Real Property St Pete

Send us Fan MailEggnog, Dog Hair, and The Million Dollar SpotlightThe "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 shift that is opening new doors for financed buyers to compete.Pending Sales Surge: Proving that buyers are back in action, new pending sales jumped from 622 in December to 904 in January.The 93% "Lagging Indicator": Understanding why the median percent of original list price has remained stagnant at 93% for seven consecutive months.Inventory Tightening: Single-family home inventory has shifted down to 3.7 months of supply, compared to the 5-month highs seen last summer.The Million Dollar Spotlight: Introducing the highly anticipated new data breakdown for the $1M+ price point, providing granular insights into luxury tiers.High-End Heat: A look at the 70 homes that sold for over $1M in January, including a rare $10M+ closing that spent 257 days on the market.External Market Pressures: How geopolitical shifts and interest rate jumps over a single weekend have impacted local buyer confidence.Strategic Patience: Why Julie is advising buyers to stay patient as new listings (up 500 over December) begin to restock the Pinellas inventory.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! 

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 increased 8% year-over-year, signaling renewed buyer engagement after a slow holiday season.Absorption rate jumped to 31%, the strongest reading since before the storms, pushing inventory down to 3.6 months—a major improvement from mid-2025 levels.Active inventory fell to 3,148 homes, the lowest level since December 2024, indicating tightening supply.New listings dropped sharply in December, especially single-family homes (down 26% YoY), as many sellers paused during the holidays.Cash sales declined significantly, down 16.5% YoY, with more buyers returning to the market using mortgage financing—an important potential inflection point.2025 prices finished lower overall, with median prices down 6.3% and average prices down 7.3%, reflecting normalization after years of rapid appreciation.Median days to contract rose to 49 days, giving buyers more time for due diligence, insurance review, and financial decision-making.The $1M+ market rebounded strongly in December, with 96 luxury sales, showing renewed strength in higher-end and waterfront properties heading into 2026.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! 

Send us Fan MailNovember 2025 Market Statistics | January 2026 DiscussionEpisode 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, down 7.4% year-over-year, but highly dependent on flood-zone exposure and property condition.Flood-zone properties show dramatic value dispersion:Non-flooded homes: down ~15–20%Flooded but unrepaired: down 30–40%Flooded and repaired: often ~25–30% below pre-storm valuesMedian days to contract held steady at 47 days, with median days to close at 81 — showing pricing, not demand timing, remains the core issue.New pending sales (824) and new listings (867) were the lowest monthly totals of 2025, reflecting holiday slowdown and seller hesitation.Months of inventory dipped to 3.9, the first time below four months since November 2024 — driven more by reduced listings than rising demand.Despite lagging November stats, January 2026 activity is strong, with both hosts reporting new listings, buyer movement, and seller inquiries.Consensus outlook: the market feels positioned for a healthier, more active 2026, especially as storm-distorted data fades.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! 

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! 

Send us Fan MailDavid and Julie discuss FEMA, Florida Property Tax Reform, and Mike Twitty, Pinellas County Property Appraiser Episode Highlights – What You Need to KnowWhat “Substantial Damage” Really MeansIf 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 CostsStrong enforcement of FEMA regulations helps communities earn major flood-insurance discounts through the National Flood Insurance Program.Pinellas County vs. St. Petersburg Flood DiscountsCounty residents receive up to a 40% FEMA discount, while City of St. Petersburg residents receive about 25–28%, due to differences in compliance and mitigation efforts.Density Has Consequences in Flood ZonesChoosing higher density over stricter floodplain compliance increases long-term flood risk and raises insurance costs for everyone.Why Pinellas County Is Especially VulnerablePinellas is both Florida’s most densely populated county and effectively a barrier island, creating elevated flood exposure.How Substantial Damage Impacts HomeownersOnce triggered, homeowners may be required to elevate, rebuild, or demolish, not just repair damaged portions of a home.Why FEMA Discounts Matter More Than EverWith insurance premiums rising statewide, flood-rating discounts can mean thousands of dollars in annual savings.Florida’s Proposal to Eliminate Property Taxes on HomesteadsGovernor DeSantis has proposed eliminating property taxes on primary residences, potentially reshaping affordability statewide.What’s on the Table for the 2026 BallotMultiple legislative proposals include expanded homestead exemptions, insurance-related tax relief, Save Our Homes portability changes, and assessment-cap reductions.Why Voter Education Matters NowThese constitutional changes require 60% voter approval, making informed homeowners critical to the outcome in November 2026.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! 

