Mandalay Beach Club
Condos for Sale in Clearwater Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of September 2026, Mandalay Beach Club Condo in Clearwater Beach, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 7 recorded sales closed at a median of $1,600,000, $969 per square foot, a median 69 days on market, sellers accepting 91% of original asking (+7% versus the prior year). Homes listed or recently sold were built 2002–2002; 6 of 12 report an HOA (median $1,765/mo); 4 of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft). At the median price and Pinellas County's FY2025-26 rate of 19.39 mills, annual property tax runs about $31,020 ($30,210 with the full homestead exemption).
Mandalay Beach Club is a single 2002 tower on Clearwater Beach, so pricing is driven less by neighborhood comps and more by the unit itself: floor, exposure, view corridor, and condition. With a median around $1,550,000 and roughly $870 per square foot on a median 1,840 living square feet, you are paying for the address and the water, not for square footage alone. Expect a wide spread between updated and dated units within the same building.
The posture right now is patient. A median of 98 days on market against a heat score of 47 tells you this is a deliberate, negotiation-driven segment, not a bidding-war one. Sellers should price to condition and comparable views from day one; overpricing gets punished with time on market. Buyers have room to work, but the good stack-and-view units still set their own terms.
Mandalay Beach Club Condo right now
🔴 Seller-leaning market. 2.4 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: Medium (2 active and pending listings, 7 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($1.60M) is up 6.7% from the prior 12 months ($1.50M). With about 6 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 September 12. Confidence: Low (7 and 4 sales in the two windows).
What's unique here: the median sale price is about 4x the typical Pinellas County sale ($1.60M vs $395K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Mandalay Beach Club Condo market snapshot (as of September 12, 2026): the median sale price is about $1.60M ($969 per sq ft over the trailing 12 months of closed sales), a median 69 days on market for closed sales, and 2.4 months of supply, a seller-leaning market. The trailing-12-month median is up 7% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
This is a single beachfront condominium tower of 36 units built in 2002, so the community reads as one product line where floor, view, and finish level do most of the pricing work.
Who Mandalay Beach Club Condo is best for.
Best for
- Second-home buyers targeting a beachfront tower who can hold through a slower resale timeline
- Buyers with a seven-figure budget who prioritize water views and low-maintenance ownership
- Investors comfortable underwriting condo reserves and rental rules before purchase
Probably not for
- Buyers who need to resell quickly and want deep comparable-sale data
- Buyers wanting a standalone house or larger square footage per dollar
- Buyers uncomfortable with association assessments and a low primary-residence share
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.60M) IS the median in the snapshot above, and the move from 2025 ($1.50M) IS the +6.7% one-year change.
Windows contain 0 to 13 sales each (7 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.
Mandalay Beach Club Condo Market Scorecard
Mandalay Beach Club Condo is currently a strong seller's market. About 2.4 months of supply, a median asking price of $2,033,500, and homes go under contract in about 32 days.
Typical home value in the 33767 ZIP is $701,378, about 33.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Mandalay Beach Club Condo
Live MLS inventory for Mandalay Beach Club Condo. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Mandalay Beach Club Condo listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Mandalay Beach Club Condo on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Pinellas County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sandy Lane Elementary-PN · Elementary
- Dunedin Highland Middle-PN · Middle
- Clearwater High-PN · High
Zoned schools reflect the assignments reported on recent Mandalay Beach Club Condo listings and can change; always confirm with Pinellas County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Mandalay Beach Club Condo address.
The Mandalay Beach Club Condo buying strategy.
If we were buying in Mandalay Beach Club 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Mandalay Beach Club Condo.
One building, one vintage, many finish levels
Because every unit shares a 2002 build year, the variable that moves value is condition and position, not age. The median near $1,550,000 and $870 per square foot is a midpoint across a stack that ranges from original to fully renovated; two units of similar size can trade very differently depending on updates and outlook. Treat the median as an anchor, then adjust hard for floor and exposure.
A homestead share of about 17% signals a building weighted toward second homes and seasonal or investment use rather than year-round primary ownership. That matters for resale liquidity and for how the association is funded and used. Buyers should read the condo documents closely: reserves, assessments, and any rental policy will affect both carrying cost and exit.
The location and the amenities are priced into every listing in Mandalay Beach Club 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 Mandalay Beach Club 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 (6.5). Basis: Recent Direction +6.7% year-over-year; Liquidity & Demand 2.4 months of supply; Pricing Power 91.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a single-tower market with a small sample of closings and a 98-day median, comps are thin and view-dependent, which is exactly where guesswork costs money. We price and negotiate off the specific stack, floor, and finish level rather than a building average, and we pressure-test the association's financials before you commit.
Mandalay Beach Club Condo in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Mandalay Beach Club 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 Mandalay Beach Club Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mandalay Beach Club 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 Mandalay Beach Club Condo home worth?
Get a no-obligation home value based on real comparable sales in Mandalay Beach Club 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 Mandalay Beach Club Condo?
How long do homes in Mandalay Beach Club Condo take to sell?
Is Mandalay Beach Club Condo a buyer's or seller's market right now?
Who is the best real estate agent for Mandalay Beach Club Condo?
How do I find a top Clearwater Beach real estate agent who knows Mandalay Beach Club Condo?
Can Momentum Realty connect me with an agent for Mandalay Beach Club Condo?
Should you buy in Mandalay Beach Club Condo?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mandalay Beach Club Condo with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (69 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 local comps.
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See how Mandalay Beach Club Condo fits the bigger picture — live prices, inventory, and Momentum Scores: