Real Property St Pete

David Vann & Julie Jones
  • 4.6 (11)
  • ARTS
  • UPDATED DAILY

Real estate discussions & topics

  1. APR 8

    Episode 72 January 2026 Market Report

    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 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!

    23 min

  2. FEB 28

    Episode 71 December 2025 Market Report

    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!

    18 min

  3. FEB 28

    Episode 69: January 2026 Discussion of October 2025 Market Report

    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 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!

    15 min

  4. FEB 28

    Episode 70: Jan 2026 Discussion of November 2025 Market Report

    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, 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!

    15 min

  5. JAN 13

    Episode 68 Flood Plain Mgmt, Mike Twitty and Property Tax Legislation

    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-insurance discounts through the National Flood Insurance Program.Pinellas County vs. St. Petersburg Flood Discounts County 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 Zones Choosing higher density over stricter floodplain compliance increases long-term flood risk and raises insurance costs for everyone.Why Pinellas County Is Especially Vulnerable Pinellas is both Florida’s most densely populated county and effectively a barrier island, creating elevated flood exposure.How Substantial Damage Impacts Homeowners Once triggered, homeowners may be required to elevate, rebuild, or demolish, not just repair damaged portions of a home.Why FEMA Discounts Matter More Than Ever With insurance premiums rising statewide, flood-rating discounts can mean thousands of dollars in annual savings.Florida’s Proposal to Eliminate Property Taxes on Homesteads Governor DeSantis has proposed eliminating property taxes on primary residences, potentially reshaping affordability statewide.What’s on the Table for the 2026 Ballot Multiple legislative proposals include expanded homestead exemptions, insurance-related tax relief, Save Our Homes portability changes, and assessment-cap reductions.Why Voter Education Matters Now These 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!

    20 min

  6. 12/11/2025

    Episode 67 - Sept 2025 Market Report: St Petersburg and Pinellas County Real Estate

    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 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!

    24 min

  7. 10/21/2025

    Episode 66: August 2025 Market Report

    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% 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!

    21 min

  8. 10/10/2025

    Episode 65: Market Freestyle: $400K–$600K Single-Family Homes

    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 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!

    20 min
See All (72)

Ratings & Reviews

4.6
out of 5
11 Ratings

About

Real estate discussions & topics

Information

  • Creator
    David Vann & Julie Jones
  • Years Active
    2022 - 2026
  • Episodes
    72
  • Rating
    Clean
  • Copyright
    © 2026 Real Property St Pete
  • Show Website
    Real Property St Pete