Not your average beach condo — this one’s got views and good taste.

17920 Gulf Blvd #1806 Redington Shores FL 33708

If you’re the kind of person who says, “I just want something that feels done,” this one’s your match. The views? Swoon-worthy. The updates? Spot on. The staging? Chef’s kiss. This one has sleek design, a modern kitchen, and that “I’m exactly where I want to be” feeling from the second you walk in.

You know how most beachfront condos feel like vacation rentals? The kind with old tile, tan walls, and that same rattan bar stool from 1994? Yeah — not this one. This one’s the real deal. Fully remodeled from floor to ceiling with a designer’s eye and a homeowner’s heart, this 1BR/1.5BA, 1,060 sq ft condo in Redington Towers is crisp, current, and completely move-in ready. It’s the kind of place that feels like home — but with better views and zero maintenance drama. 

The open living/dining area leads to a wall of glass — your front-row seat to the Gulf and the Intracoastal Waterway. The balcony stretches the width of the condo, with access from both the living room and the bedroom. Morning coffee? Sunset cocktails? Showing off to your friends that yes, this is your actual view? All encouraged.

The primary bedroom is yuge. I mean YUGE. Believe me. Like, “two king beds” YUGE — not that you need more than one, but... And the custom closet system means you can ditch the IKEA hacks. The en-suite bath brings the spa vibes: dual showerheads, granite bench, wide vanity, and plenty of room for long, steamy,  exhale-the-day kind of moments. And yes, there’s a guest half bath — so no one has to brush their teeth next to your retinol and razor collection.

Let’s talk peace of mind: hurricane-rated sliders, remote-controlled storm shutters, brand-new 2024 HVAC. And the building? Already passed its milestone inspection, finished its Structural Integrity Reserve Study, and has ample reserves and a reputation for being one of the best-run communities on the beach. Community perks? Just the basics: gulfside heated pool, EV charging stations, fitness center, and a clubhouse that’s basically a grown-up playground — billiards, ping pong, movie room, banquet space, grills for both the propane purists and the charcoal traditionalists, and yes, even a library. Bonus: the clubhouse is currently being renovated, so it won’t feel like you’ve time-traveled to 1983.

The kitchen? A total glow-up. Walls removed, peninsula opened, and everything rethought. Sleek white shaker cabinets, deep drawers, matte black fixtures, dramatic backsplash, and swirling granite counters that tie it all together. Thoughtful storage, stainless appliances (hello, 2022 fridge with ice maker!), and a layout that just makes sense. 

You’ve got covered parking, a storage unit, and bike/kayak/paddleboard storage. Del Bello Park is directly across the street with picnic tables, a fishing dock, and launch access. Grocery stores, pharmacies, and seafood shacks? All five minutes away. Disney? 90 minutes. Downtown St. Pete? Closer. Use it as your primary home, a winter escape, or a smart seasonal rental (3-month minimum). Close the shutters, lock the door, and you’re off — no worries, no surprises. This one’s ready when you are.

Whether you’re upgrading, downsizing, staycationing or just finally ready to live the sunset life instead of watching other people do it on Instagram — Unit #1806 in Redington Towers is THE ONE.  Redington Towers #1806: Because you deserve a condo that doesn’t come with homework.

Come see what real beach life feels like. Call or Text (727) 496-6112 for more info and to schedule a virtual or in-person walk-through.

Click here for the stunning video tour:

If April was the market stretching its legs, May is the market at a jog. We're not sprinting, but things are definitely moving — especially if you're priced right and marketed smart.

Inventory: Still Rising

May 2025 added another wave of listings, bringing us to 1,340 properties for sale. That’s a 15% increase in just one month, and nearly double what we saw back in October 2024. Some of these are storm holdovers. Others are sellers finally ready to stop waiting and start doing.

The takeaway? Sellers are re-entering the chat.

Buyers: Still Showing Up

Yes, buyers are back. I can tell from the click-throughs and open rates from our digital marketing. But getting them to show up in person — checkbook in hand, ready to fall in love — takes more than good timing. It takes effort.

When Buyers show up, they're bringing calculators, insurance quotes, and questions. They’re doing more due diligence and taking longer to make decisions. They’re also expecting a bit of a break on price  (even on homes that weren’t directly affected by the storms). The psychology of a post-hurricane market runs deep.

Sellers: It’s Time to Get Strategic

Want buyers to fall in love with your home? Then give them something to fall in love with.

