good time to use whatever leverage you have.  If you wait too long sellers will eventually get the leverage back.  Timing is everything in any market.  It could mean the difference of tens of thousands of dollars.

If you’re ready to buy or sell you should know what the local housing market is up to.  A Beachwise Real Estate agent is ready to share our market insight today.  One phone call could save you tens of thousands of dollars. Call 727-686-1596 or email kristin@beachwiserealestate.com.

CLEARWATER (all zip codes inland)

Closings 186 down 17.7%, five-year average 268

Median Sold Price Condos $240,000 up 6.7%, five-year average $205,570

Median Sold Price Single Family $450,000 up 1.1%, five-year average $390,740

Days on Market 58 days up 70.6%

Price Per Square Foot $258 up .4%

Summary: The median sale prices for single family and condos combined rose 21% to $373,000 compared to last year at this time.  The five-year average is $308,450.  Total sold volume was down 13% year-over-year.  Active listings are almost double the 5-year averages while new listings and new pending’s are down 35% and 18%.  Clearwater is still growing.  The areas surrounding downtown are still very affordable and ripe for fixer uppers.  We expect this market to reach new price highs after the slow holiday months.   

CLEARWATER BEACH, ISLAND ESTATES, SAND KEY BEACH

Closings 28 down 33%, five-year average 40

Median Sold Price Condos $650,000 down 18%, five-year average $642,480

Median Sold Price Single Family $1,150,000 down 44%, five-year average $1,409,562

Days on Market 113 days up 135%

Price Per Square Foot Condo $513 down 1%

Price Per Square Foot Single Family $497 down 19%

Summary: The median sale prices for single family and condos combined rose 5.2% to $875,000 compared to last year at this time.  The five-year average is $724,500.  Total sold volume was down 33.8% year over year, one of the largest declines in the last 3 years.  The damage from the storms was extensive.  We expect it will take 3-6 months to try and sort things out.  Investors were on the scene the week after the last storm trying to take advantage of damaged homes that buyers did not want to take the time and effort to repair.  The condo market is facing some major challenges.  The condo market was already dealing with the state mandated milestone inspections when the storms hit.  We expect prices to decline or stay flat until HOA’s can figure out how much it is going to take to make repairs.  Insurance is another big factor.  Will the government step in to provide some kind of support or will premiums rise dramatically?

SAINT PETERSBURG (all zip codes)

Closings 383 down 36%, five-year average 641

Median Sold Price Condos $295,000 down 34%, five-year average $346,000

Median Sold Price Single Family $431,000 down 2%, five-year average $392,578

Days on Market 65 days up 97%

Price Per Square Foot Condo $339 down 27%

Price Per Square Foot Single Family $357 down 2.5%

Summary: The median sale prices for single family and condos declined 8% to $400,000 in October.  The five-year average is $376,000.  Total sold volume declined 44.2%, the largest decline in the last 3 years.   Prices of single-family homes are holding firm while condo prices are in a down trend.  Supply is up to 6.5 months and active listings are down 300 to 2400.  Sellers are getting 90% of original listing price.  We expect stability going forward as the large decline in volume correlates with the storms.

DUNEDIN

Closings 57 up 8.6%, five-year average 68

Median Sold Price Condos $302,000 down 28%, five-year average $282,380

Median Sold Price Single Family $614,325 up 21.6%, five-year average $475,865

Days on Market 43 days up 30.3%

Price Per Square Foot Condo $254 down 19%

Price Per Square Foot Single Family $354 up 1.4%

Summary: The median price of homes and condos combined in Dunedin rose 5.1% to $520,000 in October year over year.  The five-year average is $425,000.  Total sold volume was up 8.6% from one year ago.  This increase in sales volume combined with less inventory will push prices higher in Dunedin.  New listings and new pending’s are down substantially and well below 5-year averages.  Sellers are getting 93.2% list price, one of the highest in the county.   Supply is one of the lowest at 2.95 months.  Will more owners list their homes after the holidays as they see prices rise?  If demand grows and inventories decline prices will likely climb even higher in 2025.

PALM HARBOR

Closings 95 down 5.9% five-year average 134

Median Sold Price Condos $280,000 up 5.7 five-year average $242,000

Median Sold Price Single Family $472,450 down .5% five-year average $442,470

Days on Market 76 days up 153%

Price Per Square Foot Condo $248 up 2.9%

Price Per Square Foot Single Family $286 down 2%

Summary: The median price of homes and condos combined rose 10.3% to $430.000 in October.  The five-year average is $374,900.  Total sold volume was down 4% from one year ago.  The Palm Harbor market is one of the more consistent markets in the county.  It is centrally located and still one of the more affordable markets.  We expect prices to stay in a tight range near all-time highs that were reached one year ago.