Send us Fan MailTop 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 year). • Average dropped $23K to $565K.Inventory is shrinking sharply Active listings moved from 4,200 in May → 3,647 now. The drop across all price points above $300K is the primary driver of today’s lower month-supply.Months’ supply falls back to 4.2 This is the lowest level since January/February. The decline is driven by fewer new listings, not a surge in sales.Sellers are stepping back New listings dropped to 1,019, the lowest since December 2024. Many homeowners who don’t have to sell are choosing to sit tight.Buyers want to “murder” sellers—but sellers aren’t having it Buyers want deep discounts. Some sellers with big equity are willing to take them; others are holding firm and waiting out the turbulence.Closings down in nearly every price segment Particularly above $300K, September saw noticeably fewer closings than August. The only segment showing growth was $200–$250K, which is largely distressed/flood-impacted inventory returning.Speed is improving despite soft pricing • Median time to contract: 48 → 42 days • Median time to sale: 84 → 77 days Even in a choppy market, motivated buyers are acting faster.Flood insurance realities dominate buyer/seller psychology From NFIP shutdown concerns to private policies quoted at $20K, flood exposure is directly influencing negotiations, valuations, and willingness to transact.Pinellas flood risk explained like never before • Over $3.2B in NFIP claims for 2024 • 22,584 claims filed • Pinellas is the most densely populated county in Florida and qualifies as a barrier island, which is why flood premiums are among the highest in the state. This sets up a future episode on policy, insurance, and the legislative proposals affecting homesteaded and non-homesteaded owners.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! 

Send us Fan MailHere 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% to $435K: Down $50K year-over-year, largely due to heavier sales volume in lower-priced homes.Average price ≈ $583K (↓ $30–40K): Consistent with a 10–15% value decline since 2023–24 peaks.Buyer behavior shifts: More activity under $600K as renters re-enter the market; buyers are cautious and shop longer before offering.Luxury sales soften: Homes $1M+ down 15.5%, while affordable segments ($200–400K) surge by double and triple digits.Longer market times: Median 48 days to contract and 84 days to close —the slowest pace in years.Sellers must adapt: Competitive pricing and well-conditioned homes are critical; buyers expect value and move on quickly if they don’t see it.Team and studio updates: David joins RE/MAX Action First with expanded offices and introduces new social-media producer Zach as the podcast launches its upgraded studio.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! 

Send us Fan Mail🎙 Real Property St. Pete Podcast – Market Freestyle: $400K–$600K Single-Family HomesDavid 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 and retirees are driving demandMany homes are small (700–900 sq ft) but include a yard – a big plus for pet ownersSome buyers face trade-offs: 1 bath vs. 2, size vs. location💰 Interest Rates Update:FHA loans: 5.75%Conventional loans: mid-6% range (down from 7.25–7.5%)⚡ Market Dynamics:Hurricane season & rate expectations are influencing buyer/seller behaviorDelisted or withdrawn listings may return as confidence growsMove-up buyers are exploring areas north of the Sunshine Skyway for newer, larger homes✅ Tips for Buyers:Get pre-approved earlySave for your down paymentDefine your must-haves vs. nice-to-havesBe a flexible buyer – understanding seller timelines can help you get a better dealThe hosts emphasize: education and preparation are key – buyers who know the market and their budget can act decisively when the market heats up.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! 