Here’s the thing: buyers don’t have to understand your life. You have to understand theirs.

I once told a homeowner to remove clutter, personal items, and the 37 ceramic lighthouses she had on every flat surface. She got indignant and said, “Well, they have to understand — we LIVE here.” And I said, “Yes, you’re absolutely right. You do live here. And you will continue to live here… if we don't remove things that will distract buyers.”

Buyers don’t want to see your refrigerator magnets, dusty corners, or faux ivy cascading out of a wicker basket. You’re not selling memories — you’re selling surfaces. So:

✔ Clean it like Ryan Reynolds is coming to dinner.
✔ Clear off your countertops.
✔ Get the stuffed animals off the bed.
✔ Take down the family photo wall.
✔ If it doesn’t scream “calm, clean, updated,” pack it up now and thank yourself later.

Oh — and let’s talk price. If your home’s been listed for two to four weeks with no offers? Then congratulations: you’ve just discovered the price buyers won’t pay -- your list price..

What’s Actually Selling?

Single-story homes are still moving — many of them older, lower-elevation homes deemed substantially damaged after the storms. They're selling fast, mostly for land value, and clearing the board for the next generation of elevated, storm-ready builds.

On the condo side, we’re seeing strong activity in the $400K–$600K range. In fact, that price band has the largest number of active listings, pending sales, and off-market failures — it’s where all the action (and indecision) lives right now.

Final Word: This Is the Middle

Not the bottom. Not the peak. Just the messy middle. We’re in a stretch where smart sellers can still win, and well-prepped buyers can find rare opportunities.

If you’ve been waiting for a sign? This might be it. Call or text me at (727) 496-6112.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

616 Garland Circle | Indian Rocks Beach | 2BR / 2BA | Pet-Friendly Townhome 2 Blocks to the Beach

Some listings say “walk to the beach,” but they mean “bring your hiking boots and a hydration pack.” This one? You’re two blocks from sand-between-your-toes Florida bliss.

The 2-bedroom, 2-bath, elevated 1,465 sq ft townhome at 616 Garland Circle isn’t a rental machine in disguise. It’s your own move-in-ready home in Indian Rocks Beach — which, for the record, is basically Old Florida meets an eclectic crowd of sunglass-wearing Boomers, Gen Xers, Zoomers, Tourists, and Snowbirds who all agree the beach is non-negotiable. Bonus? It’s in one of the few elevated communities on the Barrier Islands under $2M that will welcome your 60-lb Golden Retriever, Taffy, with open arms (and so will I when I see her! #DogPeopleKnow). Anyway — enough about your dog (for now). Let’s talk about your new townhouse.

Walk through the French-style front door, and boom — sunlight city. The four skylights absolutely flood the space with natural light. The vibe? Airy. Bright. Main character energy. The primary floor is wide open — hardwood floors, brand-new 5" baseboards, soft neutrals, and sliding doors out to your chill-out balcony shaded by actual trees. It’s giving “porch swing with iced tea” energy. It’s giving peace. Also? There’s a fireplace. I know — Florida, amiright? But on those rare frosty nights, you’ll be glad you have it. Trust. The kitchen has stainless appliances and solid counter space, but let’s be honest — you’re the reheating Guppy’s leftovers and calling it gourmet type. (Same.)

There’s also a guest room and full bath on this level, which is perfect when your WFH setup is “I live here now” or you host friends who don’t know how to leave. Upstairs? The primary suite takes the entire top floor. Huge walk-in closet, vanity, separate water closet, private balcony with leafy views... it’s giving “Florida treehouse,” but like, classy. Oh, and the balconies? Full rebuilds underway community-wide. This seller already paid for it. You? Just bring your beach towel and relax.

Let’s talk garage. This one? A unicorn. Unadulterated. Two SUVs and a golf cart? Yes. Three small cars? Absolutely. Surfboards, beach carts, bikes, tools, your seasonal décor addiction? Yes to all. It’s not just a garage — it’s a life saver.

Curlew Landings South is 92 townhomes of friendly energy, fresh coastal paint, and actual neighbors. Need help hanging a picture? Someone’s got a ladder. Want to chat about dog breeds over sunset walks? You’re in the right place. There’s a heated pool, tennis/pickleball court, a kayak launch to the Intracoastal, and yes — I’m saying it again — the pet policy is outstanding. Two dogs. No size limit. No judgment. (Oops. Dogs again. Not sorry.)