 SAFETY HARBOR

Closings 13 down 7% five-year average 25

Median Sold Price Condos $910,000 up 84% five-year average $441,863 (only two closings’ data skewed)

Median Sold Price Single Family $720,000 up 13% five-year average $567,850

Days on Market 49 days up 82%

Price Per Square Foot Single Family $311 down 9%

Summary: The median price of homes and condos combined rose 25.9% to $720,000 in October.  The five-year average is $522,300.  Total sold volume was down 1% from one year ago.  

Kristin Vincelli, Broker
727-686-1596

Check out our NEW YouTube Channel

"Experience Clearwater"
 

Very excited to present our new YouTube Channel. We are just getting started! This video is a Rollerblading Tour of Clearwater Beach. On the channel, we also have a tour of Downtown Clearwater. Coming soon are tours of Sand Key and Island Estates. We will be posting market updates and valuable real estate insights. Like and Subscribe! We appreciate your continued support. 

Kristin Vincelli, Broker

One of my favorite communities is Sand Key Beach.  It is just over the bridge from Clearwater Beach.  It is a quiet piece of paradise packaged in a great community.  Most people I speak to from out of town didnt know it has so much to offer.  I love to rollerblade all over the county and know a lot of different spots.  Sand Key is a great place to get outdoors and skate.  Let me know of you want to with me next time.

CLICK HERE TO WATCH THE Rollerblading Realtor Tour of Sand Key Beach (youtube.com)  I hope you enjoy!

Currently there are 100 active listings Homes for Sale Sand Key Beach 
86 condos, 14 homes
Prices range from $420,000 to $4,999,000
There are 17 condos pending sale Pending sales Sand Key Beach

Sand key is almost all luxury condos.  Median prices are in the 800,000 range.  1 month minimum rentals are the norm with just a handful of weekly rentals allowed.  Text me for that list.  The big news in this market are the milestone inspections taking place this year.  Most of the buildings have passed, however some have not, these owners are facing hefty assessments.  Before you buy a condo in Sand Key or any area along the beach call me for the list of buildings that are in the clear.

Sand Key Park Beach is beautiful and quiet.

The sunsets are amazing!

Beachwise Real Estate thanks you for visiting our site.  We hope you have found this article helpful.  We would love to know more about you and your interest in owning real estate here in the Pinellas County area.  We would also like to share our experience and knowledge of the local housing market with you.

See you on the beach!

Hello and thank you for taking a moment to read our latest housing market report for Pinellas County.  We looked at cities from around the county to see where the markets are heading and where the opportunities are.  If there is a city or community, you would like to know more about it, we have a lot of expert analysis waiting for you.  Send us your request to stephen@beachwiserealestate.com.

What you need to know...
The housing market for Pinellas County reaching all time high sale prices again.  Several cities across the county have all had price highs.  Pinellas County single family homes touched all-time high this quarter at $473,000 and condos $300,000.  Homes are selling relatively fast in most areas, some in less than 30 days.  Inventories are rising giving buyers more leverage however there seems to be a shortage of buyers these last two months.  Closings are up 1% YOY for single family and down 17% for condos.  Sellers are reducing prices after 30-45 days on market with over 60% of all active listings having price reductions.   

Hot Markets:
City of Clearwater, single family days on market 19 days, median price $412,500 near all-time highs, condo $229,000.
Safety Harbor, single-family all-time highs up 35% $635,000, homes sell fast 18 days and just 4 days for condos.
Gulfport, home prices just $365,000 and room to go, homes selling in just 12 days on average.  Inventory up 77%.
Saint Petersburg, single family homes reached all time highs $479,900 up 7% YOY, homes selling quickly in just 20 days.
Seminole, all time price highs at $484,000 up 18% YOY
Dunedin all time price highs again, 4 months in a row.

Not So Hot Markets:
Clearwater Beach condos, average days on market 100, condo prices drop below $600,000 to $588,750 down 10.9% YOU and 20% MOM.