Send us Fan MailCondo & Townhome Market Deep Dive (July 2025)Hosts: David Vann (RE/MAX Metro) & Julie Jones (Smith & Associates)🖨 From Printing Ink to Property StatsDavid 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 & TownhomesClosed Sales: 451 units — down 25% year over yearMedian Sale Price: $250,000 — down 17% from $300KAverage Sale Price: Holding stronger, down just 1% (from $414K to $410K)Dollar Volume: $185M — a 26% decline from $250M last yearPercent of Original List Price: Sellers receiving ~91%, showing an avg. 9% discountTime to Contract: 70 days (↑25%)Time to Sale: 104 days (↑14%)Inventory:Active listings up 14%Months’ supply up from 6 → 8.5 months (40% increase)⚠️ Perfect Storm of ChallengesMilestone inspections & condo reserve requirementsRising HOA feesEscalating insurance (homeowner & flood)Hurricane impacts in flood-zone properties Together, these factors created financial pressure and buyer hesitancy.📊 Price Point Absorption Rates$1M+ condos/townhomes: 12 months’ inventory$600K–$1M: 14 months$400K–$600K: 13 months$300K–$400K: 8 months$250K–$299K: 7 months$100K–$150K: 6 months$50K–$99K: Only 4 months (fastest moving segment)Overall average: ~8 months — a clear buyer’s market.🏡 Townhome Focus: South County (incl. Feather Sound)283 Active Listings63 Pending253 Sold (last 6 months) → roughly one month of absorption per 6 months of sales = solid velocityBut 216 delisted properties (canceled, withdrawn, expired) almost matched the 253 sold.👉 A “hidden market” of overpriced or unsellable listings—critical to include in CMAs.💡 TakeawayThe condo and townhome sector is facing headwinds from regulation, insurance, and flood risk—but townhomes in certain sub-markets show resilience. Still, delisted properties highlight the risk of overpricing in today’s environment.👉 David and Julie’s advice: Agents and sellers must weigh sold, active, and delisted comps for a realistic valuation in this challenging market.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! 

Send us Fan MailIn this episode, David Vann and Julie Jones dive into the July 2025 real estate statistics for Pinellas County, providing insights for both buyers and sellers navigating today’s market. The discussion highlights trends in inventory, pricing, and absorption rates across single-family homes, townhomes, and condos.Key Market Highlights:New Listings: Slight decline of 4.3% (1,891 vs. 1,976 last year), while overall inventory increased 20% from 6,617 to 7,960.Absorption Rates: Single-family homes remain steady at 24%—roughly one in four homes selling. Condos and townhomes show a similar lack of movement (11–14%).Sales & Pricing: Single-family home closings rose 4.4% (907 vs. 869), but overall sales volume is down 6%, reflecting lower-priced homes moving faster. Median sale price dropped 8.5% to $435,000; average sales price decreased 10% to $578,000.List-to-Sale Ratio: Homes are selling at 93% of their original list price, signaling that sellers need to price strategically below market in this declining environment.Days to Contract & Sale: Median time to contract is 42 days (up 45%) and median time to sale is 77 days (up 15%), reflecting realistic timelines for properties that are properly priced and in good condition.Inventory by Price Point: Lower-priced homes (under $600k) dominate activity, while higher-priced homes (over $600k) experience slower absorption. For example, luxury homes over $1 million have a 10-month absorption rate—meaning only one in ten sell monthly.Insights from the Hosts:Buyers face limited options, especially in desirable properties, making careful selection essential.Sellers must adjust expectations and pricing strategies to remain competitive; pricing above the market is a common mistake in today’s environment.The most active part of the market is the lower- to mid-priced segments, which continue to attract both first-time buyers and repeat clients.For realtors, working across all price points—especially entry- to mid-level homes—is critical, as these segments represent the most dynamic opportunities for sales and growth.David and Julie conclude that understanding supply, demand, and pricing trends is essential for both buyers and sellers. The episode emphasizes that proper pricing, quality preparation, and realistic expectations are the keys to success in the current market.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! 

