ESTATES AT COBBS LANDING THE PH II
Homes for Sale in PALM HARBOR, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
What sets price in Estates At Cobbs Landing The Ph Ii is size and condition, not lot-to-lot uniformity. With a median living area of 3,114 square feet and homes built between 1981 and 2008, you are looking at a range of construction eras under one community name. That spread means the median of $723,450 (about $264 per square foot) is a midpoint, not a menu — a dated interior and an updated one can carry very different numbers even at similar footage.
Posture right now is brisk but not frantic. A median of 9 days on market says well-priced homes move quickly, and a heat score of 61 backs that up as a firm sellers-leaning market. Year-over-year is essentially flat at -0.2 percent, so this is not a runaway market — it is a stable one. Sellers should price to the interior they actually have; buyers should be ready to act on the right listing and lean on inspection rather than hoping for a slow negotiation.
ESTATES AT COBBS LANDING THE PH II right now
🟡 Off the recent peak. The trailing-12-month median ($723K) is down 0.2% from the prior 12 months ($725K). With about 4 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 (6 and 7 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
The 60-Second Overview
ESTATES AT COBBS LANDING THE PH II market snapshot (as of August 2, 2026): the median sale price is about $723K ($264 per sq ft over the trailing 12 months of closed sales), and a median 9 days on market for closed sales. The trailing-12-month median is down 0% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
ESTATES AT COBBS LANDING THE PH II is a community of 173 homes in PALM HARBOR, Pinellas County, built between 1981 and 2008 (median 1986), with a median living area of about 3,114 square feet. 87% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A 173-home community in Palm Harbor with larger floor plans and a very high owner-occupancy rate, meaning turnover is limited and inventory is thin when it appears.
Who ESTATES AT COBBS LANDING THE PH II is best for.
Best for
- Buyers targeting the mid-$700s who want substantial square footage in an established Palm Harbor location
- Long-hold buyers comfortable in a low-turnover, owner-occupied community
- Buyers willing to move quickly and vet condition carefully rather than wait for price cuts
Probably not for
- Budget buyers looking for entry-level pricing well under the median
- Investors seeking rental-heavy churn, given the very high owner-occupancy
- Anyone wanting brand-new construction, since the newest homes here date to 2008
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 ($723K) IS the median in the snapshot above, and the move from 2025 ($725K) IS the -0.2% one-year change.
Windows contain 0 to 15 sales each (6 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 2026. Deemed reliable but not guaranteed.
22% of homes for sale in ZIP 34684 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).
The ESTATES AT COBBS LANDING THE PH II buying strategy.
If we were buying in ESTATES AT COBBS LANDING THE PH 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 ESTATES AT COBBS LANDING THE PH II.
Size, era, and condition drive the number
The homestead share here sits at roughly 87 percent, which is high. That tells you most owners occupy their homes long-term, so listings are relatively scarce and the ones that come up tend to be well-kept primary residences rather than churned rentals. For a buyer, that scarcity is the real competitive pressure — not a bidding-war frenzy, but a limited pipeline.
Because the build years run from 1981 to 2008 with a median build year of 1986, the practical question on any given home is how much of it has been touched since. Two homes at the same square footage can price very differently based on kitchens, baths, roofs, and systems. Treat the $723,450 median as an anchor and let condition explain the variance around it, rather than assuming a single price applies across the community.
The location and the amenities are priced into every listing in ESTATES AT COBBS LANDING THE PH 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 ESTATES AT COBBS LANDING THE PH 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 (7.6). Basis: Recent Direction -0.2% year-over-year; Owner Commitment 87% owner-occupied; Pricing Power 97.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-turnover community where condition drives most of the price gap, the value we add is reading a specific home against the median rather than the headline. We help sellers price to the interior they actually have and help buyers move decisively at a 9-day pace without overpaying for cosmetics they will redo anyway.
ESTATES AT COBBS LANDING THE PH 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 ESTATES AT COBBS LANDING THE PH 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 ESTATES AT COBBS LANDING THE PH II sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ESTATES AT COBBS LANDING THE PH 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 ESTATES AT COBBS LANDING THE PH II home worth?
Get a no-obligation home value based on real comparable sales in ESTATES AT COBBS LANDING THE PH 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 ESTATES AT COBBS LANDING THE PH II?
How long do homes in ESTATES AT COBBS LANDING THE PH II take to sell?
How many homes are in ESTATES AT COBBS LANDING THE PH II?
What share of ESTATES AT COBBS LANDING THE PH II is owner-occupied?
When were the homes in ESTATES AT COBBS LANDING THE PH II built?
Do cash buyers compete in ESTATES AT COBBS LANDING THE PH II?
Who is the best real estate agent for ESTATES AT COBBS LANDING THE PH II?
How do I find a top PALM HARBOR real estate agent who knows ESTATES AT COBBS LANDING THE PH II?
Can Momentum Realty connect me with an agent for ESTATES AT COBBS LANDING THE PH II?
Should you buy in ESTATES AT COBBS LANDING THE PH 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 August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 34684)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (57 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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