Whether you’re upgrading, downsizing, staycationing or just finally ready to live the sunset life instead of watching other people do it on Instagram — 616 Garland Circle is THE ONE. You’re two blocks from the beach and four minutes from Kooky Coconut — where the tacos are legit, the Cuban sandwiches come hot off the press, and the ice cream hits just right after a dip in the Gulf. Come see what real beach life feels like. Call or Text (727) 496-6112 for more info and to schedule a virtual or in-person walk-through.

CLICK BELOW FOR VIDEO WALKTHROUGH TOUR

April 2025 Real Market Report

Since last month’s Market Report, inventory on the Barrier Islands continues to climb. Fifteen percent more properties hit the market in April alone. And since October 2024, the number of homes and condos for sale has nearly doubled.

But this isn’t a surprise—we saw the wave coming.

The good news? Buyers are stepping up. Contract activity is rising, closed sales are ticking up, and fewer listings are being withdrawn. That means buyers and sellers are finally finding each other again. The market is adjusting, and in many ways, healing.

What’s Selling? Damaged Single-Story Homes—In Volume

Half of all closed sales since our March update have been single-story houses. A solid 30–40% of those were deemed substantially damaged—sold not for the structure, but for the land beneath it.

If you’re wondering how that pencils out:

• Non-waterfront damaged homes are closing in the $300s to low $400s—as little as half of their pre-storm value.
• Waterfront lots with damaged homes are generally closing in the $600–$700s, with a few stretching higher depending on size, view, pool, or seawall.

It’s a gut punch for sellers—but also a clearing of the board. These homes weren’t just damaged. They were aging, low-elevation, and increasingly expensive to insure. The cost to rebuild? For many, especially seniors on a fixed income, simply not worth it.

What we’re seeing now is a wave of homeowners who—after months of confusion, frustration, and waiting—are choosing to move forward. They’ve received their Substantial Damage letters, they’ve assessed the repair costs, and many are deciding to sell. Not out of defeat, but out of clarity. They’re ready for the next chapter.

The Quiet Transformation Has Begun

Among active single-family listings today, 72.5% are single story. And nearly 70% of those are at least 65 years old. There’s one in St. Pete Beach that’s pushing 100!

How many will make it through another Irma, Eta, Idalia or Helene?

This is how the landscape shifts: gradually, then all at once. As more of these properties change hands, we’ll see them replaced with elevated, FEMA-compliant, storm-hardened homes. Prices may look low today because those aging homes are dragging down the average. But their replacements will push values back up.

We estimate that by the end of 2027, 20% of the existing single-story homes will have changed hands and be on their way to demolition, elevation, or full rebuild. That hasn’t happened since the 1980s, when small beach motels gave way to the wave of newly constructed, elevated condos—thanks in part to Hurricane Elena.

Bureaucratic Gridlock is Loosening

Let’s be honest: the response from county, state, and federal levels after Helene and Milton was...less than optimal. As a result, Barrier Island building departments were overwhelmed. One town saw call volume jump from 80 calls per week to 800 per day. And for months, homeowners were left waiting—for answers, for permits, for help.

That logjam is finally breaking.

Now, Substantial Damage (SD) determinations are reaching homeowners. And that clarity is fueling decisions: elevate, tear down, sell, or appeal. The pieces are moving again.

What About Condos and Elevated Homes?

They’re not being discounted down to land value—far from it. But the influx of teardown sales does affect perception. When buyers see the average price dip, their expectations shift. Some assume all properties should be on sale. That’s not how this works.

No, you can’t buy a move-in ready beachfront condo at 50% off !!

But if you’re looking for a well-maintained 3BR condo at the beach? You might get it 5–20% below last summer’s prices, depending on the building and amenities. The opportunity is real—for the prepared buyer.

Sellers: Reality Check Ahead

Yes, everything is selling. But only if it’s priced to match its condition and marketed well. If your home needs $200K in updates and you’re priced like it doesn’t—you’ll sit. And be forced to drop your price even more as your Days On Market climb.

The endowment effect is real. We love what we own, and tend to overvalue it. But buyers don’t share that bias. The market doesn’t care what a home used to be worth. It only cares what a buyer will pay today.

And buyers? They’re savvy.

Final Word: This Isn’t the End. It’s a Reset.

Helene and Milton reshuffled the deck. But out of the wreckage comes rare opportunity—especially for those looking to invest in the future of beachside living.

