Mandalay (Clearwater Beach) market snapshot (as of June 25, 2026): the median sale price is about $686K ($503 per sq ft), with homes averaging 146 days on market and 8.0 months of supply, a buyer's market. Based on 39 recent closings in live Stellar MLS data.
Mandalay is a large single-family subdivision on the north end of Clearwater Beach, in the 33767 ZIP, bounded by the Gulf of Mexico on the west and the Intracoastal Waterway on the east. It is one of the island's biggest single-family neighborhoods, with several hundred homes, and development dates to the 1920s with rebuilding and renovation continuing to this day.
The homes vary widely, from inland houses a short walk from the beach to waterfront properties on the Intracoastal and beachfront homes on the Gulf, in sizes and vintages that span decades. Because every home is different, condition, the position on the island, and the water frontage drive value far more than any neighborhood average. A renovated or elevated home and an original one can sit far apart once you price the updates and the flood and insurance picture.
Coastal risk is the central thing to underwrite. This is a barrier-island neighborhood, so flood zone, base flood elevation, the cost and availability of flood and wind insurance, and any storm-repair history are a meaningful part of the true carrying cost. Confirm the FEMA flood zone, the elevation certificate, the insurance quote, and any post-storm history for the specific home, and verify any short-term rental rules, since island zoning varies.
The lifestyle is the durable draw: walkable access to the long, top-rated stretch of Clearwater Beach, a community boat ramp and recreation features, and proximity to Caladesi Island and the island's dining, without condo association fees. The honest work is matching a specific home to the closest real comparable sales by location, water frontage, elevation, and condition, and pricing the full insurance and carrying cost before any headline number.
