MARKET REPORT | Q4 2026
Gulf Beach Condo Market Report
Indian Rocks Beach to Madeira Beach. What is listed, what is closing, and where buyers have leverage.
Quick answer
As of October 2026 there are about 73 active or pending Gulf-area condos at 2 bedrooms and up under $900,000 in zips 33785, 33708, and 33786. Over the last 24 months most 2 bed, 2 bath Gulf-front units closed between $520 and $690 per square foot. Prices are flat to slightly down, many listings have sat 150 to 500 days, and price reductions are common, so buyers have negotiating leverage heading into the end of the year.
About 73
Active or pending condos
2 bed and up, under $900K, in zips 33785, 33708, and 33786.
$520 to $690
Price per square foot
Where most 2 bed, 2 bath Gulf-front units closed over the last 24 months.
150 to 500
Days on market
How long many of the current listings have been sitting.
Flat to down
Price direction
Price reductions are common and buyers have negotiating leverage.
What Is Happening in the Gulf-Front Condo Market?
Inventory is workable rather than scarce. About 73 active or pending condos at 2 bedrooms and up under $900,000 spread across seven beach towns is enough to compare buildings side by side instead of taking whatever comes up.
Pricing is the part buyers misread. Most 2 bed, 2 bath Gulf-front closings over the last 24 months landed between $520 and $690 per square foot. That is a $170 spread on the same bedroom count, and it is driven by condition, floor, view, and the health of the association. A list price inside that range is not automatically fair, and a list price above it is not automatically high.
Days on market is where your leverage comes from. Plenty of the current listings have been sitting 150 to 500 days, and reductions along the way are common. A seller 300 days in has a different tolerance for your offer than a seller 30 days in.
Two cost items do not show up in the price. Some buildings carry storm-related special assessments, and some monthly fees do not include building insurance. Check both before you compare one building to another, because either one can swing your real monthly number by hundreds of dollars.
What Does a Real Building Look Like Up Close?
Reflections on the Gulf in Indian Rocks Beach is a useful example because it has both reports done and enough recent sales to read a trend inside one building.
| Address | 900 Gulf Blvd, Indian Rocks Beach |
| Units | 84 |
| Buildings | Twin 11-story towers |
| Year built | 1981 |
| Amenities | Pool, spa, tennis and pickleball court, direct beach access |
| 24-month average | About $635 per square foot |
| Most recent sale | About $569 per square foot (July 2026) |
| January 2025 comparison | About $686 per square foot |
| Monthly fees | Roughly $900 to $1,000 depending on the unit |
| Reports | SIRS filed and milestone completed |
The trend inside that one building tells the story of the whole stretch of beach. The 24-month average is about $635 per square foot. The most recent sale was about $569 per square foot in July 2026, down from about $686 per square foot in January 2025. Same building, same beach, softer number.
That is why a building-level report beats a market-level average. You are not buying the Pinellas beaches. You are buying one association, one budget, and one stack of closed sales. See which buildings have the SIRS and milestone done.
How Do Buyers Use This Leverage?
- ✓Shortlist by building health first, then by unit. A great unit in a building with unanswered structural questions is a financing problem waiting to happen.
- ✓Pull closed sales inside the building, not just the zip code. The per-foot spread between buildings is wider than the spread between beach towns.
- ✓Use days on market in the offer. A listing 300 days in with two reductions behind it is a different conversation than a fresh listing.
- ✓Price the real monthly cost: fee, whether insurance is inside the fee, any current assessment, taxes at your purchase price, and flood and wind coverage.
- ✓Ask the dated versus updated question on purpose. Buying dated and renovating can land at or below the price of an updated unit, with finishes you picked.
Running the dated versus updated comparison? The renovation math page breaks down the estimated costs line by line.
Get the Building-by-Building Report
A free report covering the Gulf-front buildings from Belleair Beach to Madeira Beach: SIRS and milestone status, fee ranges, insurance notes, rental minimums, and closed sales per building.
Pinellas Beach Condo Market Questions
How many Gulf-front condos are for sale on the Pinellas beaches right now?
As of October 2026 there are about 73 active or pending condos listed at 2 bedrooms and up under $900,000 across zip codes 33785, 33708, and 33786. That covers Indian Rocks Beach, Indian Shores, Redington Shores, North Redington Beach, Redington Beach, Belleair Beach, and Madeira Beach.
What do Gulf-front condos sell for per square foot?
Over the last 24 months, most 2 bedroom, 2 bath Gulf-front units closed between $520 and $690 per square foot. The spread is wide because it reflects building condition, floor, view, and whether the unit has been updated, so the price per foot on any single listing only means something next to the closed sales inside that same building.
Is now a good time to buy a Pinellas beach condo?
Prices are flat to slightly down and many listings have sat on the market 150 to 500 days with price reductions along the way. That gives buyers real negotiating leverage on price, closing costs, and repairs. The tradeoff is that you have to do the homework on the building, because the same conditions that created the leverage also mean more buildings carry assessments and insurance questions.
Why are some beach condos sitting on the market so long?
Buyers are underwriting the building, not just the unit. Condo law changes, insurance costs, special assessments, and tighter lender project review all slow deals down. Units in buildings with a filed SIRS, a completed milestone inspection, and a clear budget tend to move faster than units in buildings where those answers are still unclear.
Are monthly condo fees on the Pinellas beaches including insurance?
Not always. Some buildings do not include building insurance in the monthly fee, and some carry storm-related special assessments on top of the regular fee. Both change your real monthly cost. Ask for the current budget and the master policy before you compare two buildings on fees alone.
Get the Building-by-Building Report
Tell Barrett which beach towns you are shopping and he will send the building-level report with SIRS and milestone status, fees, and closed sales.
Prefer to talk it through? Call or text Barrett Henry, REMAX Collective, (813) 733-7907.
More on Buying a Pinellas Beach Condo
Browse Homes and Condos by Beach Town
Last updated: October 2026. Sources: Stellar MLS active, pending, and closed data for zips 33785, 33708, and 33786, plus the Florida DBPR SIRS reporting database and listing disclosures, checked October 2026. Status, pricing, and rules change. Verify current documents with the association and your lender before you write an offer. Barrett Henry is a licensed Florida Broker Associate with REMAX Collective, not an attorney, lender, engineer, or tax advisor.