Belleair Beach 33786

Pinellas County, FL · 2,543 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

36affordability /100

Buyer leverage is buyer advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

39.7%

severe

Days on market

daily

Price cuts

34.3%

of active

Valuation

-19.5%

vs assessor

Look up an address

/100

Weak

cooling · buyer advantage · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Balanced Market

Needs 24.4% correction for affordability

DOM: 32d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)75

Valuation Gap (25%)10

Supply & Demand (20%)100

Buy vs Rent (15%)50

Cancellation Rate (10%)25

Days on Market (5%)40

Balanced market in 33786. List price is roughly fair — focus on condition and value. Payment burden: 39.7% of median income. A 12% price correction needed to reach 30% affordability threshold. Median days on market: 32. Renting is approximately 28% cheaper than buying (price-to-rent ratio: 15.3).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.

COOLINGBUYER ADVANTAGE

Market is cooling with expanding inventory. Buyers have strong negotiating leverage. Prices down 3.2% YoY.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/33786" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Belleair Beach 33786 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/tampa/zip/33786?utm_source=embed&utm_medium=backlink">Belleair Beach 33786 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$899,957

▾ 3.2% YoY

Days on market

daily · zip_data

Median rent

$4,900

ZORI

Investor score

59/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-19.5%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$724,772

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+69.8%

County-wide market — the widest, slowest signal.

Pinellas+69.8%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$285

Price-to-income6.4×

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How 33786 ranks in FL

percentile vs all Florida ZIPs · n=1098

Market velocity26%

Supply tightness70%

Affordability16%

Investment yield48%

Appreciation15%

Affordability, supply & momentum

11SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply91.2 mo

Days on Market89d

Inv vs History-2.8%

Listing Density49.4/1k

Affordability — payment burden

Monthly payment (P&I)$4,651

Payment burden39.7%

Median income · ZIP$140,417

Mortgage rate6.71% · 30yr

Total monthly own$5,551

Monthly rent$4,900

Market dynamics

Price cut %34.3%

Momentumcooling

LeverageBUYER ADVANTAGE

Months of supply91.2

Sales (90d)0

Investment analysis

Median rent$4,900

Price-to-rent15.3

Est. cap rate4.2%

Buy vs rentneutral

Livability

Walk score2

Transit score—

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Pinellas.

Aggregate median -2.5% YoY in Pinellas, FL (county), but the under-$500k tier is -1.6% — the aggregate and the entry tier are moving together. Over the same year the under-$500k share of sales moved from 65.7% to 67.1% (+1.3pp) and the $1M+ share from 9.3% to 8.6% (-0.7pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$170k	$163	8,545	—	COUNTY · Pinellas, FL
$250k–$500k	$440k	$233	10	12.5%	ZIP
$500k–$750k	$650k	$405	23	28.7%	ZIP
$750k–$1M	$900k	$496	15	18.8%	ZIP
$1M–$1.5M	$1.20M	$564	15	18.8%	ZIP
$1.5M–$2M	$1.68M	$548	588	—	COUNTY · Pinellas, FL
$2M+	$3.10M	$667	13	16.3%	ZIP
All sales (the headline median)	$871k	$544	80	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Pinellas, FL), by quarter.

Share of sales by tier (quarterly)

If the upper tiers widen over time, the headline median rises on composition alone.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+

Median within each tier, against the headline median (quarterly)

The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 33786.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Pinellas County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 33786→Pinellas County, FL

12-Month Direction

-10Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

38· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden46

32.6%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent45

1.32x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation6

+69.8%

overvalued

Source: Lotvox comps · Updated 2026-05-15