Send us Fan MailDavid and Julie tackle one of the trickiest moves in real estate—selling your current home while buying your next one—in the ever-shifting 2025 St. Pete market. Between dad jokes, “chirp city” banter, and summer family chaos, they break down how to set realistic expectations, create a winning strategy, and navigate timing in today’s high-rate, competitive environment.What You’ll Learn in This Episode:Step 1 – Price it Right: Why three net sheet scenarios (low, mid, and “reach”) help you plan for different market responses.Step 2 – Prep Like a Pro: The essential updates and staging moves that sell your home fast—and for top dollar—in a buyer-skewed market.Step 3 – Shop Before You Sell: How previewing homes early creates a vision for your next chapter and keeps you motivated.Timing & Logistics: Handling move-out dates, coordinating closings, and deciding if interim rentals are worth it.Creative Financing Tools: How bridge loans, contingent offers, and rate buy-downs can help you buy before you sell (and lower your payment).Memorable Moments:David’s family home is officially “Chirp City Thunder.”Why David compares bridge loans to “buying an option on your future.”How two very different client cases—downsizing vs. upsizing—require unique timing strategies.Key Takeaway: Selling and buying at the same time doesn’t have to be overwhelming—if you price strategically, prep thoroughly, shop smart, and consider creative financing, you can land the home you want without losing your mind.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! 

Send us Fan MailDavid and Julie discuss the latest release of stats from Stellar MLS.  Released in Late July for the activity in the Month of June 2025June 2025 real estate stats are in—and there’s plenty to talk about. Just dropped a fresh episode of Real Property, St. Pete Podcast with Julie Jones & David Vann!Key Takeaways: Prices down ~10% YoY Buyers negotiating 5–6% off list Pending sales up 10% – signs of life! $400K–$600K price range stays hot High-end homes? Slower than usual Median time to contract = 36 days Plus: What hurricane season could mean for Shore Acres & flood zone recoveryWhat is the City of St Pete doing to help prevent floodingWant 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! 

Send us Fan MailCheck out the RPSP May 2025 Market ReportSome solid news for a market which has been struggling over the last several months or the first part of 2025.  Some glimmers of hope for moving properties and increased interest from out of state buyers.  Also, an interesting discussion about Days on Market (DOM):  What really gets measured here?  What's missing about DOM as an indicator?  Listen and David and Julie discuss the metric, intriguing!!Key Market TakeawaysClosed Sales: 1,014 single-family homes sold — a 3.5% increase from May 2024.Median Sale Price: $460,000 — down 5.2% from last year, but still up from earlier months in 2025, signaling a rebound from a slow winter. ➤ Hosts attribute lower median to flooded properties and fewer luxury sales, not overall value loss.Average Sale Price: $607,000 — the highest since August 2024 (pre-hurricane), suggesting recovery in higher-end market. ➤ Still down 6% YoY, but improving.Pending Sales: 1,005 pending — a 7.3% increase YoY, indicating rising buyer activity and summer momentum.New Listings: 1,365 — flat compared to last year and slightly down from recent months. ➤ Suggests slowing inventory growth, which is positive given buyer demand.Active Listings & Absorption Rate: 4,182 active listings — still 40% higher YoY. ➤ Absorption rate remains at 5 months, showing a strong buyers marketTime to Contract: Median = 32 days ➤ Hosts caution that this stat only includes homes that sold — not aging listings. ➤ Real-time buyer experiences show many homes are lingering on the market 60–100+ days due to overpricing or condition issues.🏡 Market Observations & CommentaryThe slow winter (Jan–Mar) is giving way to a more active spring/summer market.Buyers are still active, especially from out of state (PA, MA, NC), countering narratives that people are fleeing Florida.Homes not selling quickly may be overpriced or outdated — but many nice homes are simply sitting longer due to buyer hesitation or inventory saturation.Sellers should be realistic: if you're past 30–40 days, it's time to reassess.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! 

Send us Fan MailRachel Nohlgren, Financial Planner with Mustard Seed Advisors at Raymond James, joins David and Julie to share her experience in purchasing a home with David and The Vann Team.  Informative discussion about the process of buying and navigation of the market, inspections and the transaction.  Buying a Home to last for 10 or More YearsEmpowering a Single Parent 1st Time BuyerHow a Financial Planner might set a home purchasing budgetUnderstanding Value as a Buyer in an unusual marketDig Deeper with this past episode:Understanding Home Value -- A Buyer's Perspectivehttps://podcasts.apple.com/us/podcast/understanding-home-value-a-buyers-perspective/id1657774766?i=1000702212298Fun Times on the Home Search TrailSurprising Reason Rachel Picked this homeFull Price Offer ?!?!Inspection Mystery: a new language interpretedFixing the PlumbingWhat's a 4-Point InspectionWant 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! 

