Arvis Circle
Homes for Sale in Clearwater, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price at Arvis Circle is driven by condition and square footage more than location premium. With a median around $425,000 and a median just over 2,200 living square feet, you are paying roughly $258 a foot for a housing stock that centers on the early 1970s. Homes here span 1960 to 2022, so the spread is wide and condition-dependent: a renovated home and a dated one can sit far apart, and the median is the only reliable anchor.
The current posture favors buyers. Prices are down 16.7% year over year, the median home takes about 170 days to sell, and the heat score sits at 25 — this is a slow, negotiable market. Sellers should price to the current reality and expect time on market; buyers have room to be selective and to write terms that would not survive a hot cycle.
Arvis Circle right now
🔴 Off the recent peak. The trailing-12-month median ($425K) is down 16.7% from the prior 12 months ($510K) and up 120% since 2012. With about 2 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (3 and 7 sales in the two windows).
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Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arvis Circle market snapshot (as of July 15, 2026): the median sale price is about $425K ($258 per sq ft over the trailing 12 months of closed sales), and a median 170 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months and up 120% since 2012, computed from record-level Stellar MLS closed sales (3 closings in the current window).
Arvis Circle is a community of 94 homes in Clearwater, Pinellas County, built between 1960 and 2022 (median 1973.0), with a median living area of about 2,218 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Arvis Circle is a small Clearwater pocket of 94 homes in Pinellas County, weighted toward 1970s construction with a scattering of newer builds through 2022. With roughly 70% of homes homesteaded, turnover is limited, which partly explains the long selling times.
Who Arvis Circle is best for.
Best for
- Long-hold buyers around the mid-$400s who want an established area and can wait for the right listing
- Renovation-minded buyers willing to trade a dated 1970s home for equity through improvement
- Value hunters who want negotiating room in a slow, buyer-favorable market
Probably not for
- Sellers who need to close quickly given the roughly 170-day selling timeline
- Buyers counting on near-term price gains after a 16.7% year-over-year decline
- Anyone wanting turnkey uniformity rather than condition-by-condition variability
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($425K) IS the median in the snapshot above, and the move from 2025 ($510K) IS the -16.7% one-year change.
Windows contain 0 to 7 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
The Arvis Circle buying strategy.
If we were buying in Arvis Circle today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Arvis Circle.
A slow, condition-driven market
The number that defines this community right now is 170 days on market. That is a long runway by any measure, and it tells you buyers are in no hurry. Pair that with a 16.7% year-over-year decline and you have a market where mispriced listings simply sit. The homestead share near 70% means most owners are not forced sellers, so inventory that does list tends to be motivated or condition-challenged.
Longer term, the picture is different: values are up 120% since 2012. That is a reminder that this is an established, well-held area, not a speculative one. The mix of build years — a 1973 median inside a 1960-to-2022 range — means quality varies lot by lot. Diligence on roof, systems, and prior renovation matters more here than in a uniform subdivision.
The location and the amenities are priced into every listing in Arvis Circle. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Arvis Circle buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (4.2). Basis: Long-Term Appreciation +120% since 2012; Recent Direction -16.7% year-over-year; Owner Commitment 70% owner-occupied; Pricing Power 81.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market averaging 170 days to sell, pricing and negotiation do the heavy lifting. We help sellers set a number the current market will actually meet instead of chasing last year's comps, and we help buyers use the slow tempo to negotiate on condition, terms, and timeline. With build years ranging six decades, we focus your diligence where it counts.
Arvis Circle in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Arvis Circle buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Arvis Circle sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arvis Circle, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arvis Circle home worth?
Get a no-obligation home value based on real comparable sales in Arvis Circle, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Arvis Circle on the map →
Frequently Asked Questions
What is the median home price in Arvis Circle?
How long do homes in Arvis Circle take to sell?
How many homes are in Arvis Circle?
What share of Arvis Circle is owner-occupied?
When were the homes in Arvis Circle built?
Do cash buyers compete in Arvis Circle?
Have Arvis Circle home prices gone up?
Who is the best real estate agent for Arvis Circle?
How do I find a top Clearwater real estate agent who knows Arvis Circle?
Can Momentum Realty connect me with an agent for Arvis Circle?
Should you buy in Arvis Circle?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 33764/33771)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (41 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how ARVIS CIRCLE fits the bigger picture — live prices, inventory, and Momentum Scores:
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