Episode 73: February 2026 Market Report

Send us Fan MailIn 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 inventory and absorption rates for luxury homes.10 Key Takeaways for ListenersSigns of Market Recovery: The hosts note a clear shift away from the "state of shock" seen in previous months following regional flooding, with buyers returning to flood zones. (02:22)The "Eggnog Effect" Ends: David explains that the extreme stagnation of December and January (people "drinking eggnog and doing nothing") has given way to increased activity in February. (11:32)Cash Sales are Down: Cash transactions for single-family homes decreased by 25% year-over-year, indicating that more buyers are leveraging financing as interest rates improve. (07:12)Interest Rate Impact: The hosts highlight that rates around 6.3% are encouraging buyers to return to the market and take advantage of traditional financing. (13:14)Pending Inventory Surge: A nearly 9% increase in pending inventory suggests a strong forward-looking indicator for closed sales in the coming months. (05:25)Absorption Rate Stability: Single-family absorption rates are sitting at 22%, while the condo market remains tougher at 14%, showing a significant amount of standing inventory. (06:21)"Tire Kicker" Phase: Buyers are becoming more discerning, often visiting a property two or three times before making an offer, contributing to a longer "median time to contract" of 54 days. (17:42)Inventory is Tightening: Total active inventory is down about 7.5% compared to the previous year, which is starting to create more competition for well-priced, high-quality listings. (10:14)The Million Dollar Spotlight: Luxury homes (especially those between $2M-$3M) are seeing nearly a year's worth of inventory, requiring significant patience and strategy from sellers. (23:14)The "Window of Opportunity": Julie advises that the next two months (March and April) are the prime time to sell before the typical summer slowdown begins. (26:42)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!