Send us Fan MailRachel Nohlgren, Private Wealth Advisor with Mustard Seed Advisors of Raymond James, joins David and Julie for a discussion of financial markets, treasury notes, mortgage rates, lending in general.How does Rachel see the state of the economy?What is the likelihood of seeing a recession on the horizon?Unemployment, the Federal Government, and Private Sector CutsThe Luxury Real Estate Market: Who is Buying?How Does Real Estate fit into a balanced portfolio?How do Financial Planners advise clients on Home PurchasesHow do they advise on Investment Properties 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! 

Send us Fan MailThe podcast episode discusses the current real estate market conditions in Pinellas County, focusing on single-family homes and condos. Here are the key points:Market Conditions: There's a significant increase in inventory, with a notable shortage of contractors affecting home preparation.Challenges: Supply chain disruptions are causing delays in renovations, affecting listing readiness and market competitiveness.Seller Strategies: Emphasis on competitive pricing and property condition to attract buyers, highlighting the importance of patience amidst longer selling times.Statistics: Metrics include a rise in inventory levels, a decline in closed sales, and decreasing median sale prices year-over-year.Advice: Sellers are advised to adjust pricing to market realities and maintain patience to secure successful sales.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! 

Send us Fan MailPodcast Title: Real Property St. Pete PodcastHosts: Julie Jones (Smith and Associates) & David Van (Re/Max Metro) Topic: February 2025 Real Estate Statistics – Pinellas County🏡 Market OverviewFebruary is a short month, and the market update is also brief.Stats released by the Pinellas Realtor Organization show minimal change overall.Market remains stable with gradual shifts, not dramatic changes.📊 Key StatisticsMedian Time to Contract:42 days (↑ 4 days from Jan 2025, ↑ 6 days from Feb 2024)Homes are lingering longer, leading to seller impatience, though still within normal range.Median Time to Sale:78 days (↑ 5 days from both Jan 2025 & Feb 2024)Active Inventory (Single Family Homes):3,538 homes (↑ 2.5% from Jan 2025, ↑ 45% from Feb 2024)Buyers now have more choices and time to shop.Surge in open houses, buyers are attending these more than scheduling private showings.Absorption Rate (Months Supply of Inventory):4.2 months (↑ from 4.0 in Jan 2025, ↑ from 3.0 in Feb 2024)Indicates a trend toward a more balanced market.Sellers have a ~1 in 4 chance of selling in current conditions.💸 Pricing & Seller BehaviorMedian % of Original List Price Received:94.1% in Feb 2025vs. 93.8% in Jan 2025 and 95.6% in Feb 2024Buyers are now getting ~6% off original list prices (compared to ~4% in 2024).Price Reductions are driving the lower list-to-sale ratios.Buyers often wait for price drops before acting.Well-priced, good-condition homes can still sell quickly and near asking price.📣 Closing NotesUse this info to strategize and set realistic expectations.Price and condition continue to be the most important factors for sellers.Hosts encourage listeners to reach out with questions and subscribe for updates.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! 

Send us Fan MailIn this episode, Julie and David dive into the evolving real estate market and share insights on pricing strategy and negotiating offers. Tune in for practical tips and real talk on making deals happen.Key Highlights:📉 Why every buyer expects a discount in today’s market🚪 No showings = overpriced: how to read the signs💸 What happens after a price reduction—and how it sparks activity🤝 Managing discounted offers and realistic expectations🔁 The realtor’s role: facilitating, not dictating negotiations⏳ Why timing and market conditions matter more than ever🧠 Seller mindset: focusing on offers in hand, not emotional expectations📊 Importance of pricing right from the start to avoid repeated reductions💬 Final advice: Stay flexible, informed, and market-awareWhether you're selling or buying, this episode gives you the tools to confidently navigate offers and close the deal.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! 

