Episode 69: January 2026 Discussion of October 2025 Market Report

Send us Fan MailOctober 2025 Pinellas County Market — Key TakeawaysTop 10 Episode HighlightsSingle-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 price steady at ~$573,000 Confirms stabilization well below 2024’s $640K+ peaks.Sellers net ~93% of original list price (SFR) About a 7% discount remains typical.Time to contract (SFR): 46 days On the higher end compared to earlier 2025.Active SFR inventory: 3,654 homes Down from spring highs; competition easing slightly.$400K–$600K remains the strongest segment ~4 months of inventory—most liquid price band.$1M+ homes face ~10 months of inventory Condition, realism, and deal-making matter more than ever.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!