Belleair Forest Garden Condo
Homes for Sale in Belleair, FL
True comps, carrying-cost math, and listings before the portals.
This is a small, uniform condo community — 68 units, all built in 1978, with a median around 1,075 square feet. In a place like this, price is driven almost entirely by condition and interior updates, not by floor plan or vintage, because the vintage doesn't vary. The current median sits at $187,000, or roughly $198 per square foot, and the spread between a renovated unit and a dated one is where the real negotiation lives.
The market posture here is soft and slow. Median days on market runs to about 102, and the median price is down 24.2% year over year — a meaningful correction on a thin base of only four recent closings, so read that number as directional rather than precise. For a buyer, time is on your side: nothing is moving fast, and a well-prepared offer on a dated unit has room to work. For a seller, the message is blunt — presentation and pricing to the current market matter more than waiting for last year's numbers to return.
BELLEAIR FOREST GARDEN CONDO right now
🔴 Off the recent peak. The trailing-12-month median ($185K) is down 18.0% from the prior 12 months ($226K). With about 1 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 August 2. Confidence: Low (3 and 4 sales in the two windows).
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Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Belleair Forest Garden Condo right now
🔴 Off the recent peak. The trailing-12-month median ($187K) is down 24.2% from the prior 12 months ($247K). With about 1 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 (4 and 4 sales in the two windows).
What's unique here: the median sale price is about 52% below the typical Pinellas County sale ($187K vs $390K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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 Forest Garden Condo market snapshot (as of July 15, 2026): the median sale price is about $187K ($198 per sq ft over the trailing 12 months of closed sales), and a median 103 days on market for closed sales. The trailing-12-month median is down 24% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Belleair Forest Garden Condo is a community of 68 homes in Belleair, Pinellas County, built between 1978 and 1978 (median 1978.0), with a median living area of about 1,075 square feet. 56% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A single-vintage 1978 condo community of 68 modest units where interior condition, not layout or age, sets the price. Just over half the units carry a homestead exemption, which tends to temper turnover.
Who Belleair Forest Garden Condo is best for.
Best for
- Buyers targeting a sub-$200,000 entry point who value low square footage and simplicity
- Renovation-minded buyers ready to update a dated unit and capture the condition premium
- Long-hold owners who want a modest, stable footprint and aren't chasing quick appreciation
Probably not for
- Buyers who need space beyond roughly 1,075 square feet
- Anyone needing to resell quickly in a market where units sit around 100 days
- Buyers unwilling to scrutinize a 1978 building's reserves, assessments, and mechanical age
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 ($187K) IS the median in the snapshot above, and the move from 2025 ($247K) IS the -24.2% one-year change.
Windows contain 0 to 4 sales each (4 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 Forest Garden Condo buying strategy.
If we were buying in Belleair Forest Garden 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 Belleair Forest Garden Condo.
A condition-driven condo market
When every unit shares the same year and roughly the same footprint, the market stops paying for square footage and starts paying for updates. Kitchens, baths, flooring, and any mechanical or window work done since the units went up in 1978 are the variables that move a price above or below the $187,000 median. Ask what has actually been replaced and when — that answer is the valuation.
The homestead share of about 56% suggests a fair number of long-held units alongside those that trade, which helps explain the slower pace. With a median near 102 days on market and few closings to lean on, buyers should expect deliberate negotiations and sellers should expect scrutiny on condition. Assessment history, reserves, and the condo association's financials belong at the top of the due-diligence list in a building of this age.
The location and the amenities are priced into every listing in Belleair Forest Garden 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 Belleair Forest Garden 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 (3.7). Basis: Recent Direction -24.2% year-over-year; Owner Commitment 56% owner-occupied; Pricing Power 93.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, condition-driven market like this, the wrong comp or a missed reserve issue costs real money. We price and negotiate off the actual state of each unit, dig into the association's finances before you commit, and — with only a handful of recent closings to reference — tell you plainly when the number in front of you is defensible and when it isn't.
Belleair Forest Garden 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 Belleair Forest Garden 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 Belleair Forest Garden Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belleair Forest Garden 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 Belleair Forest Garden Condo home worth?
Get a no-obligation home value based on real comparable sales in Belleair Forest Garden 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 Belleair Forest Garden Condo?
How long do homes in Belleair Forest Garden Condo take to sell?
How many homes are in Belleair Forest Garden Condo?
What share of Belleair Forest Garden Condo is owner-occupied?
When were the homes in Belleair Forest Garden Condo built?
Do cash buyers compete in Belleair Forest Garden Condo?
Who is the best real estate agent for Belleair Forest Garden Condo?
How do I find a top Belleair real estate agent who knows Belleair Forest Garden Condo?
Can Momentum Realty connect me with an agent for Belleair Forest Garden Condo?
Should you buy in Belleair Forest Garden 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 (4 streets, ZIP 33756)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (12 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($185K) IS the median in the snapshot above, and the move from 2025 ($226K) IS the -18.0% one-year change.
Windows contain 0 to 4 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 2025. 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 (2026-08-01).
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 33756)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (12 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 BELLEAIR FOREST GARDEN CONDO fits the bigger picture — live prices, inventory, and Momentum Scores:
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