Data Analysis
2,324 of the 2,759 condos for sale in Pinellas County on November 2, 2026 listed a year built of 1996 or earlier, and those older units ran 7.4 listings per contract against 5.8 for newer buildings.
Older Pinellas condos priced $200,000 to $999,999 ran 9 to 10 listings per contract, against 4 to 5.5 in buildings from 1997 or later.
On November 2, 2026, Stellar MLS records showed 2,324 of the 2,759 condos for sale in Pinellas County, 84 percent, in buildings with a listed year built of 1996 or earlier, the age at which Florida's milestone inspection clock reaches 30 years for taller buildings. Those older units had 316 in contract, about 7.4 listings per contract, against 5.8 for condos built in 1997 or later (435 against 75). Between $200,000 and $999,999, older condos ran 9.1 to 10.2 listings per contract, against 3.9 to 5.5 for newer ones. From October 23 through November 5, older condos logged 230 price cuts and 78 contracts. All figures are ours, computed from Stellar MLS records; information is deemed reliable but not guaranteed.
This is a condo market story by building age. Our October 28 article on Pinellas condos under contract covered condo pace by city and price band, and our November 4 article on Pinellas price cuts and contracts covered cuts across property types. Completed-month figures are in our St. Petersburg median price article, and the full series is on the St. Petersburg market data hub.
Why does building age matter for a Pinellas condo buyer?
Age matters because of Florida's milestone inspection law. Section 553.899 of the Florida Statutes requires condominium and cooperative buildings three habitable stories or more in height to have a milestone inspection by December 31 of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after. A local enforcement agency may move the first inspection to 25 years because of conditions such as proximity to salt water. Our milestone inspection and structural integrity reserve study glossary pages explain what to request from an association before you buy.
How do older Pinellas condos compare with newer ones?
| Condos by year built, Nov 2 | Active | In contract | Listings per contract | Median ask |
|---|---|---|---|---|
| Before 1970 | 339 | 47 | 7.2 | $169,900 |
| 1970 to 1979 | 1,214 | 142 | 8.5 | $212,250 |
| 1980 to 1996 | 771 | 127 | 6.1 | $245,000 |
| 1997 to 2009 | 240 | 38 | 6.3 | $662,500 |
| 2010 and later | 195 | 37 | 5.3 | $1,695,000 |
Source: Momentum Research, computed from Stellar MLS records, Pinellas County condominium listings, active and in contract as of November 2, 2026. Deemed reliable but not guaranteed.
The 1970s were the largest group, 1,214 units for sale, and the slowest, at 8.5 listings per contract. Older condos asked a median $219,900, against $1,190,000 for newer buildings, so the two groups mostly compete at different prices. Single-family houses in Pinellas ran at 3.3 on the same date.
Which price ranges are slowest for older condos?
| Price band | Built 1996 or earlier, active | In contract | Per contract | Built 1997 or later, active | In contract | Per contract |
|---|---|---|---|---|---|---|
| Under $200,000 | 1,037 | 178 | 5.8 | 13 | 2 | 6.5 |
| $200,000 to $299,999 | 536 | 59 | 9.1 | 35 | 9 | 3.9 |
| $300,000 to $499,999 | 390 | 40 | 9.8 | 61 | 11 | 5.5 |
| $500,000 to $999,999 | 316 | 31 | 10.2 | 82 | 20 | 4.1 |
| $1 million and above | 45 | 8 | 5.6 | 244 | 33 | 7.4 |
Source: Momentum Research, computed from Stellar MLS records, November 2, 2026. Deemed reliable but not guaranteed.
Under $200,000, the largest older band, 1,037 units, ran at 5.8. Where a buyer could choose between an older and a newer building at the same price, from $200,000 to $999,999, the newer building had about half as many listings per contract.
