The Investor Desk · Tampa Bay
The numbers, before the market prices them in.
Every ZIP code in Pinellas, Hillsborough, Pasco and Manatee: where sellers are cutting, what sells fastest, and what homes actually rent for, from closed leases rather than asking rents. Updated daily from the MLS.
Photo by Sam Hozan on Unsplash
The pulse, four counties
Homes for sale
22,830
13,570 sold in the last 90 days
Price cuts, last 30 days
24%
5,440 homes; 475 back on the market
Months of supply
5.0
Three to six months of homes for sale: room to negotiate on the right property.
Median rent, closed leases
$2,299
From 9,828 leases in the last six months
Pinellas alone: 7,225 for sale, 22% cut their price this month, 5.6 months of supply, median rent $2,209.
Where the opportunity is this month
Pinellas and Hillsborough ZIP codes, ranked. Tap any ZIP for its full read.
Where sellers are bending
Share of listings with a price cut in 30 days
Where homes move fastest
Median days on market, last 90 days
- 133596 · Valrico58 days
- 233594 · Valrico58 days
- 333612 · Tampa59 days
- 433614 · Tampa61 days
- 533624 · Tampa61 days
- 633761 · Clearwater61 days
Where rent works hardest
Gross yield estimate: median rent against median sold price
Every ZIP, side by side
| 33716St. Petersburg | 38 | 5% | $161,000 | $185 | 120 | 7.6 | $1,500 | 11.2% |
| 33709St. Petersburg | 205 | 25% | $218,000 | $175 | 70 | 6.2 | $1,975 | 10.9% |
| 33762Clearwater | 55 | 25% | $245,000 | $213 | 98 | 4.7 | $2,100 | 10.3% |
| 33778Largo | 77 | 19% | $316,450 | $252 | 75 | 3.4 | $2,389 | 9.1% |
| 33760Clearwater | 81 | 23% | $240,000 | $190 | 66 | 7.4 | $1,798 | 9.0% |
| 33771Largo | 143 | 20% | $260,000 | $191 | 87 | 4.9 | $1,925 | 8.9% |
| 33763Clearwater | 201 | 18% | $218,250 | $164 | 77 | 5.9 | $1,575 | 8.7% |
| 33781Pinellas Park | 115 | 22% | $328,000 | $254 | 87 | 3.6 | $2,250 | 8.2% |
| 33703St. Petersburg | 245 | 24% | $420,000 | $328 | 66 | 4.5 | $2,875 | 8.2% |
| 33711St. Petersburg | 171 | 18% | $292,400 | $260 | 98 | 7.7 | $2,000 | 8.2% |
Tap a column to sort. Blank means fewer than five homes behind that figure.
Every way to invest here
What each strategy asks of a property, and what to check locally before you count on it.
Fix and flip
Buy below value, renovate, resell. Works where renovated homes close well above dated ones and homes sell fast.
What to check: The spread between dated and renovated closes in the ZIP, days on market, and Florida's permit and flood rules for the scope.
Run the numbersBRRRR
Buy, renovate, rent, refinance, repeat: pull your cash back out once the rent and the new value support a loan.
What to check: Whether the rent covers a refinance at today's rates (debt coverage of 1.20 or better), and insurance on an older roof.
Rental analyzer (BRRRR coming soon)Long-term rental
Steady rent on a year lease. The math lives or dies on taxes and insurance, which reset when you buy.
What to check: Non-homestead taxes for a new owner (below), a wind mitigation report, and the flood zone.
Rental analyzerShort-term and furnished
Nightly, weekly or 30-plus-day furnished stays. Strong on the beaches, strictly regulated in many towns.
What to check: The city's minimum stay and registration rules, the HOA's leasing rules, and Florida's tourist development tax.
Ask about a town's rulesRent by the room
The same house rented room by room can bring more rent, with more turnover and more rules.
What to check: Occupancy and rooming-house rules, insurance, and fair housing.
Room rental calculatorHouse hack
Live in one unit or room, rent the rest. Owner-occupant loans and homestead savings change the math.
What to check: Owner-occupant financing on 2 to 4 units, and which part of the homestead exemption applies.
What could you afford?2 to 4 units
Duplexes to fourplexes: residential financing with commercial-style income.
What to check: Rent rolls against leases, separate meters, and insurance by unit.
See 2 to 4 units for saleADU or room conversion
Add a unit or finish a room (a Florida room, a garage) to change the exit or the rent.
What to check: Zoning, the county's ADU rules (owner occupancy can apply), and permits for the conversion.
Check a parcel with usLand and new build
Lots, splits and infill. Long timelines, big margins when it works.
What to check: Zoning, utilities (city water and sewer or well and septic), flood elevation, and impact fees.
See land for saleManufactured homes
Low entry price. Land you own and land you lease are two different investments.
What to check: Whether the land conveys or carries lot rent, the home's HUD label and year, and wind zone.
How manufactured homes work hereThe cost investors underestimate
Florida taxes reset when a home sells, and a rental gets no homestead exemption. Budget on the new owner's non-homestead bill, never the seller's. Total millage by taxing area:
| Taxing area | Mills | On a $350,000 home |
|---|---|---|
| St. Petersburg | 19.92 | $5,926 |
| Clearwater | 19.35 | $5,757 |
| Largo | 18.99 | $5,649 |
| Pinellas Park | 19.12 | $5,687 |
| Seminole | 15.95 | $4,744 |
| Dunedin | 17.60 | $5,237 |
| Tarpon Springs | 18.84 | $5,604 |
| Gulfport | 17.49 | $5,204 |
Estimate: 85% of the price as just value, non-homestead, last year's rates. Non-ad valorem assessments (fire, solid waste) can add to it.
Before you write an offer
- Insurance. Roof age drives it. Ask for the 4-point and wind mitigation reports before you price the deal.
- Flood. Check the FEMA zone and elevation; a flood policy can change the math on a rental.
- Permits and liens. Open permits and code liens follow the property, not the seller.
- Rental rules. Minimum stays, registration and HOA leasing limits vary by town and building.
Investor Opportunities
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See Investor OpportunitiesFigures are aggregates of Stellar MLS data (through MLS Grid) for residential and 2 to 4 unit properties; rents are closed residential leases in the last six months. Any figure built from fewer than five homes is left blank. Gross yield is an estimate (a year of median rent against the median sold price) before taxes, insurance, vacancy and other costs. Market information, not investment, tax or legal advice; verify independently.