Send us Fan MailThought provoking podcast aimed to help Buyers Understand how to search for property and then understand and interpret value.  Great to share with friends who are considering a home purchase in this market.  Enjoy!!!Here's a bulleted synopsis for the Real Property St. Pete podcast:Julie Jones from Smith and Associates Real Estate and David Vann from REMAX Metro discuss the intricacies of determining home value in a fluctuating market.They emphasize that market value is what an informed buyer would pay, influenced by recent comparable sales ("comps").The podcast highlights three key values for a home: seller's, buyer's, and appraiser's opinions, and the challenge of aligning them.They explore how location, property condition, and additional comforts like pools or garages impact perceived value.The discussion underscores the importance of understanding subjective market parameters beyond the listed price to make informed buying decisions.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! 

Send us Fan MailThe hosts, Julie Jones and David Vann, discuss the January 2025 real estate market statistics. Key points include:Market Overview:Closed Sales: Up 13% year-over-year, signaling positive market movement.Cash Sales: Increased by 15%, with cash buyers representing 46% of sales.New Listings: Up 14.5%, contributing to a 28% increase in active inventory.Pending Inventory: Down 3%, indicating slower absorption.Inventory and Pricing Trends:Active inventory rose 28% overall and 43% for single-family homes, resembling a shift toward a buyer's market.Median sale prices dropped 4.4%, marking a rare decline after years of growth.Average sale prices fell 6.5%, largely due to fewer high-end property sales.Market Dynamics:Sellers are facing more competition, requiring strategic pricing and motivated positioning.Open houses are drawing crowds, but buyers are cautious, often waiting for price reductions before acting.Homes in move-in-ready condition or offering unique features are selling faster.Notable Trends by Price Point:Sales growth was strongest in the $200K–$600K range.Lower-priced homes saw significant percentage increases, though actual sales volume remains low.Advice for Sellers:Pricing strategy is crucial; overpricing can result in prolonged market time.Price reductions are becoming standard to signal seller motivation.The podcast emphasizes that the market is shifting from a seller's market to a more balanced or buyer-favored environment, requiring sellers to be flexible and realistic in their expectations.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! 

Send us Fan MailDavid and Julie discuss the January release of statistics about the month of December.  Significant story of the market and what is driving the most activity.  Check out the January Stats coming soon which further push the themes of this recovering market.Closed Sales: Up 33% (918 in Dec 2024 vs. 689 in Dec 2023)Cash Purchases: Up 43% (379 total), driven largely by flood-damaged or land-only propertiesMedian Sale Price: Up 10% to $436,000Average Sale Price: Down slightly to $600,000New Listings: Up 38.7% (974 new listings vs. 700 the previous year)Active Listings: Up 33% (2,957 total)Inventory Supply: Increased to 3.6 months, consistent with trends from the past yearMarket Insight: December’s spike in sales activity suggests positive movement in recovery, with notable activity in mid-range price points4oWant 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! 

Send us Fan MailJulie and David discuss the market in Shore Acres with Tammy Brophy.  Tammy has been selling real estate in Shore Acres for 30 years and lived in the neighborhood even longer.  A great story of serving community, family and friends in a time of hardship and crisis.  How are the Sellers?  How are the Buyers?  Where is the market and how will it change?  All great questions to discuss.  Please enjoy a great discussion among friends.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! 

Send us Fan MailDavid and Julie share the tale of the tape for the market statistics in October and November of 2024.  David also sneaks in a peek at the weekly stats that were being released in the first part of December.  Trending looks good for the month of December and final numbers will be released January 24th.  Check out the increase in Pending sales in November...up 42%.  A healthy rise in active homes listed as well.  Keeping it short in the New Year.  Happy 2025!!!  #GoVannTeam  #RealPropertyStPeteWant 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! 

Send us Fan MailDavid and Julie discuss the statistics during the Hurricanes Helene and Milton.  Basically a retrospective on what happened in the wake of the storms.  Flood Zone properties, flooded properties, land for sale versus homes which were high and dry.  Both hosts of the podcast have sold more than 30 homes in the areas which flooded.  Many days and hours were spent helping fellow St Petersburgers recover from these crisis situations.  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! 

