Send us Fan Mail In this episode, Julie and David dive deep into the February 2026 real estate statistics for Pinellas County. They discuss the signs of market recovery following a period of "flood-influenced" stagnation. The conversation covers the differences between the single-family and condo markets, the impact of lower interest rates on buyer behavior, and the return of a more "normal" spring market trend. David also breaks down the "Million Dollar Spotlight," highlighting the specific ...

Send us Fan Mail Eggnog, Dog Hair, and The Million Dollar Spotlight The "Eggnog Effect" Recovery: Why the slow December holiday period led to a dip in closed sales, and how January's numbers show the market is waking back up.A New "Pinnacle" for Prices: The average sale price in Pinellas surged to $639,779, marking a 9.3% year-over-year increase and the highest point in the last 12 months.The Retreat of Cash Buyers: Paid-in-cash transactions for single-family homes dropped by nearly 30%, a sh...

Send us Fan Mail 🔟 David and Julie reflect on the close out of the year 2025 and projections on the coming year 2026. 2025 was a recovery year for St. Petersburg real estate, following hurricane impacts and market disruption, with rebuilding and new construction accelerating across affected neighborhoods.Florida enters 2026 from a position of strength, with economic growth expected to outperform the nation, stabilizing home prices, and improving sales activity.December 2025 sales increa...

Send us Fan Mail November 2025 Market Statistics | January 2026 Discussion Episode Summary Absorption rate hit 22% in November 2025, the lowest level in over four years — signaling the slowest likelihood of selling since early 2022.Condo absorption dropped to just 10%, also a four-year low, reflecting oversupply and buyer hesitation in that segment.Closed sales totaled 727, one of the weakest months on record outside post-storm disruption periods.Median sale price came in at $440,000, d...

Send us Fan Mail October 2025 Pinellas County Market — Key Takeaways Top 10 Episode Highlights Single-family absorption rate: 26% ≈ 4.2 months of inventory — a balanced but selective market.Condos & townhomes absorption: ~12% Roughly 8 months of inventory—significantly slower.Closed sales: 883 | New pendings: 894 A rare “floating” moment—nearly equal sold vs. under contract.Median sale price jumped to $450,000 Up $25K month-over-month—one of the stronger medians this year.Average sale...

Send us Fan Mail David and Julie discuss FEMA, Florida Property Tax Reform, and Mike Twitty, Pinellas County Property Appraiser Episode Highlights – What You Need to Know What “Substantial Damage” Really Means If repair costs reach 50% or more of a home’s structure value, FEMA requires the entire property to be brought into current floodplain compliance.Why Floodplain Rules Directly Affect Insurance Costs Strong enforcement of FEMA regulations helps communities earn major flood-insuranc...

Send us Fan Mail Top 10 Takeaways — Real Property St. Pete PodcastSeptember 2025 Market Report (Compared to August 2025) Year-over-year comparisons are useless right now Last September and October were distorted by hurricane prep, evacuations, and a complete halt in buyer activity. For the next two months, the only meaningful metric is month-to-month.Median & average sale prices both dropped • Median fell $10K, hitting a new low of $425K (after bottoming at $435K four times in the last ...

Send us Fan Mail Here are the Top 10 Bullets summarizing August 2025 Market Report episode: Market recovery continues: Pinellas County shows steady improvement after last year’s storm-affected market, with no hurricanes disrupting 2025 activity.Closed sales up 3.5%: 1,426 single-family closings in August, signaling renewed buyer participation.Listings down 10%, inventory up 12%: Fewer new listings but more homes on the market overall, reflecting slower absorption.Median sale price drops 10% t...

Send us Fan Mail 🎙 Real Property St. Pete Podcast – Market Freestyle: $400K–$600K Single-Family Homes David Vann and Julie Jones dive into the hottest segment of the market: single-family homes priced $400K–$600K in South Pinellas. 📊 Key Stats: 586 homes currently for sale south of Ulmerton (including Feather Sound)420 sold in the last 90 days → about 3.5 months of inventory (faster than the overall market)130–150 homes selling per month in this price range🏡 Buyer Insights: First-time buyers ...

Send us Fan Mail Condo & Townhome Market Deep Dive (July 2025)Hosts: David Vann (RE/MAX Metro) & Julie Jones (Smith & Associates) 🖨 From Printing Ink to Property Stats David and Julie kicked things off with a lighthearted chat about printer frustrations and the luxury of HP’s ink subscription service—before pivoting into the real ink on the page: the condo and townhome market. 📉 Market Snapshot – Condos & Townhomes Closed Sales: 451 units — down 25% year over yearMedian Sale P...