Shirley Manor
Homes for Sale in Belleair, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 5 recorded sales closed at a median of $720,000, $355 per square foot, a median 14 days on market, sellers accepting 98% of original asking. At the median price and Pinellas County's FY2025-26 rate of 19.39 mills, annual property tax runs about $13,960 ($13,150 with the full homestead exemption).
Shirley Manor is a small, older pocket in Belleair — a median build year of 1956 and living space right around 1,576 square feet. In a subdivision of this vintage, the price is set by condition and by what has been done to the house, not by the floor plan. With a median around $727,500 and a median of roughly $351 per square foot, you're paying for location and land as much as the structure. The build range runs from 1953 to 2013, so expect a wide spread between untouched mid-century originals and updated or rebuilt homes.
The current posture is fast. A median 14 days on market off a thin window of 4 recent closings tells you well-prepared listings move quickly here, but it's a small sample — one or two sales can swing the read. Sellers who have updated should price with confidence; those with an original home should expect a condition-driven number. Buyers need to be ready to act and to underwrite the difference between a cosmetic refresh and a true renovation.
The 60-Second Overview
Shirley Manor market snapshot (as of September 12, 2026): the median sale price is about $720K ($355 per sq ft over the trailing 12 months of closed sales), and a median 14 days on market for closed sales.
This is a compact, established Belleair enclave of about 80 homes where the mid-century roots run deep and the value question is almost entirely about condition. Homestead share near 70% points to a settled, owner-held street rather than a rental-heavy block.
Who Shirley Manor is best for.
Best for
- Buyers targeting a Belleair location around the mid-$700s who value the address over raw size
- Renovation-minded buyers willing to update an original mid-century home
- Long-hold owner-occupants comfortable in a small, established subdivision
Probably not for
- Buyers needing significantly more than ~1,576 square feet without paying a renovation premium
- Investors seeking a rental-heavy block with high turnover
- Buyers who want a large volume of recent comps before committing
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 ($720K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (5 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 2015 through 2026. Deemed reliable but not guaranteed.
14% of homes for sale in ZIP 33756 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 (2026-09-08).
The Shirley Manor buying strategy.
If we were buying in Shirley Manor 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 Shirley Manor.
Reading price in an older, small subdivision
At roughly 1,576 square feet median and a median build year of 1956, most of the original housing stock here is modest by today's standards. The $351-per-square-foot median reflects Belleair's location premium — you are not buying square footage, you are buying the address and the lot. When a home trades well above the median, it is usually because someone has renovated or rebuilt; the 2013 top of the build range shows that has happened on some lots.
The roughly 70% homestead share matters for stability. It signals a subdivision held largely by owner-occupants, which tends to keep the housing stock maintained and turnover measured. With only 4 closings in the window, comps are scarce, so pricing leans heavily on the condition and improvements of each specific home rather than a deep bench of recent sales.
The location and the amenities are priced into every listing in Shirley Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision this small with this few recent closings, the number that matters is not the neighborhood median — it is what a specific home should trade for given its condition and improvements. We do that home-by-home analysis, help buyers separate cosmetic updates from structural renovation before they bid, and help sellers position an updated or original home honestly against a thin comp set.
Shirley Manor 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 Shirley Manor 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 Shirley Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shirley Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shirley Manor home worth?
Get a no-obligation home value based on real comparable sales in Shirley Manor, 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 Shirley Manor?
How long do homes in Shirley Manor take to sell?
Who is the best real estate agent for Shirley Manor?
How do I find a top Belleair real estate agent who knows Shirley Manor?
Can Momentum Realty connect me with an agent for Shirley Manor?
Should you buy in Shirley Manor?
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 September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (27 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 local comps.
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