Good morning,
The mid-summer market is sending mixed signals, and your clients are noticing. Prices are holding across all three counties, but buyer caution is real and the data backs it up. Here is what the numbers say this week so you can walk into any conversation with something concrete to say.
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% | 96.4% |
Inventory | 4,418 | 2.987 | 3,161 |
Cuts (D) | 120 | 72 | 90 |
Across all three counties, homes priced accurately are still closing above 96% of list in under six weeks. The market is not broken. Overpriced listings are.
For Your Buyers
Stat | Hillsborough | Pinellas | Pasco |
|---|---|---|---|
New Listings | 1,730 | 1,090 | 1,141 |
Inventory | 1,761 | 1,116 | 1,182 |
Cuts (D) | 120 | 72 | 90 |
Med. DoM | 31 | 29 | 40 |
Pending | 1,260 | 858 | 890 |
Closed | 1,457 | 975 | 904 |
With 282 price cuts across the tri-county area today and months of supply ranging from 3.5 to 4.1, buyers who are pre-approved and engaged right now are shopping a market that has quietly shifted in their favor.
Regional Watch
Stat | Sarasota |
|---|---|
Median Price | $492,450 |
YoY Change | +8.2% |
Days on Market | 47 |
Months of Supply | 4.1 |
Active Inventory | 2,870 |
% of List | 94.4% |
Closed Sales | 805 |
Sarasota inventory is shrinking fast, prices are climbing, and buyers are still closing deals. If your clients think Sarasota is cooling off, show them the June numbers.
Ready-to-Use Content
This week's post you can steal. Copy it, tweak it, post it.
HOOK
380 homes just got a price cut today across Tampa Bay. That's not a crash. That's an opportunity most buyers don't know about yet.
BODY
Hillsborough had 166 price cuts today. Pinellas had 78. Pasco had 136. Inventory is down across the board, but sellers are still adjusting because homes are sitting longer. Pasco homes are averaging 40 days on market right now. That gap between list price and reality is where buyers win. If you're waiting for rates to drop before you make a move, you might be missing the actual leverage point. Sellers who just cut their price are often motivated and ready to negotiate on terms, closing costs, or repairs.
CTA
Comment "CUTS" and I'll send you today's list of price-reduced homes in your target area.
Want this turned into a Reel script or graphic? Reply to this email and I'll send it over.
Send This to a Client
Institutional investor listings more than doubled nationally between February and July, from about 4,000 to nearly 9,500 active homes, as a new federal law takes effect in January 2027 restricting large investors from buying more single-family homes. The article is a smart share for clients asking about market inventory or worried about competing with corporate buyers, and it includes a practical five-point checklist agents can use to evaluate whether the trend is actually hitting their specific ZIP codes.
Happening Around Tampa Bay
July 24
Paris Basement at Bouzy — new to Tampa move-ins
Guardians vs. Rays at Tropicana Field — easy client invite
July 25
Bolts Brew Fest — hockey fans + craft beer
Saturday Morning Market, St. Pete — Pinellas lifestyle
World Oddities Expo — eclectic clients
VHS Club Summer Slasher Sleepover — something different
July 26
Tampa Bay Ice Cream Festival — families, St. Pete lifestyle
Art and Nature Sunset Tours, MFA — Pinellas area showcase
Sunday Morning Market, Westshore Marina — South Tampa buyers
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.
Thanks for reading. If you have a client conversation coming up this week and want to talk through the numbers for their specific area, just reply to this email and I'll get back to you same day
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.