Real Estate Property Taxes Increasing!  Very often the taxes listed in the MLS are based on a previous value.  If you are thinking of buying a home use this calculator to estimate what your tax payment will be.  Tax Estimator | Pinellas County Property Appraiser (pcpao.gov)

What can we expect?
Much of the same.  Slow and steady growth in desirable areas.  Buyers should be ready to move back into the market after the election.  Pinellas County is still a highly desirable area with a huge inventory of older homes in the $250k-$450k range that are being bought up by fix and flip teams.  Prices are at their peak so we may see a pull back the next few months before any new highs are reached.

Pinellas County, FL single family and condo (red)

Safety Harbor, FL 
Prices at all-time highs for single family homes $635,000, up 35% YOY.  Active listings are up over 100% YOY.  Months of supply rose 137% YOY.
Homes are selling quickly in Clearwater: single family 19 days, condo and townhomes 48 days.
Active Listings: Safety Harbor Single Family Homes For Sale
Safety Harbor Condos For Sale

Fun things to do in Safety Harbor 13 Fun Things to do in Safety Harbor, Florida (guidedbydestiny.com)
Planning & Zoning Division | Safety Harbor FL - Official Website (cityofsafetyharbor.com)

Clearwater, FL 
Prices near all time highs down 2.6% YOY.  Active listings are up over 100% YOY.  Months of supply rose 137% YOY.
Homes are selling quickly in Clearwater: single family 19 days, condo and townhomes 48 days.
Active listings: Clearwater Homes for Sale Beachwise Real Estate
Clearwater CONDOS for Sale Beachwise
Experience Clearwater YouTube 
Rollerblading Realtor Tour of Downtown Clearwater 
Planning & Development - City of Clearwater (myclearwater.com)

Gulfport - St. Pete, 33711
One of our personal favorite markets at this time.  The town has a great vibe about it, very family friendly similiar to Dunedin.  Single family homes at all time high up 2.2% YOY to $345,000, condos down 6% YOY.  Days on the market just 12 days for single family, 38 for condos.  Supply is up 77% YOY.  
Active listings: Gulfport St. Pete Homes/Condos for Sale Beachwise
Your Gulfport Expert Zyon Christante
THE 15 BEST Things to Do in Gulfport (2024) - Must-See Attractions (tripadvisor.com)
Community Development | City of Gulfport (mygulfport.us)

Clearwater Beach, FL 33767 (Sand Key Beach and Island Estates) 
Median sold price combined is $622,850 down 10.1% YOY.  Days on market 100, up from 63 YOY.  Average sold price to original list price is down to 89% from 91.6% YOU.  40 total closings down 4.8% YOY.  Median sale price for condos dropped below $600,000 to $588,750 down 10.9% YOY and 20.2% MOM.  Condos are staying on the market on average 107 days.  Closings were down 12.8%.

Active listings: Condos for Sale Clearwater Beach
Single Family Homes for Sale Clearwater Beach
Clearwater Beach is Awesome Official Page Facebook
The BEST Clearwater Family-friendly activities 2024 - FREE Cancellation | GetYourGuide
Rollerblading Realtor Tour of Clearwater Beach

Saint Petersburg, FL all zip codes
Single family home prices reached all-time highs to $479,900 across all zip codes in St. Pete.  Homes are selling in just 20 days.  Median sold prices up 5.11% combined.  Days on market up from 40 a year ago to 53 days.  Condo prices up 30.2% YOY to $410,000.  Closings also rose 14% YOY, some of the highest closing increases of the county.  Condos staying on market 79 days, single family 45.

Active listings: Single Family Homes for Sale Saint Petersburg Beachwise
Saint Pete Condos for Sale Beachwise
Planning & Zoning (stpete.org)

Seminole, FL  
Prices at all-time highs for single family and condos.  This market has room to grow.  For more information about the Seminole market contact Beachwise agent Ken Arsenault today!

Homesforsaleinclearwaterbeach.com Search Results

Dunedin, FL  
Still at all time price highs $502,000 for single family homes.  New pending and closings at 5-year averages.  Supply up to 3.5 months.

Dunedin Homes for Sale Beachwise

Palm Harbor, FL  

Palm Harbor Homes and Condos for Sale Beachwise

Congratulations on choosing a Beachwise agent to accompany and guide you on your journey to homeownership.  You can rest peacefully now knowing you have someone in your corner who cares.  All of us here at Beachwise Real Estate welcome you to our family and can’t wait to get started. 

Check us out!

