Bel-Forest Manor Condo
Homes for Sale in Belleair, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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
🟡 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 July 15. 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 $390K, trailing 12 months, Stellar MLS records).
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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
Bel-Forest Manor Condo market snapshot (as of July 15, 2026): the median sale price is about $180K ($169 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales. 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).
Bel-Forest Manor Condo is a community of 17 homes in Belleair, Pinellas County, built between 1979 and 1982 (median 1980), with a median living area of about 1,068 square feet. 71% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 July 15 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 8 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 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.
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 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 (4.6). Basis: Recent Direction +0.0% year-over-year; Owner Commitment 71% owner-occupied; 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
- 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 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.
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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?
How many homes are in Bel-Forest Manor Condo?
What share of Bel-Forest Manor Condo is owner-occupied?
When were the homes in Bel-Forest Manor Condo built?
Do cash buyers compete in Bel-Forest Manor Condo?
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
| 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 (17 streets, ZIP 33756)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| 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.
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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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