Where are the older condos listed?
| City | Older active | Older in contract | Per contract | Newer active | Newer in contract |
|---|---|---|---|---|---|
| St. Petersburg | 639 | 96 | 6.7 | 169 | 28 |
| Clearwater | 473 | 68 | 7.0 | 109 | 22 |
| Palm Harbor | 136 | 16 | 8.5 | 11 | 2 |
| Clearwater Beach | 115 | 13 | 8.8 | 34 | 3 |
| Seminole | 105 | 13 | 8.1 | 11 | 6 |
| Largo | 98 | 11 | 8.9 | 19 | 2 |
| Dunedin | 91 | 17 | 5.4 | 2 | 0 |
| St. Pete Beach | 80 | 8 | 10.0 | 7 | 0 |
| Gulfport | 57 | 10 | 5.7 | 0 | 0 |
Source: Momentum Research, computed from Stellar MLS records, November 2, 2026, by mailing city. Deemed reliable but not guaranteed.
St. Pete Beach older condos ran at 10.0 listings per contract, Largo at 8.9 and Clearwater Beach at 8.8. Dunedin and Gulfport were the fastest older markets, near 5.5. By complex, Winston Park Northeast in St. Petersburg, 1973, had 21 units listed and none in contract, and La Puerta del Sol, 1978, had 13 listed at a median $539,000 and none in contract.
Do fees differ by building age?
Where a usable monthly fee was listed, older condos showed a median of $705 a month (896 listings) and newer ones $1,300 (155 listings). Among older units, those with fees of $1,000 or more ran at 10.5 listings per contract (136 against 13), and those at $700 to $999 at 9.7, against 6.7 for fees of $400 to $699. Our Pinellas HOA fees by community page and Pinellas condo communities page list buildings by fee.
What changed in the last two weeks?
From October 23 through November 5, our feed logged 78 contracts on older condos against 230 price cuts, about 2.9 cuts per contract, with a median cut of 4.17 percent. Seventeen older units under contract came back on the market, and 258 older units were newly listed. Newer buildings logged 17 contracts and 24 cuts, with a median cut of 3.42 percent.
What does this mean for buyers and sellers?
For buyers of an older unit, the asking price is only part of the cost. Ask the association for the milestone inspection report, the structural integrity reserve study, the current budget and any special assessment, and have them reviewed before the inspection period ends. Taxes are on the Pinellas County property tax page.
For sellers of older units between $200,000 and $999,999, nine to ten listings competed for each contract. Having the association's inspection and reserve documents ready answers the first questions buyers ask.
People also ask
How many Pinellas County condos for sale are in older buildings?
On November 2, 2026, 2,324 of the 2,759 condos for sale in Pinellas County, 84 percent, listed a year built of 1996 or earlier. Another 435 were in buildings from 1997 or later.
Are older condos in St. Petersburg selling slower?
In our November 2, 2026 snapshot, Pinellas condos built in 1996 or earlier ran at 7.4 listings per contract, against 5.8 for newer buildings. Between $200,000 and $999,999 the gap widened to about 9 to 10 against 4 to 5.5.
When does a Florida condo need a milestone inspection?
Under section 553.899 of the Florida Statutes, condo buildings three habitable stories or more need a milestone inspection by December 31 of the year they reach 30 years from the certificate of occupancy, and every 10 years after. A local agency may set 25 years.
Limitations
Counts come from a full Stellar MLS pull of active, active under contract and pending listings on November 2, 2026, and can differ from our live map, our October 28 snapshot and monthly inventory reports. Year built is the figure on the listing, not the certificate of occupancy date, and the MLS does not reliably record building height, so year built alone does not show whether a building needs a milestone inspection. Fees are as entered on the listing; many condo listings carry no usable fee and frequency in this pull, and a listed fee may exclude special assessments. In contract combines Pending and Active Under Contract. Two-week counts come from our feed's change log matched to the November 2 listings by building coordinate; listings that changed between refreshes may be missed. Nothing here is legal advice.
Sources
- Momentum Research, computed from Stellar MLS records, Pinellas County condominium listings as of November 2, 2026, and change log October 23 to November 5, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Florida Statutes, section 553.899, 2026 Florida Statutes (mandatory structural inspections for condominium and cooperative buildings).
- Momentum Research, Stellar Market Pulse.
- Full monthly series and per-feed attribution: St. Petersburg market data
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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