The homes that couldn’t weather the storm are making room for ones that can. The question isn’t whether the Barrier Islands will recover—it’s how they’ll look when they do.

And we’re already seeing the answer rise—elevated, storm-hardened, and built for the long haul.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

Before The Storms

Hurricanes Helene and Milton didn’t crash into a red-hot real estate market. By the time they showed up, our post-pandemic boom had already cooled off. The market peaked in September 2023, then inventory started piling up, and homes sat longer before selling. By April 2024, sellers got more realistic with pricing, which helped clear out some of the excess inventory and gave prices a slight nudge upward. We weren’t back to a full-on seller’s market just yet, but things were looking promising.

After the Storms: Short-Term vs Long-Term

We may have taken a hit, but we’re far from out. This is paradise, after all! The coastal lifestyle is still a major draw for inland Floridians and Northerners. Not everyone is rushing to sell, and this isn’t some kind of fire sale. Post-hurricane markets follow a pattern: first, a dip, then a rebound, and eventually, long-term appreciation. All signs point to our market following the same script.

What to Watch in the Market

If you want to understand where things are headed, keep an eye on these three key numbers:

• Pending Sales (homes under contract)
• Sales Price to List Price Ratio (how much sellers are actually getting compared to their asking price)
• Absorption Rate (how long it would take to sell off current inventory)

Let’s break those down a bit.

Pending Sales: Why the Drop?

Fewer pending sales means fewer homes under contract and moving toward closing. Normally, that signals a slowdown, and it can happen for a lot of reasons—higher interest rates, economic uncertainty, or just more homes on the market. In our case? Hurricanes Helene and Milton hit pause on everything.

Immediately after the storms, pending sales dropped sharply. That was expected. But after the initial shock, some homes that had been temporarily pulled from the market got reactivated, bringing a slight recovery.

Pending sales will likely stay lower for a bit, especially for single-story homeowners waiting on substantial damage letters from the floodplain manager. Those letters determine whether a home can be repaired or if it has to be torn down (unless it’s elevated or rebuilt). Until sellers have answers, many are staying put.

Condos are in a similar boat. Owners who had planned to sell are waiting to see how much their assessments will be for repairs to storm-damaged pools, elevators, and roofs. Those costs could change their listing and pricing strategy.

And then there’s buyer psychology. Buyers haven’t disappeared—but they’re more cautious. At all price points, they expect a post-hurricane discount, even for homes that weren’t directly affected. It’s not just about storm damage; it’s about rising insurance costs, policy transferability, potential assessments, and new inspection and reserve requirements. All of that means buyers are doing more due diligence, and deals are taking longer to come together.

Sales Price to List Price Ratio: More Wiggle Room For Buyers

In the 12 months before Helene, the SP/LP ratio stayed at 95%. The storms shifted negotiating power toward buyers, motivating homeowners to be more flexible in negotiations and causing the SP/LP ratio to drop to 90%. Also, even the most conscientious home sellers may not be aware of issues caused by Helene or Milton until they are revealed during a buyer’s home inspection. This can create a second negotiation and further reduce the sales price and SP/LP ratio.

Inventory Levels: A Temporary Bottleneck

After the storms, inventory levels dipped—but not because homes were flying off the market. Many homeowners are in a holding pattern, dealing with insurance claims, repairs, and permitting delays.

Now that Barrier Island towns have ramped up staffing to handle the deluge of permits and inspections, more sellers will finally have the info they need to decide: stay or sell.

And here’s the thing—there’s always a tipping point. Right now, inventory is low, but once more sellers get their paperwork sorted, the market could see a flood of listings. If you wait too long to sell, you could end up competing with a much larger pool of properties.

How This Compares to Previous Years

If not for Helene and Milton, the gradual gentrification of the Barrier Islands would have continued at a slower, more predictable pace. Instead, the black swan of these back-to-back storms will accelerate the trend.

Look for older cottages—purchased beginning in the 50s and 60s by Rust Belt retirees seeking affordable coastal living—to be replaced by new, million-dollar, elevated homes. The buyers moving in are different too. They have the resources to absorb rising insurance costs and navigate stricter building codes, which is reshaping our small communities.

Seller Strategies: How to Stand Out in this Market

Buyers are still willing to pay a premium for the right home—one with a great location, a solid lot, storm resilience, or major recent updates. But they also expect a discount to account for repairs and future costs.

