Gulf Shores 1St Add
Homes for Sale in Madeira Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven by condition and lot far more than by size or age. The median home dates to 1952 and runs around 1,424 square feet, so the spread you see in the market is really a spread in how much work a home needs — updated and original coexist within the same blocks, and the median price of $305,000 sits in the middle of that range rather than describing any one type of home.
The current posture is soft and patient. Prices are off 15.3% year over year, the median home takes 64 days to go under contract, and the heat score sits right at the midpoint. That combination favors a buyer who can wait for the right property and negotiate on condition; sellers should expect real time on market and price to the reality of the comps, not to last year's numbers.
Gulf Shores 1St Add right now
🔴 Off the recent peak. The trailing-12-month median ($305K) is down 15.3% from the prior 12 months ($360K). With about 7 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 17 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
Gulf Shores 1St Add market snapshot (as of July 15, 2026): the median sale price is about $305K ($304 per sq ft over the trailing 12 months of closed sales), and a median 64 days on market for closed sales. The trailing-12-month median is down 15% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
Gulf Shores 1St Add is a community of 358 homes in Madeira Beach, Pinellas County, built between 1930 and 2024 (median 1952.0), with a median living area of about 1,424 square feet. 46% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Gulf Shores 1St Add is a small, established coastal pocket in Madeira Beach — 358 homes spanning nearly a century of construction (1930 to 2024), with a median build year that puts most of the stock firmly in the older, renovate-or-rebuild category.
Who Gulf Shores 1St Add is best for.
Best for
- Buyers seeking a coastal Madeira Beach property who can budget for renovation on older stock
- Patient buyers who want to negotiate on condition in a soft, slower-moving market
- Non-primary or seasonal buyers comfortable with a low-turnover beach-town market
Probably not for
- Buyers who need to close fast and want a turnkey, move-in-ready home
- Buyers who rely on abundant recent comps to feel confident on value
- Sellers expecting last year's pricing or a quick sale without pricing to current comps
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 ($305K) IS the median in the snapshot above, and the move from 2025 ($360K) IS the -15.3% one-year change.
Windows contain 0 to 22 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 Gulf Shores 1St Add buying strategy.
If we were buying in Gulf Shores 1St Add 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 Gulf Shores 1St Add.
Older coastal stock in a cooling market
The homestead share sits at roughly 46%, meaning a little over half the homes here are not owner-occupied primary residences — consistent with a beach-town mix of full-time and non-primary ownership. That matters at resale: turnover and pricing here move partly on second-home and coastal demand, not only on local end-user demand.
With only 9 closings in the measured window, this is a thin, low-volume market where a single unusual sale can swing the median. Treat the $305,000 figure and the $304.49 per-square-foot median as directional, not precise, and lean on property-by-property comps. The 1930-to-2024 build range means you're often comparing an original mid-century cottage against a recent rebuild on paper — read each listing on its own condition.
The location and the amenities are priced into every listing in Gulf Shores 1St Add. 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 Gulf Shores 1St Add 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 (4.0). Basis: Recent Direction -15.3% year-over-year; Owner Commitment 46% owner-occupied; Pricing Power 92.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, condition-driven market like this one, the median tells you almost nothing about the specific home in front of you. We underwrite each property on its own — age, renovation status, and lot — and in a market that's cooling with 64 days of median time to contract, that gives buyers room to negotiate and sellers a realistic price from day one.
Gulf Shores 1St Add 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 Gulf Shores 1St Add 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 Gulf Shores 1St Add sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Gulf Shores 1St Add, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Gulf Shores 1St Add home worth?
Get a no-obligation home value based on real comparable sales in Gulf Shores 1St Add, 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 Gulf Shores 1St Add?
How long do homes in Gulf Shores 1St Add take to sell?
How many homes are in Gulf Shores 1St Add?
What share of Gulf Shores 1St Add is owner-occupied?
When were the homes in Gulf Shores 1St Add built?
Do cash buyers compete in Gulf Shores 1St Add?
Who is the best real estate agent for Gulf Shores 1St Add?
How do I find a top Madeira Beach real estate agent who knows Gulf Shores 1St Add?
Can Momentum Realty connect me with an agent for Gulf Shores 1St Add?
Should you buy in Gulf Shores 1St Add?
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 (8 streets, ZIP 33708)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (88 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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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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