Episode 74: Spring Market Report March - June 2026

Here are the top 10 takeaways from this episode of the Real Property St. Pete Podcast:

• Podcast Resumption After Market Surge: Hosts David Vann and Julie Jones returned from a three-month podcast hiatus after an exceptionally busy period, selling 22 properties combined (David with 12 and Julie with 10) during that time.
• Significant Spike in Sales Volume: Following a slow start to the year (590 sales in January; 700 in February), the St. Petersburg market surged from March through June 2026, averaging nearly 1,000 completed transactions per month.
• Decline in Cash Transactions: Cash sales decreased noticeably—down between 13% and 22% over the recent four-month period—continuing a downward trajectory that began in late 2025 as the post-storm investor buyouts cooled.
• Rising Home Prices: Both average and median sales prices saw strong upward momentum. Average sales prices consistently ranged between $650,000 and $700,000, while median sales prices climbed steadily to near $480,000.
• Sellers Receiving Higher Percentages of List Price: Sellers received 95% to 96% of their original list price from March through June, compared to the 93% to 94% average observed over the preceding year and a half.
• Faster Market Pace (Days to Contract): Median time on market dropped sharply from 54 days in February down to 29 days in June, reflecting increased buyer demand and well-priced inventory.
• Shrinking Inventory Levels: Active listings dropped under 3,000 by June (2,987 properties), reflecting over 1,000 fewer active homes for sale in Pinellas County compared to the same period in 2025.
• Shift in Flood Zone Perception: Buyers are re-entering flood-zone neighborhoods, driven by limited non-flood-zone inventory, elevated home construction, and the lack of major storm activity throughout 2025.
• Resilience of Elevated & Modern Construction: Properties in elevated communities (e.g., Placido Bayou, Caya Costa, Harbor Isle) and newer 14-foot elevated builds (e.g., Shore Acres) did not suffer flood damage in the 2024 hurricanes, boosting buyer confidence in modern flood-zone builds.
• Transitioning Toward a Stronger Seller's Market: The market's absorption rate fell to a 3.5-month supply of inventory in June—a nearly 30% drop from the 5-month supply recorded a year prior.

Want to work with us? David Vann can be found  here, and Julie Jones can be found here! Reach out! We're nice, and we'd love to hear from you!