Beachwise Real Estate Main Office 727-214-2420

Instagram Rollerblading Realtor

Facebook Beachwise Real Estate

*New Experience Clearwater YouTube Channel

Clearwater Beach is Awesome

Featured Properties

Blog and Market Reports
*For a customized market report email Stephen@beachwiserealestate.com

See You at the Beach!

Give us a call if your coming in town and need transportation to and from.

This is exciting news!  Your journey is just beginning.  We know that buying a home can be the best experience you’ve ever had or possibly the worst. Bad advice or no advice could cost you tens of thousands of dollars and lots of headaches on this journey.  Thankfully you don’t have to worry about all that.   

We want to congratulate you on choosing a Beachwise agent to accompany and guide you on your journey to homeownership.  You can rest peacefully now knowing you have someone in your corner who cares.  All of us here at Beachwise Real Estate welcome you to our family and can’t wait to get started.  

So, you’re ready to buy a home. Here’s your next 111 to-dos. ^*

Get Informed - Do Your Research 

1. Research the real estate industry and legal services to understand what’s available to you, including the entire process and necessity for legal representation.
2. Achieve proficiency in federal and state fair housing laws that protect your rights. You want to be sure that you’re not being denied the opportunity to make an offer on a home or secure financing based on your race, religion, national origin, sex, disability, and/or family status.
3. Research local and national down payment assistance resources. These programs can help make your home purchase more affordable.
4. Check your eligibility for down payment assistance programs.
5. If you’re a Veteran, research home services and loan programs available to you.
6. If you’re a Veteran, determine whether you qualify for a zero-down VA home loan. Making a down payment is a significant hurdle for many home buyers. Programs like these can open the door to homeownership, for those who know about them and qualify.
7. Learn about local home prices, inventory levels, and market demand in your desired area. If you are in a hotter market, high demand for homes may affect your buying process and offer strategy.
8. Ensure that all personal and financial information remains confidential to mitigate risk of identity theft. Research the steps that you can take to protect your identity when buying a home.
9. Throughout the process, know the risks of posting home search details on social media to avoid being targeted for fraud.
10. Do some research on what home features are currently popular to help identify your preferences
    and how this may affect the value of the home.

Set Homeownership Goals and Budget

11. Obtain a copy of your credit report, including your credit score, to assess where you stand, and ensure you have time to dispute errors and improve your score.
    The better your credit score, the more likely you are to be approved for a mortgage and receive a better rate.
12. Consider all your homeownership wants and non-negotiable needs. You may need a certain number of bedrooms based on the size of your family, or a first-floor bedroom and bathroom if you plan to age in place.
13. Set your budget and be mindful of the complete cost of homeownership. Consider the purchase cost of the home and any ongoing living and maintenance expenses. Those ongoing expenses may include but are not limited to real estate taxes, heating, AC, water, yard and appliance maintenance, repairs, homeowners’ association fees, and commuting costs.
14. Assess your financial ability to purchase a home.
    The typical rule of thumb is that your total monthly housing payment (mortgage, taxes, insurance, etc.) shouldn’t be more than 30% of your gross monthly household income, but individual situations may vary.
15. Assess your desired market’s compatibility with your budget based on current income and other considerations.
16. Professionally advocate for yourself throughout the entire process. To do that, you should promote and defend your interests while keeping emotions in check to ensure you get your desired outcome.

