The Pinellas beaches have far more condos for sale than buyers are closing on, so buyers compare. The unit that sells is the one priced against recent sales in its building and ready to answer questions about the building. On November 12, 2026, 654 beach condos and townhomes were for sale, about 9.7 months of supply. Condos that sold on their first listing took a median of 81 days. Condos that came off the market first took a median of 243 days across their listings and closed at 82% of their highest asking price.
What the beach condo numbers show
Shane Vanderson reviewed every condo and townhome listing in the Pinellas beach communities, from Clearwater Beach and Sand Key to St. Pete Beach, in Stellar MLS from November 2025 through November 2026, counting homes rather than listings:
- Supply is deep. 654 condos and townhomes were for sale on November 12, against about 68 closed sales a month from August through mid-November. That is about 9.7 months of supply. Beach houses had about 6.8 months.
- Stalls rise with price. 770 of 2,176 condos and townhomes (35%) came off the market unsold at least once. The share was 31% under $420,000, 34% from $420,000 to $650,000, 39% from $650,000 to $1 million, and 38% at $1 million and up.
- Today’s listings are aging. 355 of the 654 active listings (54%) had been on the market 90 days or more, and 332 (51%) had cut their price, by a median of 7.1%.
- Cuts alone didn’t do it. Of the condo listings that came off the market unsold, 63% had already cut their price, by a median of 6.7%, and had spent a median of 172 days on the market.
- The stall had a cost. Condos that sold on their first listing had a median of 81 days on the market and closed at 95.2% of their final asking price. The 94 condos that sold after coming off spent a median of 243 days across their listings. Their asking price came down a median of 13.4% from its highest point, and they closed at 95.1% of that final price, or 82% of the highest.
Source: Stellar MLS data for single-family homes, condos, and townhomes in the Pinellas beach communities from Clearwater Beach and Sand Key to St. Pete Beach, plus nearby waterfront neighborhoods in the same search area, November 12, 2025 to November 12, 2026, analyzed by Shane Vanderson. Condo and townhome are as classified in Stellar MLS. Days on market are MLS active days. First-listing medians leave out sales recorded at 0 or 1 day on market. Months of supply = listings for sale divided by average monthly closed sales, August 12 to November 12, 2026.
Look at the last point again. Condos that stalled closed at almost the same share of their final asking price as condos that sold the first time. Buyers paid what a realistic price allowed either way. The stall added months, and every negotiation started from a lower point.
Why beach condos sit
- Priced against listings, not sales. With this much supply, the units around you are your competition, but closed sales in your building set the price buyers will pay.
- Building questions left open. Older Gulf-front buildings face milestone inspections, reserve studies, and the repairs and assessments that follow. Under Florida law, a resale buyer receives the association’s documents, including the most recent structural integrity reserve study (SIRS) or a statement that none is complete, and since HB 913 took effect on July 1, 2025, has 7 days, not counting weekends and legal holidays, to cancel after receiving them. Read milestone inspections and SIRS and selling a condo with a special assessment.
- Rental rules unclear. Many beach condo buyers ask what rentals the building and the city allow. A listing that leaves it vague, or implies more than the rules allow, loses those buyers. Read short-term rental rules.
- Insurance and flood answers missing. Since Hurricanes Helene and Milton in 2024, buyers ask early about the association’s master policy, the unit owner’s HO-6 policy, and flood history. Read HO-6 condo insurance and Florida flood disclosure.
- A listing that looks like the others. In a building with several units for sale, photos, video, and remarks decide which one gets the showing.
What to change if your condo has been listed 60 days or more
- Get the association packet. Budget, financial statement, SIRS, milestone inspection summary if one applies, insurance information, rental rules, and recent board minutes.
- Price against your building. Start with closed and pending sales in your building and similar buildings nearby, then adjust for dues, assessments, and completed or planned repairs.
- Make one price decision. If the number has to move, move it once, to the range of recent sales.
- Show the view and the building. Gulf or bay views, beach access, parking, amenities, and completed repairs, stated as plain facts.
- Relaunch with something new. New photos, video, and remarks, so the listing doesn’t look like the one buyers already passed.
When Shane Vanderson takes over a beach condo that sat, Shane reads the association documents and the building’s rental rules before setting the price, because buyers read both once under contract. Then Shane relaunches the unit with a price built from building-level sales, new photography and video, and exposure through the Engel & Völkers global network.
Your best move depends on your unit, your building’s documents, and what has closed there recently. That is the review worth doing before the next cut.
Frequently asked questions
How long does it take to sell a beach condo on the Tampa Bay beaches?
Over the past 12 months, beach condos and townhomes that sold on their first listing had a median of 81 days on the market, and about 1 in 4 sold in 30 days or less. Condos that came off the market first and then sold took a median of 243 days across their listings.
Should I lower the price on my beach condo?
Check it against closed and pending sales in your building and similar buildings first. If your price is above that range, one cut to the range usually works better than several small ones. If it’s already in range and showings are low, look at the photos, remarks, and building documents before you cut.
Can I sell my condo while a special assessment is pending?
Yes. Buyers will factor the assessment into their offer, and the contract decides who pays it, so know the amount, the schedule, and what it covers before you list. Disclose what you know. This is general information, not legal advice.
Should I take my beach condo off the market and wait?
Only if something will change. Of the 770 beach condos and townhomes that came off the market unsold in the past year, 543 were still off the market on November 12, 2026. Waiting can make sense if a reserve study, repair, or assessment is about to be settled; otherwise, dues, insurance, and taxes keep coming while the market stays the same.
With about 9.7 months of condo supply on the beaches, the unit that sells is priced against its building and ready for the documents. Start with what to do if your beach home isn’t selling, or call or text Shane at 813-205-5430 for a no-pressure second opinion.
Sources: Florida Senate, HB 913 (2025) bill summary; Florida Statutes section 718.503; Stellar MLS data for the Pinellas beach communities, November 12, 2025 to November 12, 2026, analyzed by Shane Vanderson.
Shane Vanderson is a Broker Associate and REALTOR® with Engel & Völkers South Tampa, licensed in Florida since 2012. He helps homeowners from Clearwater Beach to St. Pete Beach sell after their home or condo didn’t, with a focus on luxury homes, waterfront homes, and condos. Engel & Völkers South Tampa, 724 S Dale Mabry Hwy, Tampa, FL 33609.
