Shirley Manor
Homes for Sale in Belleair, FL
All 78 homes for sale in Belleair, FL · median $754,000 · 66 homes for sale in 33756 · Pinellas County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 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.
Figures in this note are as of July 13, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Shirley ManorHomes for Sale in Belleair, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Shirley Manor market snapshot (as of September 20, 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.
In ZIP 33756 (Belleair), 534 homes closed in the last 12 months at a median of $355K ($257/sq ft), down 1.9% year over year, with a median 45 days on market. Right now 124 active and 24 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 33756 housing market and the Pinellas County market.
County records show 4 qualified sales in Shirley Manor across 2024–2025 (3 in 2024, 1 in 2025), median $599,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Shirley Manor is a community of 67 homes in Belleair, Pinellas County, built between 1954 and 2013 (median 1956), with a median living area of about 1,579 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 20 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.
17% 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 (2026-09-20).
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.
See all homes for sale in Belleair →
| Location | Belleair, Pinellas County, FL · ZIP 33756 |
|---|---|
| Homes in the community | 67 (FL DOR 2025 assessment roll) |
| Years built | 1954–2013 (median 1956) |
| Typical living area | 1,579 sq ft (median) |
| Sale prices, last 12 months | $720,000 median across 5 closed sales · $355 per sq ft |
| Days on market (closed sales) | 14 median |
| Owner-occupied (homestead) share | 70% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Shirley Manor key facts,” movewithmomentum.com/neighborhoods/shirley-manor-sub, data as of September 20, 2026.
Housing distress & ownership in Shirley Manor Sub, Belleair
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 September 2026 through September 2026. Deemed reliable but not guaranteed.
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Belleair guides & data
- Market data
- Property taxes (Pinellas County)
- Homestead exemption (Pinellas County)
- New construction (Pinellas County)
- Home builders (Pinellas County)
Florida buyer guides
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Recent Developments in Shirley Manor Sub
Development, infrastructure, retail, and school activity affecting Shirley Manor Sub, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
ClearView apartments complete at $1 billion Echelon City Center in St. Petersburg
The 363-unit ClearView community, with ground-floor retail, is complete within the Echelon City Center development by Third Lake Partners and Echelon. A 3rd & 3rd residential high-rise with ground-floor retail is expected to open in the first quarter of 2027.
What it may mean for the marketNew downtown apartments and walkable retail add rental inventory and amenities in central St. Petersburg. The project is about 9 miles south of Shirley Manor Sub, elsewhere in Pinellas County.
Source: Tampa Bay Business and Wealth - August 2026Development
AECOM Hunt selected as construction manager for proposed $2.3 billion Rays ballpark in Tampa
AECOM Hunt joined the design team led by Populous for the proposed ballpark on a site that includes Hillsborough College property. The stadium would have at least 28,000 fixed seats, with a construction start targeted for September 2026 and completion by late 2028. Tampa's public contribution is up to $80 million and financing is not finalized.
What it may mean for the marketA large ballpark and surrounding mixed-use district would add construction jobs, event traffic and retail demand on the Dale Mabry corridor. The site is about 10 miles northeast of Shirley Manor Sub.
Source: Tampa Bay Business and Wealth - August 2026Infrastructure
Four firms vie to build Tampa International Airport's $150 million control tower
TPA narrowed the field to four builders for a new blast-resistant air traffic control tower on about 2 acres northwest of the main terminal. The budget is about $150 million, with board selection expected Oct. 1 and substantial completion targeted for March 2029.
What it may mean for the marketAirport capital spending supports construction employment and long-term air service capacity for the region. The site is about 8 miles northeast of Shirley Manor Sub.
Source: Tampa Bay Business and Wealth - August 2026Parks & Amenities
Tampa advances $1.999 million design contract for Picnic Island coastal restoration
Tampa selected HDR Engineering to design a nature-based shoreline plan including living breakwaters, a living shoreline and reinforced dunes. The contract covers design and permitting only, over 458 days, funded by a state resiliency grant. Construction is not yet funded or scheduled.
What it may mean for the marketShoreline work aims to reduce flood and erosion exposure for Port Tampa City and add park and trail amenities. The site is about 6 miles southeast of Shirley Manor Sub.
Source: Tampa Bay Business and Wealth - July 2026Infrastructure
St. Pete approves temporary downtown dock for Tampa Bay ferry
The St. Petersburg City Council approved a temporary ferry dock on Bayshore Boulevard near the Vinoy in downtown St. Petersburg under a three-year contract costing about 324,200 dollars. Hubbard's Marina will operate cross bay service between downtown St. Petersburg and the Tampa Convention Center, with two vessels running year round. Service is expected to begin in October or November.
What it may mean for the marketEstablishes a temporary downtown dock and cross bay ferry connection, adding a new transit option and waterfront infrastructure serving the downtown St. Petersburg market. The project is about 9 miles south of Shirley Manor Sub, elsewhere in Pinellas County.
Source: FOX 13 Tampa Bay - July 2026Development
St. Pete advances housing plan for nine vacant city lots
The St. Petersburg City Council unanimously approved a first reading of an ordinance to place a measure on the November 3 ballot that would remove nine vacant city lots in Methodist Town from the city's Charter Park and Waterfront Map. The change would allow up to 41 units of affordable or workforce housing, with four lots planned for single family homes and five larger parcels for multifamily housing. The lots have held park designations since 1984 but have remained vacant.
What it may mean for the marketAdvances a plan to convert nine vacant city lots into new single family and multifamily housing, adding to local housing inventory. Placing the parcels on the ballot could open long dormant land for residential construction. The project is about 9 miles south of Shirley Manor Sub, elsewhere in Pinellas County.
Source: St Pete Catalyst
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Is Shirley Manor a good place to live?
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 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 33756)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| 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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