Start Your Home Search 

17. Establish and adhere to a schedule for house hunting, mortgage approval, and closing to meet your desired timeline. If you miss any milestone deadlines, you could be at risk of losing your down payment or losing the home for purchase.
18. Learn how local markets could affect your buying and owning process. Fewer homes for sale, future development plans, school ratings, access to transportation, and community amenities are all elements that may affect demand in a given market.
19. Scout listings and online marketplaces for suitable properties.
20. Set up real-time alerts on home search marketplaces to get notifications when matching homes hit the market, and for open houses and price reductions.
21. Compare properties to your wants and needs list to ensure they align with what you’re looking for.
22. Tap your personal network to uncover additional properties of interest that are not yet publicly listed and may become available for sale soon. 
23. Contact homeowners in desired areas to see if they are considering selling.
24. Gather information about any homes that might be for sale but are not actively being marketed.
25. Virtually preview properties that you’re interested in.
26. Select homes for viewing that align with your specific needs.
27. Schedule multiple in-person home viewings by contacting each home’s listing agent. Schedule separate appointments at times that suit the listing agent but may not always suit you.
28. Periodically reevaluate your needs and refocus your property search, as necessary.
29. Explore all available resources to learn more about prospective neighborhoods. Be sure to speak to local experts who understand the neighborhood and will give you honest feedback.
30. Tour the amenities, schools, and points of interest, and test commute times in your chosen search area. 
31. Cross-reference local crime registries for the neighborhoods you are searching.
32. Educate yourself on what to look for in property disclosures of home listings while you search to make informed decisions. Required property disclosures vary by state and may include, but are not limited to rights of way, upcoming special assessments, whether the home is in a flood zone, past termite damage, and the presence of lead paint.
33. Stay current with the listing months of market inventory. As with days on the market, this indicates how competitive a given market is and should inform your offer. 
34. Consider measures of home value beyond price per square foot. These include neighborhood, proximity to work and community amenities, and community development plans. Be sure to consult with a local expert to get the most comprehensive information.
35. Research municipal services and other relevant neighborhood information.
36. Be informed about potential neighborhood negatives such as noise levels, venues, or operations that could impact your property value.
37. Check applicable zoning and building restrictions if you plan to rent out your home or add a unit to generate short-term or monthly rental income.
38. Understand public property and tax information for potential homes. It’s important to be informed about the possibility of future tax increases and property assessments, which will affect the property taxes you owe from year to year.
39. Gather and consider important data on utility availability and costs. For example, you’ll want to confirm if the home has good high-speed internet access.
40. Research any environmental factors and risks that could affect your home, such as flooding, wildfire, heat, air quality, and noise. Some of these factors will affect the cost of ownership. For example, if the home you purchase is in a flood zone, you will need to obtain flood insurance.
41. Narrow down your top home choices for a closer look before considering making any offer.

Prepare Financing

42. Analyze your finances to determine the total down payment and closing costs you can afford.
43. Gather and assess quality lender resources.
    Ask friends and family for recommendations.
44. Consider at least three mortgage lenders during the pre-approval process. Mortgage rates, terms, and eligibility may vary from lender to lender.
45. Familiarize yourself with the mortgage pre-approval process. Pre-approval means that a lender has verified your income, credit background, and other factors and has provided a conditional commitment for an approved mortgage amount. With pre-approval, your offer will be considered far more seriously.
46. Prepare and collect personal financial information like pay stubs, credit card statements, and other existing loans/debt, and share that information with the lenders you’re considering.
47. Collect and compare multiple financing options. Beyond traditional mortgages, look into lesser-known alternative options like seller financing or rent-to-own programs.
48. Explore various financing options to find the best fit for your needs. Many people use a conventional, fixed-rate 30-year mortgage, but mortgages with other terms (e.g., 15- and 10-year fixed rate, adjustable rate, and assumable) might also be options.
49. Coordinate with your lender to discuss discount points, which you can pay to lower the interest rate on your loan.
50. Analyze loan estimates. Loan duration, size of your down payment, fees, and other loan terms can affect your overall mortgage costs.
51. Obtain a pre-approval letter from your lender, which is more comprehensive than pre-qualification. Pre-approval is a written commitment from a lender that stipulates the amount they will lend you for a home purchase.
52. Carefully review the pre-approval letter from your lender to understand its contents and ask necessary questions.

Making Your Offer

53. Review statistics to see what percentage of the list price sellers in your area are currently receiving. This will help you decide whether to offer the asking price, or adjust your offer below or above the asking price, to make your bid more competitive.
54. Consider the current, local average days on the market to gauge property pricing and market competitiveness. Fewer days on market indicates greater demand, which means you may need to raise your offer or offer additional incentives to make your offer more competitive.
55. Pay for a professional comparative market analysis (CMA) before making an offer to ensure it’s competitive. A CMA is a report that details recent home sales, local market activity, and sales prices to help you craft a successful offer.
56. Research independent home valuation information from online resources like Realtor.com to assess an offer price that considers the sale of similar homes in the area. It’s important to make an offer that’s in line with local market conditions. You don’t want to overpay for a home, or make an offer that’s so low it won’t even be considered, so it’s good to talk to an independent adviser who has local market knowledge.
57. Consider hiring a real estate lawyer for legal representation as you build your offer and for legal due diligence as you review contractual documentation.
58. Review a sample sales contract to prepare to make an offer. This document outlines every facet of the transaction, but it may not include everything you want in the transaction or from the seller, so don’t assume everything is there. 
59. Understand common contract contingencies and the importance of including protective clauses in your offer. These may include but are not limited to your ability to secure financing that covers the appraised home value, inspections (home, radon, lead, etc.), closing date, date of possession, and owner lease-back terms.
60. Learn about any purchasing incentives that you might be eligible for. Home sellers may offer concessions like a pre-paid homeowner warranty, closing costs, or allowance for home improvements/repairs as indicated by a home inspection. You will need to negotiate these as your own representative.  
61. Ensure your offer will stand out as the most attractive in the current market. Be ready to compete—many homes today are receiving multiple offers and bidding wars are common.
62. Craft an offer that is well positioned to be accepted, and submit it to the seller’s agent. An offer typically includes how much you are willing to pay for the home, how much earnest money you can provide, when you want to close on the home, and the deadline for the seller to respond.

