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In 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!

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David 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!

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David and Julie discuss the latest release of stats from Stellar MLS.  Released in Late July for the activity in the Month of June 2025

June 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 recovery
• What is the City of St Pete doing to help prevent flooding

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!

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Check out the RPSP May 2025 Market Report

Some 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 Takeaways

• Closed 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 market
• Time 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 & Commentary

• The 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!

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Rachel 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 Years
• Empowering a Single Parent 1st Time Buyer
• How a Financial Planner might set a home purchasing budget
• Understanding Value as a Buyer in an unusual market
  • Dig Deeper with this past episode:
  • Understanding Home Value -- A Buyer's Perspective
  • https://podcasts.apple.com/us/podcast/understanding-home-value-a-buyers-perspective/id1657774766?i=1000702212298
• Fun Times on the Home Search Trail
• Surprising Reason Rachel Picked this home
• Full Price Offer ?!?!
• Inspection Mystery: a new language interpreted
• Fixing the Plumbing
• What's a 4-Point Inspection

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!

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Rachel 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 Cuts
• The Luxury Real Estate Market: Who is Buying?
• How Does Real Estate fit into a balanced portfolio?
• How do Financial Planners advise clients on Home Purchases
• How 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!

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The podcast episode discusses the current real estate market conditions in Pinellas County, focusing on single-family homes and condos. Here are the key points:

1. Market Conditions: There's a significant increase in inventory, with a notable shortage of contractors affecting home preparation.
2. Challenges: Supply chain disruptions are causing delays in renovations, affecting listing readiness and market competitiveness.
3. Seller Strategies: Emphasis on competitive pricing and property condition to attract buyers, highlighting the importance of patience amidst longer selling times.
4. Statistics: Metrics include a rise in inventory levels, a decline in closed sales, and decreasing median sale prices year-over-year.
5. 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!

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Podcast Title: Real Property St. Pete Podcast

Hosts: Julie Jones (Smith and Associates) & David Van (Re/Max Metro)
Topic: February 2025 Real Estate Statistics – Pinellas County

🏡 Market Overview

• February 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 Statistics

• Median 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 Behavior

• Median % of Original List Price Received:
  • 94.1% in Feb 2025
  • vs. 93.8% in Jan 2025 and 95.6% in Feb 2024
  • Buyers 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 Notes

• Use 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!

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In 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-aware

Whether 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!

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Thought 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!