MANDALAY SUB
Homes for Sale in CLEARWATER BEACH, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
MANDALAY SUB right now
🟢 Buyer-leaning market. 11.6 months of supply and 7% of the inventory already under contract give buyers above-average negotiating leverage.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 August 2, 2026. Confidence: Very High (28 active and pending listings, 24 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($742K) is up 16.0% from the prior 12 months ($640K) and up 60% since 2012. With about 19 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: High (24 and 40 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
MANDALAY SUB market snapshot (as of August 2, 2026): the median sale price is about $742K ($501 per sq ft over the trailing 12 months of closed sales), a median 59 days on market for closed sales, and 11.6 months of supply, a buyer-leaning market. The trailing-12-month median is up 16% from the prior 12 months and up 60% since 2012, computed from record-level Stellar MLS closed sales (24 closings in the current window).
MANDALAY SUB is a community of 641 homes in CLEARWATER BEACH, Pinellas County, built between 1920 and 2024 (median 1953), with a median living area of about 1,949 square feet. 47% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of MANDALAY SUB. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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MANDALAY SUBPrice 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 ($742K) IS the median in the snapshot above, and the move from 2025 ($640K) IS the +16.0% one-year change.
Windows contain 1 to 40 sales each (24 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 2004 through 2026. Deemed reliable but not guaranteed.
Mandalay Market Scorecard
Mandalay is currently a buyer's market. About 8.2 months of supply, a median asking price of $1,095,000, and homes go under contract in about 56 days.
Go deeper: 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.
Housing distress & ownership in MANDALAY SUB, CLEARWATER BEACH
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in MANDALAY SUB
Live MLS inventory for MANDALAY SUB. 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 · 43 daysTop listing
Active · 166 days
Active · 755 days
Active · 231 days
Active · 47 days
Active · 300 days
Active · 143 days
Active · 94 days
Active · 76 days
Active · 37 days
Active · 52 days
Active · 1 days
Active · 182 days
Active · 20 daysActive and pending MANDALAY SUB listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
MANDALAY SUB 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.
Life at MANDALAY SUB
- Security Lights · reported on 3 of 17 listings
- Golf Carts OK · reported on 2 of 17 listings
- Deed Restrictions · reported on 2 of 17 listings
- Secured Garage/Parking · reported on 1 of 17 listings
- Touchless Entry · reported on 1 of 17 listings
- Pool · reported on 1 of 17 listings
- Irrigation-Reclaimed Water · reported on 1 of 17 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
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 SUB 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 SUB address.
The MANDALAY SUB buying strategy.
If we were buying in MANDALAY SUB 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 SUB.
A closer look at the MANDALAY SUB market
At a median of $501 per square foot, MANDALAY SUB prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 11.6 months of supply, a buyer-leaning market and the trailing-12-month median up 16% year over year. Homes that do trade take a median 59 days on market, useful leverage on any listing that has lingered.
The housing stock is 641 homes built between 1920 and 2024, and 47% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in MANDALAY SUB. 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 SUB 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 5 factors (4.6). Basis: Long-Term Appreciation +60% since 2012; Recent Direction +16.0% year-over-year; Liquidity & Demand 11.6 months of supply; Owner Commitment 47% owner-occupied; Pricing Power 89.1% sale-to-list. Refreshed with each data update.
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 MANDALAY SUB 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 SUB sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in MANDALAY SUB, 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 SUB home worth?
Get a no-obligation home value based on real comparable sales in MANDALAY SUB, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in MANDALAY SUB on the map →
Frequently Asked Questions
What is the median home price in MANDALAY SUB?
How long do homes in MANDALAY SUB take to sell?
Is MANDALAY SUB a buyer's or seller's market right now?
How many homes are in MANDALAY SUB?
What share of MANDALAY SUB is owner-occupied?
When were the homes in MANDALAY SUB built?
Do cash buyers compete in MANDALAY SUB?
Have MANDALAY SUB home prices gone up?
Who is the best real estate agent for MANDALAY SUB?
How do I find a top CLEARWATER BEACH real estate agent who knows MANDALAY SUB?
Can Momentum Realty connect me with an agent for MANDALAY SUB?
Nearby Communities
Explore more neighborhoods near MANDALAY SUB with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| 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 (14 streets, ZIP 32820/33767)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (266 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 your area comps.
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