Ellinwood Ph 2
Homes for Sale in Palm Harbor, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Ellinwood Ph 2 is a small, tightly defined pocket in Palm Harbor — 75 homes, all built in a narrow window from 1993 to 1996, with a median footprint near 2,568 square feet. When the housing stock is this uniform in age and size, price is driven far less by the floor plan and far more by condition and updates. The median sits at $519,000, or roughly $249 per square foot, but expect a wide spread underneath that number depending on how far a given home has been renovated from its mid-1990s baseline.
The current posture is fast. Median days on market is 4, which tells you priced-right listings are not sitting. For sellers, that argues for pricing to the market rather than testing a premium and watching momentum stall. For buyers, it means you need financing lined up and a willingness to move; the homes that linger here will usually be the ones asking above condition. With a homestead share near 91%, turnover is naturally low, so inventory is thin and each listing carries weight.
Ellinwood Ph 2 right now
🟡 Off the recent peak. The trailing-12-month median ($640K) is down 2.9% from the prior 12 months ($659K). With about 2 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 (5 and 4 sales in the two windows).
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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
Ellinwood Ph 2 market snapshot (as of July 15, 2026): the median sale price is about $640K ($254 per sq ft over the trailing 12 months of closed sales), and a median 4 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level Stellar MLS closed sales (5 closings in the current window).
Ellinwood Ph 2 is a community of 89 homes in Palm Harbor, Pinellas County, built between 1993 and 1996 (median 1994), with a median living area of about 2,577 square feet. 90% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, owner-occupied enclave of mid-1990s homes in Palm Harbor where listings are infrequent and move quickly — the kind of place where the next comparable sale can reset expectations for the whole street.
Who Ellinwood Ph 2 is best for.
Best for
- Buyers targeting the mid-$500s for a roughly 2,500-square-foot Palm Harbor home who can act quickly
- Long-hold buyers who value a stable, owner-occupied enclave over churn and variety
- Renovation-minded buyers willing to update a mid-1990s home and build equity through condition
Probably not for
- Buyers who need a large menu of active listings to compare at once
- Anyone whose financing or timeline can't keep up with a 4-day median pace
- Buyers seeking new construction or a wide range of floor plans and home sizes
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 ($640K) IS the median in the snapshot above, and the move from 2025 ($659K) IS the -2.9% one-year change.
Windows contain 0 to 5 sales each (5 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 Ellinwood Ph 2 buying strategy.
If we were buying in Ellinwood Ph 2 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 Ellinwood Ph 2.
A uniform vintage where condition sets the price
With every home built between 1993 and 1996 and a median around 2,568 square feet, Ellinwood Ph 2 offers a consistent product. That consistency is useful: comps are genuinely comparable, and it is easier to isolate what a renovation is worth here than in a subdivision with mixed eras and sizes. The variable that matters is the interior — kitchens, baths, roofs, and systems that are now three decades old. Two homes of the same size can justify very different numbers based purely on how much of that mid-1990s original build has been updated.
The ownership profile reinforces the low-turnover pattern. A homestead share above 90% means most of these are primary residences held long-term, so few come to market in any given stretch — this snapshot rests on just three recent closings. Thin supply plus a 4-day median on market is why well-prepared listings clear fast, and why buyers should treat a fitting home as something to act on rather than circle back to.
The location and the amenities are priced into every listing in Ellinwood Ph 2. 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 Ellinwood Ph 2 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 (8.1). Basis: Recent Direction -2.9% year-over-year; Owner Commitment 90% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 75-home enclave with only a handful of trades to reference, the right read on condition-versus-price is everything, and a single mispriced comp can distort the picture. We track this pocket closely, help sellers position to the fast pace instead of fighting it, and give buyers a clear-eyed take on whether a home's asking price reflects real updates or just optimism about a scarce listing.
Ellinwood Ph 2 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 Ellinwood Ph 2 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 Ellinwood Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ellinwood Ph 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ellinwood Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Ellinwood Ph 2, 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 Ellinwood Ph 2?
How long do homes in Ellinwood Ph 2 take to sell?
How many homes are in Ellinwood Ph 2?
What share of Ellinwood Ph 2 is owner-occupied?
When were the homes in Ellinwood Ph 2 built?
Do cash buyers compete in Ellinwood Ph 2?
Who is the best real estate agent for Ellinwood Ph 2?
How do I find a top Palm Harbor real estate agent who knows Ellinwood Ph 2?
Can Momentum Realty connect me with an agent for Ellinwood Ph 2?
Should you buy in Ellinwood Ph 2?
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 (5 streets, ZIP 34685)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2013 (32 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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