Bel-Forest Manor
Condos for Sale in Belleair, FL
All 83 homes for sale in Belleair, FL · median $840,000 · 45 condos for sale in Belleair · 55 homes for sale in 33756 · Pinellas County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of September 2026, Bel-Forest Manor Condo in Belleair, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $180,000, $169 per square foot, a median 33 days on market, sellers accepting 86% of original asking (+0% versus the prior year). Homes listed or recently sold were built 1979–1981; none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 51 ft). At the median price and Pinellas County's FY2025-26 rate of 19.39 mills, annual property tax runs about $3,490 ($2,680 with the full homestead exemption).
Price here is driven by condition and interior updates, not square footage. The homes are similar in size, clustered around 1,068 square feet, and were built in a narrow window from 1979 to 1982, so what separates one closing from the next is what has been done inside. The median sits at $180,000, and at a median of roughly $169 per square foot, this is one of the more accessible ownership options in Belleair.
The posture is neutral to slightly slow. A median of 33 days on market and a heat score of 33 tell you this is not a bidding-war environment. Year-over-year pricing is flat, so sellers should price to the comparable rather than to hope, and buyers have room to be selective and to negotiate on condition. This is a market that rewards patience on both sides.
Bel-Forest Manor Condo right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($180K) is up 0.0% from the prior 12 months ($180K). With about 3 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 September 12. Confidence: Low (3 and 3 sales in the two windows).
What's unique here: the median sale price is about 54% below the typical Pinellas County sale ($180K vs $395K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 17, 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
Bel-Forest Manor Condo market snapshot (as of September 12, 2026): the median sale price is about $180K ($169 per sq ft over the trailing 12 months of closed sales), a median 33 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 33756 (Belleair), 546 homes closed in the last 12 months at a median of $355K ($257/sq ft), down 2.2% year over year, with a median 44 days on market. Right now 125 active and 25 pending listings put supply at about 4.8 months — a balanced market. See the live ZIP 33756 housing market and the Pinellas County market.
Stellar MLS sales records identify 25 homes in Bel-Forest Manor Condo that have changed hands since 2015, built between 1979 and 1989 (median 1980), with a median living area of about 1,090 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Bel-Forest Manor is a small, uniform condo community in Belleair, with just 17 homes built within a few years of each other. That scale means limited inventory and few closings, so each sale carries weight in setting the tone.
Who Bel-Forest Manor Condo is best for.
Best for
- Budget-conscious buyers targeting entry into Belleair around the $180,000 median
- Owner-occupants who value a stable, high-homestead building over turnover
- Buyers willing to trade a small selection for clean, comparable pricing
Probably not for
- Buyers needing large square footage or newer construction
- Anyone counting on quick equity gains in a flat, slow-paced market
- Buyers who want a wide range of floor plans and finishes to choose from
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($180K) IS the median in the snapshot above, and the move from 2025 ($180K) IS the +0.0% one-year change.
Windows contain 0 to 9 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 2014 through 2026. Deemed reliable but not guaranteed.
16% of homes for sale in ZIP 33756 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-17).
Bel Forest Manor Condo Market Scorecard
Bel Forest Manor Condo is currently a buyer's market. About 8.0 months of supply, a median asking price of $184,500, and homes go under contract in about 3 days.
Typical home value in the 33756 ZIP is $362,892, about 13.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Bel-Forest Manor Condo
Live MLS inventory for Bel-Forest Manor Condo. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Bel-Forest Manor Condo listings as of 2026-09-16, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Bel-Forest Manor Condo on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Pinellas County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mildred Helms Elementary-PN · Elementary
- Largo Middle-PN · Middle
- Largo High-PN · High
Zoned schools reflect the assignments reported on recent Bel-Forest Manor Condo listings and can change; always confirm with Pinellas County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bel-Forest Manor Condo address.
Shop the zone: Homes zoned for Largo High-Pn High School
The Bel-Forest Manor Condo buying strategy.
If we were buying in Bel-Forest Manor Condo 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Bel-Forest Manor Condo.
A small, uniform condo pool
With only 17 homes and a recent closing window of three sales, this is a thin market. The consistency in size and vintage is a double-edged sword: it makes valuation cleaner because comparables are genuinely comparable, but it also means a single updated or dated unit can move the read. Watch the actual condition of any listing closely, since that is where the real spread lives.
Owner-occupancy runs high here, with a homestead share of roughly 71 percent. That tends to correlate with stable, maintained buildings and slower turnover, which is consistent with the flat year-over-year pricing and the middling pace. Buyers should budget time; sellers should expect a deliberate, condition-driven negotiation rather than a fast flip.
The location and the amenities are priced into every listing in Bel-Forest Manor Condo. 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 Bel-Forest Manor Condo 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 3 factors (2.9). Basis: Recent Direction +0.0% year-over-year; Liquidity & Demand 8.0 months of supply; Pricing Power 86.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this small, the numbers get noisy and a single sale can distort the picture. We track each closing at the unit level, read condition against the median, and price accordingly rather than leaning on averages that a 17-home pool cannot support. That discipline protects both a seller pricing into a flat market and a buyer trying to tell an updated unit from a dated one.
Bel-Forest Manor Condo in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $641/month (about $7,692/yr) · median of 5 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $641 per month ($7,692 a year) — the median AssociationFee across 5 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Bel-Forest Manor Condo 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 Bel-Forest Manor Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bel-Forest Manor Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bel-Forest Manor Condo home worth?
Get a no-obligation home value based on real comparable sales in Bel-Forest Manor Condo, 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 all homes for sale in Belleair →
Frequently Asked Questions
What is the median home price in Bel-Forest Manor Condo?
How long do homes in Bel-Forest Manor Condo take to sell?
Is Bel-Forest Manor Condo a buyer's or seller's market right now?
Who is the best real estate agent for Bel-Forest Manor Condo?
How do I find a top Belleair real estate agent who knows Bel-Forest Manor Condo?
Can Momentum Realty connect me with an agent for Bel-Forest Manor Condo?
Should you buy in Bel-Forest Manor Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 16, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (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 local comps.
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See how Bel-Forest Manor Condo fits the bigger picture — live prices, inventory, and Momentum Scores:
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