Here’s how to position yourself for success:
✔ Price it right. Be realistic about what a new owner will need to spend on repairs and upgrades.
✔ Show your home’s resilience. If you’ve installed impact windows, storm shutters, or other hurricane-proofing features, document it. Buyers will pay more for peace of mind.
✔ Get ahead of surprises. Consider a pre-listing home inspection so you know exactly what a buyer’s inspector will find.

I always recommend minimal-cost, strategic fixes before listing. The right improvements can make a big difference without draining your wallet.

Bottom line? Buyers will pay more for a home that’s marketed well and priced appropriately—no matter the market conditions. And as uncertainty fades, more sellers will feel comfortable listing.

Just don’t wait until everyone else does. If you’re thinking about selling, now might be the perfect time to get ahead of the competition.

How I Can Help

If you’re unsure what to do next—whether you’re buying, selling, or just trying to protect your investment—let’s talk. I’ll help you interpret the data, understand your options, and make decisions that align with your goals.

Call or text me anytime at (727) 496-6112. Let’s navigate this uncertain market together.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

Have you ever watched a windsock at the beach, fluttering in the breeze, and wondered if selling your home could be as simple as figuring out which way the wind's blowing? Just like a windsock shows the strength and direction of the wind, the absorption rate gives you a glimpse into the speed and direction of the real estate market. And if you’re thinking about selling your home, this is one tool you’ll want in your back pocket.

Understanding the Absorption Rate (Without the Headache)

If you're getting ready to sell your home, the absorption rate might sound like one of those complicated real estate terms. The good news? It’s not. In fact, it’s a simple but powerful way to get a sense of how quickly homes like yours are selling in our Barrier Islands market.

Here’s the gist: the absorption rate tells us how long it would take to sell all the homes currently on the market if no new listings popped up. It’s kind of like checking the tides before a boat ride—you’ll know if it’s smooth sailing or if you should brace for a slower cruise.

To figure it out, you just need two pieces of information:

1. The total number of active listings (homes currently for sale).
2. The number of homes that sold over a specific period (for our market reports, we use sales from the last six months).

Here’s how it works:

• Start by adding up all the homes sold in the past six months.
• Divide that number by 6 to get the average monthly sales.
• Then, divide the total number of active listings by that average.

Voilà! You’ve got the absorption rate, measured in months.

For Example:
Let’s say there are 800 homes currently for sale, and an average of 100 homes are sold per month. The absorption rate would be:

800 listings / 100 sales per month = 8 months of inventory

This means it would take about 8 months to sell the current inventory if no new homes hit the market.

Why It Matters for You

If the absorption rate is high (let’s say 8 months or more), it might signal a buyer’s market—where buyers have more choices and may take their time deciding. On the flip side, a lower absorption rate means homes are selling faster, which can tilt the scales in favor of sellers.

In short, understanding the absorption rate can help you set realistic expectations for days on market and the right listing price. Just keep in mind, this is a handy tool but it’s not a crystal ball—just a quick way to gauge the market’s mood.

So, if you’re ready to talk strategy, let’s chat! After all, knowing which way the wind’s blowing is half the battle.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

Hey there! On the hunt for a beach condo? Maybe you’ve already pictured yourself sipping a cold drink while the waves lap at the shore. Before you let that daydream take over, let’s get real: some condos have instant deal breakers—things that make buyers walk away no matter how gorgeous the interior or how low the monthly fees. Honestly, I learn more about what someone really wants by watching what they say “no” to. For instance, I once had buyers who never mentioned a balcony in their “must-haves.” But the minute they saw a lovely water view through a window—with no balcony to step onto—they turned around and left. That’s when it clicked: a balcony was actually a make-or-break feature for them.

Ready to hear the top five deal breakers I’ve seen over the years? Let’s dive in:

1) No Pets

Let’s kick things off with a biggie: pets. First question I usually ask is, “Got a dog or cat?” If the answer is yes and a building says “no pets,” well, that’s the end of the line. Sure, you can try to sidestep the rules by certifying your pet as a service animal, but that can lead to awkward neighbor drama. When you buy a condo, you’re joining a community, and the last thing you need is a silent war over Rover or Muffin. So, if your fur-baby is a non-negotiable part of your life, a no-pet policy is a total deal breaker.