Negotiations and Offer Acceptance

63. Identify and prioritize your main goals for contract negotiations.
64. Familiarize yourself with negotiation best practices.
    Be mindful of how your body language and facial expressions can influence a successful negotiation.
65. Develop a negotiating strategy to secure the best terms. In addition to price, consider terms such as repairs, closing costs, or the timeline for closing.
66. Negotiate the best price with the seller’s agent.
    The seller’s agent will be negotiating on the homeowner’s behalf. You will be negotiating with a professional who likely has extensive experience in this area, and you may be at a disadvantage.
67. Be prepared for multiple-offer situations. Don’t get discouraged, and have your negotiation strategies ready.
68. Consider using offer strategies like an escalation clause, which raises the price you’re offering by a certain amount over the price that another buyer is offering; offering flexibility on move-in/possession date; or waiving various contingencies.
69. Explore optional contingencies, and understand their advantages and disadvantages. If you agree to waive the inspection contingency, for example, you are accepting the risk of purchasing a home that may have myriad defects or require additional funds to repair or bring up to code.
70. Be aware that all known material defects should always be disclosed to you. Know what questions to ask, and ensure you receive and comprehend all required disclosure forms by state and federal laws. These forms vary by state.
71. Agree to final terms with the seller, and sign the contract. In some states an attorney may be required. 
72. Verify the final offer is signed by all parties.
73. Prepare your lender for listing agent calls. The agent representing the home seller will contact your lender to confirm pre-approval and arrange other settlement details. These details will likely favor the home seller, since that agent is representing their interests, so you may want to participate in those calls to negotiate on your behalf.

Facilitate Closing

74. Coordinate communications effectively among all parties, including your lender, the seller’s agent, the closing attorney, and any additional third parties.
75. Seek additional guidance for transactions involving short sales, foreclosures, or bank-owned properties. These transactions often involve additional title, ownership, and financing considerations, and they may be as-is
    —meaning, the properties may be damaged or require costs for repairs that the buyer is accepting as a condition of purchase.
76. Estimate the gross out-of-pocket cost of completing the transaction. This may include, but is not limited to, closing costs, a title search, financing points (to “pay down” the mortgage interest rate), and transfer taxes.
77. Acquaint yourself with flood insurance. If the home you purchase is in a FEMA-identified flood zone, you must obtain flood insurance as a condition of ownership. You may also consider adding flood insurance to your regular home insurance policy, because most regular policies do not cover damage from flooding.
78. Learn about title insurance, and consult a qualified insurance broker. Title insurance covers any pre-existing title problems that you may discover after you’ve purchased the home (e.g., tax liens, unpaid/outstanding mortgages, previous ownership claims).
79. Fully investigate your options for a home inspector, title company, appraiser, and other services. Forgoing a home inspection is not advised as these professional inspectors will provide a comprehensive assessment
    of a home’s current condition and risks. 
80. Create a list of required and optional home inspections, including environmental, roofing, and mold. This will help you determine what inspection contingencies to include in your purchase offer.
81. Ensure that necessary property surveys are ordered. A property survey will help you understand where your property begins and ends, and determine any potential issues—such as easements or encroachments—before you take ownership of the property.
82. Discuss any concerns arising from the home inspection. Use any negative findings from your home inspection report as leverage for repairs or credits.
83. Track and meet all contract deadlines. Depending on the terms of your offer, these may include deadlines for inspections, final financing/loan, down payment and earnest money deposits into escrow, title searches, and settlement date.
84. Order the appraisal. Confirm whether your lender will accept an independent appraiser or require an appraisal management company to conduct the appraisal.
85. Question the appraisal report if it affects your financing. Check for errors like square footage, inadequate home comparisons, or incorrect descriptions of the home or neighborhood.
86. Order the title search. A clean property title means the buyer and lender agree there are no claims on the property that could become an issue after ownership
    is transferred.
87. Regularly contact your lender to ensure the loan process is on track to meet the closing requirements.
88. Ensure any necessary funds, like earnest money or down payments, are received by the stated deadlines
    to avoid any risk of the seller terminating your contract.
89. Ensure all parties have all forms and information needed to close the sale. Missing or late paperwork can cause delays.
90. Check addendums and alterations for agreed-upon terms.
91. Take note of the location and details of your closing meeting.
92. Confirm and communicate the closing date and time to the seller’s agent, noting any changes.
93. Schedule and conduct a final property walk-through. Create a comprehensive checklist of your concerns regarding the home, and then confirm that any agreed-upon repairs were addressed or fixed by the seller.
94. Confirm the clear-to-close status, indicating all documents and conditions to approve your loan have been met, with your lender.
95. Review your closing statement. It explains the terms
    of the mortgage, the projected monthly payments, and how much your fees and closing costs will be. 
96. Double-check all taxes, dues, and prorations related to your purchase.
97. Request the final closing figures from the closing agent. This is the total amount of money that you will have to bring to the closing table.
98. Review your title insurance commitment carefully
    to ensure all information is accurate.
99. Be aware of wire fraud risks, and verbally verify all wiring instructions with the seller’s agent before transferring funds. Get the detailed instructions from your closing company, and be leery of any messages you receive that request changes to the original instructions.
100. Provide receipt of escrow deposit to the seller’s agent/broker to verify this financial step has been completed.
101. Gather all required forms and documents for closing. Typically, you’ll need a photo ID and a cashier’s or certified check (or receipt of a wire transfer).
102. Perform any remaining closing activities to complete the transaction.
103. Review all closing documents with the closing agent or attorney. Be prepared to sign a ton of paperwork.
104.  Distribute final documents to all involved parties for their records. You’ll want to keep this important paperwork safe.
105.  Verify receipt of all keys, access codes, garage door openers, and manuals for all equipment and appliances.

