Happy Monday,
The summer slowdown is real, but it is not uniform. Pinellas sellers are getting more than asking and closing in under a month. Pasco sellers are cutting prices at nearly twice the rate of their neighbors across the county line. Your clients need you to know the difference, and this week's numbers give you the full picture.
Agent Ammo
Your market stats, ready for client conversations.
For Your Sellers
Stat | Hillsborough | Pinellas | Pasco |
|---|---|---|---|
Median $ | $445,155 | $480,000 | $390,000 |
YoY % | +1.2% | +5.5% | +1.3% |
DoM | 31 | 29 | 40 |
Supply (Mo) | 3.7 | 3.5 | 4.1 |
% of List | 97.2% | 96.1% | 96.3% |
Inventory | 4,418 | 2,987 | 3,161 |
Cuts (D) | 137 | 68 | 149 |
Tampa Bay Sellers Snapshot: Pinellas leads with $480K median (+5.5% YoY) and just 29 days to contract. Hillsborough sits steady at $445K (+1.2%) with 97.2% of list price achieved. Pasco lags at $390K (+1.3%) with the slowest pace at 40 DoM and the highest share of price cuts. Bottom line: accurate pricing is outperforming hopeful pricing in every county right now.
For Your Buyers
Stat | Hillsborough | Pinellas | Pasco |
|---|---|---|---|
New Listings | 1,730 | 1,090 | 1,141 |
Inventory | 4,418 | 2,987 | 3,161 |
Cuts (D) | 137 | 68 | 149 |
Med. DoM | 31 | 29 | 40 |
Pending | 1,203 | 831 | 880 |
Closed | 1,457 | 975 | 904 |
Tampa Bay Buyers Snapshot: Pasco offers the most breathing room with 149 price cuts and 40 days to contract, giving buyers real leverage. Hillsborough brings solid options too, 4,418 active listings and 137 cuts on July 30 alone. Pinellas stays tight at just 68 cuts and strong closings, so buyers eyeing that market need to move fast and come in realistic.
Regional Watch
Stat | Hernando (SFH Only) |
|---|---|
Median Price | $337,500 |
YoY Change | +3.8% |
Days on Market | 92 |
Months of Supply | 4.3 |
Active Inventory | 1,465 |
% of List | 96.2% |
Closed Sales | 423 |
The read: Hernando is the most affordable entry point near Tampa Bay right now, and closed sales growing 15.6% year over year tells you other buyers have already figured that out.
Buyer Resource - No Closing-Cost Suprises
A plain-English map of what "cash to close" actually covers, so a first-time buyer walks in with zero surprises. Send Part 1 to frame it; use Part 2 to walk them through the buckets.
PART 1 The framing · text this to your buyer
Hey [First Name], before we get deep into showings, I want you walking in with zero surprises. Here's what "cash to close" actually covers, in plain English.
It's not just the down payment. There are a few other buckets, and knowing them now means no panic later. My loan officer can give you exact numbers for any home we look at, but here's the map so it all makes sense.
PART 2 The breakdown · buyer-friendly
1. Down payment - Your equity stake. Varies by loan type, some programs go well below 20%.
2. Loan-related costs - Origination, appraisal, credit, and related fees to fund the mortgage.
3. Prepaids & escrow- Property taxes and homeowners insurance collected up front, plus prepaid interest.
4. Title & recording - Title insurance and the fees to legally transfer and record the home.
Reassurance line to deliver
"Some of these can be negotiated, credited by the seller, or covered by assistance programs. That's exactly the kind of thing my lender helps us structure."
Everything you need to know about the homestead exemption bill
Florida voters will decide in November on a constitutional amendment that would raise the homestead exemption to $250,000 by 2028, eliminating non-school property taxes entirely for roughly 60% of homesteaded owners. This is worth forwarding to any client asking about the long-term cost of owning in Florida, especially first-time buyers weighing rent versus own.
Happening Around Tampa Bay
August 5 through September 27
The Art of Banksy at The Straz — ongoing exhibit, easy client outing
August 8
Saturday Morning Market, St. Pete — Pinellas lifestyle staple
Second Saturday ArtWalk, St. Pete — five arts districts, one night
Tampa Sip & Paint at Wulfaven Brewing — casual client invite
Tampa Brick Fan LEGO Experience — family-friendly weekend event
August 8 and 9
St. Pete Foodie Fest at Tropicana Field — food lovers across Tampa Bay
Tampa Brick Fan LEGO Experience — continues through Sunday
Have a Client Ready to Move?
Send them my way. I'll run their real numbers, no pressure, just clarity. Reply to this email or book a time directly.
If any of these numbers spark a conversation you want to talk through before a listing appointment or buyer consult, reach out and let's work through it together.
Talk soon,
Nate
Compliance
Rate information is sourced from the Optimal Blue Mortgage Market Indices (OBMMI) via the Federal Reserve Bank of St. Louis (FRED) and reflects actual locked rates across approximately 35% of U.S. mortgage transactions. Data is updated daily and provided for informational purposes only. This is not a quote, an offer, or commitment to lend. Rates and terms vary by borrower and are subject to change. NMLS #2130803. Fairway Independent Mortgage Corporation NMLS #2289. Equal Housing Lender.