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Here are the Top 10 Bullets summarizing August 2025 Market Report episode:

1. Market recovery continues: Pinellas County shows steady improvement after last year’s storm-affected market, with no hurricanes disrupting 2025 activity.
2. Closed sales up 3.5%: 1,426 single-family closings in August, signaling renewed buyer participation.
3. Listings down 10%, inventory up 12%: Fewer new listings but more homes on the market overall, reflecting slower absorption.
4. Median sale price drops 10% to $435K: Down $50K year-over-year, largely due to heavier sales volume in lower-priced homes.
5. Average price ≈ $583K (↓ $30–40K): Consistent with a 10–15% value decline since 2023–24 peaks.
6. Buyer behavior shifts: More activity under $600K as renters re-enter the market; buyers are cautious and shop longer before offering.
7. Luxury sales soften: Homes $1M+ down 15.5%, while affordable segments ($200–400K) surge by double and triple digits.
8. Longer market times: Median 48 days to contract and 84 days to close —the slowest pace in years.
9. Sellers must adapt: Competitive pricing and well-conditioned homes are critical; buyers expect value and move on quickly if they don’t see it.
10. 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! 

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🎙 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 demand
• Many homes are small (700–900 sq ft) but include a yard – a big plus for pet owners
• Some 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 behavior
• Delisted or withdrawn listings may return as confidence grows
• Move-up buyers are exploring areas north of the Sunshine Skyway for newer, larger homes

✅ Tips for Buyers:

1. Get pre-approved early
2. Save for your down payment
3. Define your must-haves vs. nice-to-haves
4. Be a flexible buyer – understanding seller timelines can help you get a better deal

The 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! 

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Hosts: David Vann (RE/MAX Metro) & Julie Jones (Smith & Associates)

🖨 From Printing Ink to Property Stats

David 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 & Townhomes

• Closed Sales: 451 units — down 25% year over year
• Median Sale Price: $250,000 — down 17% from $300K
• Average Sale Price: Holding stronger, down just 1% (from $414K to $410K)
• Dollar Volume: $185M — a 26% decline from $250M last year
• Percent of Original List Price: Sellers receiving ~91%, showing an avg. 9% discount
• Time 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 Challenges

• Milestone inspections & condo reserve requirements
• Rising HOA fees
• Escalating 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 Listings
• 63 Pending
• 253 Sold (last 6 months) → roughly one month of absorption per 6 months of sales = solid velocity
• But 216 delisted properties (canceled, withdrawn, expired) almost matched the 253 sold.
  • 👉 A “hidden market” of overpriced or unsellable listings—critical to include in CMAs.

💡 Takeaway

The 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! 

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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!