Post-Closing Activities

106. Prior to moving, consider rekeying your locks and changing access codes as an extra precaution to safeguard your home from anyone who may have had access prior to your ownership.
107.  Remember to transfer all utilities and services to your new residence so you do not incur costs on your former residence. This ensures everything is up and running in preparation for your move-in date.
108. Turn your home inspection report into a maintenance to-do list.
109. File claims with your homeowner’s warranty company as needed. A home warranty is a policy that covers the cost of major repairs or appliances.
110.  Stay engaged and proactively follow up on any pending items or concerns post-closing. Keep a running checklist handy to ensure you stay on top of any potential warranties, including their expiration dates.
111. Arrange for the move-in day in your new home by contacting movers. Buy yourself a bottle of champagne. Congratulations, you’re a new homeowner now.

Or do 1 thing, find a buyer’s agent.

No one is better qualified to represent your interests when buying a home than a professional buyer’s agent.

Because they work for you.

They represent your interests in negotiations with the seller’s agent, in probably the biggest financial decision of your life.

Is it any surprise that nearly 9 out of 10** home buyers say they’d use a buyer’s agent when purchasing a home again?

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111 Reasons Why Buyers Agents are So Important in a Purchase Transaction

Congratulations you have an expert in your corner!  Beachwise buyers’ agents are licensed real estate professionals who will walk you through the entire home buying process, answer all your questions, and ensure your transaction runs as smoothly as possible.  Beachwise agents will help you avoid overpaying for a property, negotiate price and terms in your favor and avoid making costly homebuying mistakes.

Service is About Relationship and Results!

Your Representation
As a client of Beachwise Real Estate, your interests will always be my top priority, upheld with the utmost integrity and fairness.  Together, we’ll review the buyer representation agreement and my services, the advantages you’ll gain from my representation, and a transparent insight into my compensation structure. 

Your Property Search
As a client of Beachwise Real Estate, I will listen carefully to your needs and wants, and use my knowledge of the local market to select properties that fit your criteria and budget.  You’ll get access to cutting edge technology that allows you to view and search for available properties you desire.  Your search will notify you immediately when a new listing comes on the market that meets your criteria. 

Your Offer
As a client of Beachwise Real Estate, I’ll provide you with a competitive market analysis (after you select a property), and guide you through the process of crafting, presenting, and skillfully negotiating your offer, ensuring you stand out and secure the best terms possible.

