Belleair Beach Unit 1 Unrec
Homes for Sale in Belleair Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Belleair Beach Unit 1 Unrec sits in a barrier-island pocket of Pinellas County where price is driven far more by condition, elevation, and proximity to the water than by any single benchmark. With only a narrow closing window to read from, this is a thin-data market — one sale doesn't establish a trend, and buyers and sellers should treat any headline figure as a starting point for conversation, not a verdict.
For sellers, that thinness cuts both ways: a well-prepared, correctly positioned home can command attention because comparable inventory is scarce, but a mispriced one has little supporting data to lean on. For buyers, the practical work is in the details — flood zone, elevation, insurance cost, and the actual state of the structure will move value more than any neighborhood average.
Belleair Beach Unit 1 Unrec right now
🟡 Off the recent peak. The trailing-12-month median ($838K) is down 7.5% from the prior 12 months ($905K). With about a dozen 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: Medium (18 and 13 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Pinellas County sale ($838K 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
Belleair Beach Unit 1 Unrec market snapshot (as of July 15, 2026): the median sale price is about $838K ($466 per sq ft over the trailing 12 months of closed sales), and a median 50 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Stellar MLS closed sales (18 closings in the current window).
Belleair Beach Unit 1 Unrec is a community of 1,284 homes in Belleair Beach, Pinellas County, built between 1912 and 2024 (median 1972), with a median living area of about 2,231 square feet. 48% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a small barrier-island enclave in Belleair Beach, Pinellas County, where the value story is written home by home rather than by the block. Coastal location and property condition carry the pricing here more than any community-wide number.
Who Belleair Beach Unit 1 Unrec is best for.
Best for
- Buyers targeting a coastal Pinellas property who can underwrite condition and insurance carefully
- Sellers with a well-maintained home willing to position it thoughtfully in a low-inventory setting
- Buyers with flexible budgets who value water proximity over price predictability
Probably not for
- Buyers who need a large pool of recent comparable sales to feel confident on price
- Budget-sensitive buyers who cannot absorb coastal insurance and elevation-driven carrying costs
- Anyone wanting a fast, formula-driven transaction with minimal property-level diligence
9% of homes for sale in ZIP 33786 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 (2026-07-18).
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 ($838K) IS the median in the snapshot above, and the move from 2025 ($905K) IS the -7.5% one-year change.
Windows contain 2 to 28 sales each (18 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 Belleair Beach Unit 1 Unrec buying strategy.
If we were buying in Belleair Beach Unit 1 Unrec 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 Belleair Beach Unit 1 Unrec.
A thin-data coastal pocket
The defining variable on a barrier island is water — direct Gulf access, canal frontage, or a walk to the beach all read differently on price than an interior lot, and none of that is captured by a single average. Elevation and flood-zone designation matter just as much, because they translate directly into insurance and long-term carrying cost. Two homes on the same street can price very differently once those factors are on the table.
Because the recent closing activity here is limited, standard comp analysis has to be supplemented with judgment. That's not a weakness of the area — it reflects a small, tightly held inventory — but it does mean the burden is on getting the specifics right: survey, elevation certificate, wind mitigation, and a clear-eyed read on the condition of the home itself.
The location and the amenities are priced into every listing in Belleair Beach Unit 1 Unrec. 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 Belleair Beach Unit 1 Unrec 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 (3.0). Basis: Recent Direction -7.5% year-over-year; Owner Commitment 48% owner-occupied; Pricing Power 84.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin-data, coastal market like this, the analysis that matters isn't a chart — it's knowing which questions to ask about elevation, insurance, and condition before an offer is written. We work these Pinellas barrier-island pockets deal by deal, and we will tell you plainly when a specific home doesn't justify its ask or when the carrying costs don't fit your plan.
Belleair Beach Unit 1 Unrec 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 Belleair Beach Unit 1 Unrec 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 Belleair Beach Unit 1 Unrec sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belleair Beach Unit 1 Unrec, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belleair Beach Unit 1 Unrec home worth?
Get a no-obligation home value based on real comparable sales in Belleair Beach Unit 1 Unrec, 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 Belleair Beach Unit 1 Unrec?
How long do homes in Belleair Beach Unit 1 Unrec take to sell?
How many homes are in Belleair Beach Unit 1 Unrec?
What share of Belleair Beach Unit 1 Unrec is owner-occupied?
When were the homes in Belleair Beach Unit 1 Unrec built?
Do cash buyers compete in Belleair Beach Unit 1 Unrec?
Who is the best real estate agent for Belleair Beach Unit 1 Unrec?
How do I find a top Belleair Beach real estate agent who knows Belleair Beach Unit 1 Unrec?
Can Momentum Realty connect me with an agent for Belleair Beach Unit 1 Unrec?
Should you buy in Belleair Beach Unit 1 Unrec?
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 (20 streets, ZIP 33776/33785/33786)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2004 (179 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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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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