2) Balcony

That classic beachy fantasy: you, kicking back on a balcony, watching the sunset, maybe sending smug selfies to friends up north who are scraping ice off their cars. It’s that balcony dream—and for a lot of beach buyers, it’s huge. Like I mentioned before, some folks don’t even realize how important a balcony is until they step into a condo, see a great view through the window, and realize there’s no spot to sit outside. If a condo doesn’t have a balcony, some will walk right out, no matter how updated the kitchen might be.

3) Pool

It’s simple: you visit a condo complex, love the vibe, then ask, “Hey, where’s the pool?” Cue awkward silence. No pool in sight. For many beach buyers, that’s a massive letdown—like going to a doughnut shop only to find out they’re sold out. A pool is practically a given in beach communities, so if you’re counting on that easy dip in the water, make sure you’re not left high and dry.

4) Rental Options

Even if you plan to live in your condo year-round, you might want the option to rent it out later. Maybe life changes or you just want to offset some costs when you’re not there. If a condo complex flat-out bans rentals, that can be a major deal breaker for those who crave flexibility. Nothing’s worse than feeling stuck when you realize you can’t do what you need with your own property.

5) Hi-Rise

When I first started working with beach buyers, I was blown away by how many folks finished their wish list with “No hi-rises!” Maybe they’re worried about noise, privacy, or a run-in with the infamous “condo Karens.” Whatever the reason, if you feel claustrophobic in tall buildings or just want a smaller community, remind your Realtor to steer clear of the skyscrapers.

Final Thoughts

So there you have it—five major deal breakers I see constantly. Once you know what matters most (and what’s absolutely off the table), you can zero in on your perfect spot by the water without wasting time on condos that just aren’t going to work. If you’re still figuring out your own deal breakers, let’s chat—I’m here to help you find that sunny slice of paradise, minus the disappointment. Call or text Jennie at (727) 496-6112.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.

As an experienced Florida Realtor, I hear it all the time: sellers worry that lowering their list price means they’ll end up walking away with less money. It’s a logical fear but an unfounded one. The truth is, the list price is just a starting point, not the finish line. The actual sale price will always be the market value—what a buyer is willing to pay.

Let me explain why.

Market Value: Buyers Decide It, Not Sellers

A property’s market value is determined by buyers, not by the number you put on the listing. If the list price is too high, buyers won’t even come through the door. They "vote with their feet," and the result is higher Days on Market (DOM). Once your property sits for a while, buyers start to wonder what’s wrong with it.

This leads to the dreaded anti-FOMO (fear of missing out): the longer a property lingers, the less desirable it seems. That perception taints the property and actually lowers the amount buyers are willing to pay.

On the flip side, when the list price is attractive—or even slightly under market value—you create a FOMO-fueled feeding frenzy that can drive the price higher. Multiple buyers competing for your property is a seller’s dream scenario, and it’s how you maximize your sale price.

A Real-Life Example in Redington Shores, Florida:

Take this oversized 2BR/2BA condo directly on the Gulf with stunning views, a pool, fitness room, and all the amenities. The view alone is a perfect 10! But the pricing strategy? Not so much.

• January 2024: Listed at $775,000.
  Buyers ignored it. After sitting on the market for four months, the seller finally lowered the price to $750,000, but by then, the damage was done. Buyers saw the high DOM and lost interest.

• Later that year: Reduced to $400,000, sparking a silent auction with multiple offers. The property went under contract for $703,000.

Did listing it lower hurt the final sale price? Not at all. In fact, it could have sold for $703,000 six months earlier if it had been priced appropriately after $775,000 proved too high. Instead, waiting wasted time and money—and the property missed a hot moment in the market when inventory was tight and sellers were calling the shots.

The Takeaway

Pricing too high can hurt you, but pricing too low? That’s not a thing. Buyers always pay what a property is worth to them—market value. A lower list price attracts attention, creates competition, and can even result in a higher sale price than you expected.

So, if you’re thinking about selling, trust the data and the market. List strategically, and let the buyers do what they do best: compete for a great property.

Need help pricing your home? Let’s talk—I’ll help you make the most of your property without letting it sit on the market too long.

*FOMO = Fear of Missing Out
**Marketing score based on pricing, photography, and overall presentation.

Ready to see the hottest homes on the Barrier Islands right now? Explore our Featured Properties →

Thinking of selling? Let’s make sure your home isn’t just another listing buyers scroll past. Call/text (727) 496-6112 & I’ll show you exactly what’s working — and what’s not.

Want the numbers for your street, your building, or your HOA? I’ll pull a custom report and help you make sense of the chaos. Call/text (727) 496-6112.