Your Due Diligence
As a client of Beachwise Real Estate, and at your request, I can recommend qualified service providers who can provide you with a wide array of property-related inspection services.  Following your receipt of any property-related inspection reports and you’re having an opportunity to consult with your respective qualified service providers about such reports, I will assist you in navigating remedies available to you under your purchase contract, concerning any deficiencies identified in your property-related inspection reports.  Your peace of mind and informed decision-making are my foremost priorities.

Your Transaction
As a client of Beachwise Real Estate, I will monitor your transaction and keep you informed of all material updates from beginning to end.  Throughout this process, I am committed to keeping you well informed about all significant developments.  Should any questions arise from relevant service providers in your transaction (such as from your escrow officer, title officer, mortgage broker, etc.…), I will work to ensure that those questions are promptly directed to the relevant parties to increase the probability of a successful and seamless closing.

Beachwise Compensation
You will be responsible for compensating Beachwise Real Estate for the services provided to you.  I will provide clear and open information about any applicable cooperative compensation associated with any properties of interest to you.  A buyer agent representation agreement must be executed prior to showing properties.  Sellers may offer concessions via MLS that could include buyer broker compensation.  Concessions must be asked for in the contract, subject to open negotiations in the contract.  Sellers may negotiate buyer-to-buyer if asked for as a concession (subject to price and other factors).

Commitment To Fair Housing
My commitment to fair housing is unwavering.  I pledge to strictly adhere to all applicable local, state, and federal fair housing laws, ensuring equitable treatment for all without exception.

Our Relationship
Although Beachwise duties will end upon completion of your transaction, our connection goes beyond the transaction.  As a client of Beachwise, I am committed to staying engaged with you at every stage before, during and after the sale.  As needed, I’ll facilitate introductions to local resources and service providers.  Communication is tailored to your preferences, ensuring you’re comfortable with the frequency and method of contact.  My aim is to not just gain your trust and satisfaction but to cultivate a lasting client relationship.

Do You Really Need A Buyers Agent?

What Do Buyers Agents Really Do?

Real Estate transactions can be the most complex and complicated transaction you will ever do.  There is a lot that could go wrong and often does.  If you choose to purchase a home without representation it could turn out to be one of the costliest mistakes you ever make.  So, what does a buyer’s agent really do?  Buyers’ agents do much more than open doors and show houses.  The following are just some of the roles and responsibilities that Beachwise agents are committed to providing to all buyers:

·        Helps buyer understand the current state of the local real estate market

·        Determine a budget and identify up front out of pocket expenses

·        Provide detailed reports on top neighborhoods, schools, what’s important to you

·        Identify any unique market conditions, trends or opportunities

·        Review market and housing data based on buyers wants, needs and ability

·        Provide resources for homebuyer education programs, preferred lenders, qualified service providers, etc....

·        Search new listings daily for homes that meet buyers’ criteria using the association of realtors’ multiple listing system (MLS)

·        Coordinate with listing agents for private showings of homes buyers like

·        During showings help to identify each homes key features, possible repair and deferred maintenance issues and more

·        When a property is identified call listing agent to learn more about sellers wants/needs to present the best possible offer

·        Will perform a thorough review of the home’s history, permits, etc....

·        Perform a comparative market analysis to determine offer price

·        Provide a closing cost estimate

·        Review purchase agreement

·        Discuss earnest money, contingencies, home warranty and other concerns at the start of the contract process

·        Negotiate the best possible offer for the buyer

·        Ensure buyer meets all contract deadlines; submit earnest money in timely manner, gathering documents

·        Assist with homeowners’ insurance

·        Schedule and attend home inspection

·        Review all inspections reports with buyers

·        After review, write inspection response for buyers and assist with negotiations of any inspection complications

·        Respond in appropriate time, accepting sellers’ response or terminating contract

·        Schedule sewer scope or septic inspection

·        Clear inspections: sewer scope and oil tank time with listing agent/seller

·        Ensure all repairs are completed on time and reinspection’s are completed

·        Obtain any repairs and obtain all receipts from repairs completed

·        Schedule termite

·        Attend appraisal

·        If price or terms change update all documents

·        Contacts lender to ensure on time closing

·        Review title policy

·        Review home insurance policy

·        Schedule re inspection walk thru

·        Send utility contracts to client

·        Review final closing statement

·        Coordinate closing with all parties

·        Schedule signing time

·        Assist in scheduling locksmith, cleaners, etc.… Coordinate key exchange (including garage door, community keys, and mailbox keys)