Send us Fan MailAs a consumer, buyer of new real estate, especially a First-Time Buyer of residential real estate, there are some things that you should know. One, you will need to have a real estate agent under contract to go and see a wide array of homes.  Selecting an experienced real estate agent who fits your personality and communicates effectively is going to be a key to your success.  Finding an agent who specializes in the types of homes that you are seeking and the location of homes where you would like to live is critical. Understanding how to judge the value of a home and negotiating a fair market value price are keys to long term success in the homeownership investment.  An agent who understands the contract and is able to represent your needs and concerns, as well as communicate with you about your interests and requirements, will make the process of buying significantly more successful. Since you will be signing a contract with this particular agent of real estate, it’s important to feel a level of trust and confidence in your agent.  Knowing they are able to explain the nuances of contract terms, of homeownership, and of transactions is security.Confidence in your agent and their ability to negotiate and protect your interests will be significantly more valuable than the compensation you pay for their service. Mistakes in real estate transactions can be very expensive. A great agent will help prevent these pitfalls.Listen here to hear great questions for your potential agent.  Get great answers..Get a great agent!!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! 

Send us Fan MailDavid and Julie discuss the new NAR Settlement Agreement.  What Buyers and Sellers need to know about the changes to the landscape of the residential real estate  businessBuyers need a Buyer Broker Agreement with a Realtor to see a home offered in the MLS      How is the Buyer’s Agent Compensation Negotiated      Who pays the compensation for the Buyer’s Agent     Can the Compensation for the Buyer Agent be Financed?     Why is it likely for the seller to continue paying the buyer's agent's commission?  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! 

Send us Fan MailDavid and Julie hit the air with recently released stats from the doldrums of Summer.  Find out what they're seeing out there on the street, in their listings and with buyers.  What's affecting the market: elections, NAR Settlement, plethora of inventory...   Condos and Single Family Homes in Pinellas county is the subject du jour.  This month, they have shortened the episode a bit, so you can get the facts quick and accurate.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! 

Send us Fan MailCongrats to Julie Jones on joining Smith and Associates.  The new NAR Settlement Agreement is impending and the June Statistical report is what it is.  Lots of listings available for Buyers and we explore the pending...or not pending sales.   Check out David's listing at 215 19th Ave NE is Old Northeast.  https://stellar.mlsmatrix.com/matrix/shared/L9xRycDkq8c/21519THAVENUENEWant 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! 

Send us Fan MailWant 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! 

Send us Fan MailJulie and David hit the Single Family Home stats hard and quick.  Get the answers to a pretty hot spring market.  Increased Volume and Unit Sales, Prices up, Inventory steady.  Julie has a HOT NEW LISTING:  The Wedding Cake House is on the market!!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! 

Send us Fan MailDavid and Julie welcome Rachel Sartain, market expert, broker and friend.  The team discusses the rapidly changing condo market in Pinellas County.  The oversupply in different price points and what might be next for the 3000 condos for sale.  Why is there so much inventory?  Who are the buyers for these condos and who are the sellers?  How many are vacant?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! 

Send us Fan MailThe latest market report from Pinellas Realtor Organization is the most accurate collection of data available in this micro market!!  Check out the analysis by Julie and David and find out your position in the market.  What's selling?  How long will it take?  Can you get a discount?  Buyer or Seller Market?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!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! 

Send us Fan MailDavid and Julie discuss the recently publicized agreement between the National Association of Realtors and Plaintiffs in class action suits.  How will the landscape of real estate by changed?  What will be the new rules of operation between buyers, sellers and agents?   Who wins, who loses, and who gets paid.  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! 

Send us Fan MailDavid and Julie discuss the latest release of Stats on March 20th and how they see the residential single family and condo market in St Petersburg and greater Pinellas County.  Feel free to give feedback and provide questions for David and Julie.  They're happy to talk at length about absorption, inventory and pricing.  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! 

Send us Fan MailDavid and Julie discuss the mixed reports about the market and their individual businesses.  They also consider the need for the Pinellas Realtor Organization to stratify the higher price points for statistical reporting and leave the lower priced properties in a single category.  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! 

