Belleview Biltmore Villas Bayshore Ii
Homes for Sale in Belleair, FL
True comps, carrying-cost math, and listings before the portals.
This is a small attached-villa community in Belleair, and price here is driven far more by condition and unit than by any headline number. The median sits at $325,000, or about $245 per square foot on a median footprint just over 1,800 square feet. With homes built between 1974 and 2020 and a median build year of 1981, what you pay tracks closely to how updated a given villa is — the older, original-condition units and the renovated ones sit in very different places under the same median.
The current posture favors a patient buyer. The year-over-year median is down 16.7%, and units are taking a median of 78 days to close — this is not a market that rewards rushing or overpaying. For sellers, that means pricing to the current reality and preparing for a longer marketing window; the days-on-market figure tells you buyers here are deliberate.
BELLEVIEW BILTMORE VILLAS BAYSHORE II right now
🔴 Off the recent peak. The trailing-12-month median ($328K) is down 10.3% from the prior 12 months ($365K). With about 5 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: Medium (8 and 6 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
Belleview Biltmore Villas Bayshore Ii right now
🔴 Off the recent peak. The trailing-12-month median ($325K) is down 16.7% from the prior 12 months ($390K). With about 5 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 (9 and 6 sales in the two windows).
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
Belleview Biltmore Villas Bayshore Ii market snapshot (as of July 15, 2026): the median sale price is about $325K ($245 per sq ft over the trailing 12 months of closed sales), and a median 78 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
Belleview Biltmore Villas Bayshore Ii is a community of 17 homes in Belleair, Pinellas County, built between 1974 and 2020 (median 1981), with a median living area of about 1,844 square feet. 65% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Belleview Biltmore Villas Bayshore II is a compact attached-villa community in Belleair with just 17 homes, so inventory is thin and each closing carries weight in the numbers. Roughly two-thirds of units carry a homestead exemption, which speaks to an owner-occupied core rather than a heavy investor churn.
Who Belleview Biltmore Villas Bayshore Ii is best for.
Best for
- Buyers seeking an attached villa in Belleair with a budget centered near the mid-$300s
- Patient buyers comfortable with a longer marketing window and room to negotiate on condition
- Owner-occupants who value a stable, largely homesteaded community over a rental play
Probably not for
- Buyers needing a large single-family footprint beyond a roughly 1,800-square-foot villa
- Anyone wanting deep, plentiful comps before committing in a 17-home community
- Investors counting on quick turnover in a market where units sit near 78 days and the median has softened
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 ($325K) IS the median in the snapshot above, and the move from 2025 ($390K) IS the -16.7% one-year change.
Windows contain 0 to 9 sales each (9 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 Belleview Biltmore Villas Bayshore Ii buying strategy.
If we were buying in Belleview Biltmore Villas Bayshore Ii 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 Belleview Biltmore Villas Bayshore Ii.
A small pool where condition sets the price
With only 17 homes and nine closings in the reporting window, this is a low-volume community — read the median as a center of gravity, not a firm rule. A single renovated or unusually dated unit can move the average, so treat comps here individually rather than assuming the $325,000 median applies to whatever you walk into.
The build range from 1974 to 2020 is unusually wide for a community this size, and the median year of 1981 tells you most stock leans older. That's the practical variable to underwrite: mechanical systems, roofs where applicable, and interior updates will explain most of the spread you see. A homestead share near 65% suggests a stable, owner-held base rather than a rental-dominated one.
The location and the amenities are priced into every listing in Belleview Biltmore Villas Bayshore Ii. 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 Belleview Biltmore Villas Bayshore Ii 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 (3.9). Basis: Recent Direction -16.7% year-over-year; Owner Commitment 65% owner-occupied; Pricing Power 90.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 17-home community with a handful of closings a year, the data is only a starting point — the real value is knowing which units are updated, which aren't, and what a fair price looks like for each. We read these small-pool markets unit by unit, and with the median down 16.7% year-over-year and homes sitting near 78 days, we'll tell you plainly whether the ask matches the condition.
Belleview Biltmore Villas Bayshore Ii 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 Belleview Biltmore Villas Bayshore Ii 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 Belleview Biltmore Villas Bayshore Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belleview Biltmore Villas Bayshore Ii, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belleview Biltmore Villas Bayshore Ii home worth?
Get a no-obligation home value based on real comparable sales in Belleview Biltmore Villas Bayshore Ii, 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 Belleview Biltmore Villas Bayshore Ii?
How long do homes in Belleview Biltmore Villas Bayshore Ii take to sell?
How many homes are in Belleview Biltmore Villas Bayshore Ii?
What share of Belleview Biltmore Villas Bayshore Ii is owner-occupied?
When were the homes in Belleview Biltmore Villas Bayshore Ii built?
Do cash buyers compete in Belleview Biltmore Villas Bayshore Ii?
Who is the best real estate agent for Belleview Biltmore Villas Bayshore Ii?
How do I find a top Belleair real estate agent who knows Belleview Biltmore Villas Bayshore Ii?
Can Momentum Realty connect me with an agent for Belleview Biltmore Villas Bayshore Ii?
Should you buy in Belleview Biltmore Villas Bayshore Ii?
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 (3 streets, ZIP 33756)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (30 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 ($328K) IS the median in the snapshot above, and the move from 2025 ($365K) IS the -10.3% one-year change.
Windows contain 0 to 8 sales each (8 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 2021 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 (2026-08-01).
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 (3 streets, ZIP 33756)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (30 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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