Send us Fan MailToday, we're having an in-depth discussion about what happened this winter in the real estate market. We'll talk about how new construction is changing the market, and the ripple effects it has on the rest of Pinellas County. We'll also share some predictions for what we might expect as we dig into the new year. 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! 

Send us Fan MailIn this episode, we delve into the October 2023 market statistics. With a 28% surge in new property listings, we look at the impact of new construction on the market. Interest rates were hovering around 8% signal which has forced buyers and sellers to evolve and approach negotiations in new ways.  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! 

Send us Fan MailIn this episode, we dive into the September 2023 market statistics. With a 28% surge in new property listings, we're looking at the impact of new construction on the market. Interest rates hover at around 8%, which means negotiations are evolving and that presents new opportunities for both buyers and sellers. 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! 

Send us Fan MailIn this episode of the Real Property St. Pete Podcast, we discuss the current real estate market in Tampa Bay. There's big changes in the condos and townhouse market — but don't worry, we're here to walk you through everything! We also delve into recent legal changes affecting condos and the rising concerns over insurance costs. Single-family home sales have slowed which has made this a great market for buyers. 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! 

Send us Fan MailToday, we're continuing our series on How to Buy a Home! We talk about the last stage of the process and everything you need to know after your offer is accepted on a home. We'll discuss loans, the inspection period, the appraisal, and closing day!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! 

Send us Fan MailIn the second part of our series, "How to Buy a Home in 2023," we're tackling the the ins and outs of shopping for homes and making an offer. We break down the negotiation process and give you what you need to know to be successful in this process. Whether you're a first-time homebuyer or you just need a refresher, we've got you covered. So join us as we demystify the  home-buying experience! We'll help you get one step closer to moving into your dream home! 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! 

Send us Fan MailThe real estate landscape is evolving, with higher interest rates posing challenges for homebuyers. Today, Julie and David share invaluable insights on navigating these high rates. They'll also demystify the pre-approval process and share why it's a crucial first step when you're getting ready to buy.  Don't forget to reach out to us with your questions and thoughts about the show!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! 

Send us Fan MailToday, we're talking about the numbers we have been seeing over the last year and what that might mean for the future. We talk about what a recession really is, and if we're really in one. 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! 

Send us Fan MailEven when we're out, we're still selling houses! This time of year is slow, but this is actually a great time to SELL because the buyers buying right now are SERIOUS! There aren't usually casual buyers right now. And there's low inventory. This means it's the perfect time to optimize your listing and get the buyers you want in the door. It's a tight market out there for buyers between 300 and 450... but it's not impossible. We share some things we've learned this summer about getting you a home within your budget. Look out next week for another Summer update! There's more to come! Thanks so much for listening. If you enjoyed this podcast, don't forget to give us a five star review and follow/subscribe! We appreciate you!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! 

Send us Fan MailToday we're freestyling and talking about the hot topics in real estate today. 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! 

Send us Fan MailToday, we're talking about what's happening in the national real estate market and what it means for us here in Pinellas county. 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! 

Send us Fan MailIt's that time of month again! Today we talk about what's changed in the Pinellas County real estate market since the last time we spoke. There are signals that this is a good time for sellers, but what does that mean for buyers? We break it down for you in today's show. 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! 

Send us Fan MailHurricane Season is upon us and it's critical that you prepare now. What does that look like? Today we talk about how you can avoid scrambling in Home Depot or Lowes the day before the storm and what you need to know about your insurance policies. We break it all down for you so that you can have peace of mind as storms brew in the Gulf and Atlantic. 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! 

Send us Fan MailToday we have Steve Friedman on the show to talk about his experience at Sunshine Developers (CHECK). He's here to talk about the basics of real estate investing and give us some tips on what to look for when you buy a "flipped" home. 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! 

Send us Fan MailIt's that time of year again... Our subterranean and winged termite friends are out and about, ready to read the wood in our houses. So, what even are they? How can you spot them? And, most importantly, how can you get rid of them? That's today on Real Property St. Pete. 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!