My Gulf Coast Property Real Estate Blog

The Hidden Dangers of Florida's Ponds

Yes, the Florida ponds are beautiful, and it's tempting to want to take a stroll around the shoreline. But think twice before you do! Watch this video to discover the danger.


Belle Harbor 521 Mandalay Ave Unit #508 MLS

Enjoy stunning views from this beautiful true 3 bed 2 bath condo. It sits on the 5th floor of Belle Harbor Condos - offering amazing water views of the Gulf & Intracoastal.

Enjoy boat & dolphin sightings by day & the gorgeous city lights at night. Walk into this open split floorplan, Delray model, to an elegant entry with crown molding & crystal chandelier. This 1,742 sqft condo offers upgraded appliances, countertops, cabinetry, flooring, & lighting.

Contact Cindy at 727-466-7344 For More Information or a Showing

Buyer's vs Seller's Title Insurance

In this video, Cindy Kisida with Coastal Properties Group International interviews Leah Negri of Platinum National Title. They discuss the difference in the policies and share what a real estate buyer really needs.


Title Insurance - Why You Need To Keep Your Policy

Cindy Kisida from Coastal Properties Group interviews Leah Negri from Platinum National Title to help buyers understand why it is so important to keep your Title Insurance Policy in a safe place. Watch the video below, or read the transcript below.


Who Are You Dealing With?

"Are you for real???"

Shady CharacterI get calls from worried family members about their relatives getting involved with scams in real estate. Please make sure you are dealing with licensed agents that have a license number that can be verified. You can use the Department of Business and Professional Regulation (DBPR) website to verify a Florida Real Estate License.

The call I got today was from a family member. Their father was looking at a very expensive condo in Downtown St. Petersburg Florida. The price of the condo was over $1 million. The selling “agent” told the buyer that if he would bring physical cash to the closings, he would get a discount on the price.

In closings, the title company or lawyer would not accept physical cash as a form of payment. You can wire the deposited funds for a closing. But you would never be asked to bring the actual cash to the closing and certainly not to the building to close.

Make sure you know who you are dealing with and the agent is looking after you and your money to get the transaction closed.


Do condo minimum rental periods apply to family, friends, and guests?

Minimum Rental Period QuestionsBackground: I was talking to a customer this week and she said she wanted a condo with a 7-day minimum rental period. In talking to her about some of the specifics about what she wanted I discovered she wanted a condo that she could use herself, but also make available to family and friends. They couldn't stay for a full month so she didn't want a condo with a three-month or even a one-month minimum. The downside is a condo with a 7-day minimum rental is harder to find than one with a one-month or three-month minimum rental period. There are just less of them to choose from.

Answer: In most condos, the Minimum Rental Period applies to lease terms for paid renters. It does not apply to family and unpaid guests. (Check Condo Rules and Regulations before signing a contract). So we were able to find her a beautiful condo with a one-month minimum where she could still have family and friends visiting.

What questions do you have? Use the form below and we'll try to answer your question.

Call me at 727-466-7344 or use the contact form below if you have questions or if I can help in any way!


I Think I Want An Investment Condo

If you are thinking about buying an investment condo, minimum rental period restrictions are definitely something to consider. Below are some guidelines to help you balance your interest in personal use of the condo vs. optimizing the investment potential.

Short Term Leases

Buying A Short Term vs. Longer Term CondoThere are different styles of rental condos out there. If you want a cash cow investment, you might want to consider purchasing a short-term rental condo with no minimum days required to stay. These types of condos will often stay full 80% of the time. But, this style of condo might not be the type of condo you would want to spend a lot of time in. There is usually a lot of activity around and a lot of in and out of the guests. Hard to get to know people consistently. 

I saw a condo this week that is at a condo-hotel. The room is a hotel room with approximately 300 sq. feet. There is no view but this condo stays rented 85% of the time and is in a hotel that is busy with conventions etc. Would you want to stay in a room with no view for a long period of time? Probably not. But this is a cash cow. These styles of condos are standard look in decor and no personalization of the decor.

One Month+

If you want a nice condo that you can enjoy during the year, maybe a condo that you rent seasonally, January-March and enjoy it yourself the rest of the time. This kind of condo you can decorate any way you like and get some great short term renters.These are usually more expensive condos but the steady...

Shower Heads - How Hard Are They To Replace?

We actually get asked this a lot by condo and home buyers. So we made a real-time video with the help of Slaughter Plumbing to show you exactly what is involved.


Harbour The Condo 1581 Gulf Boulevard #502N

Harbour The CondoThis condo is located in a gorgeous waterfront building in the heart of Sand Key. Clearwater Harbour is your back door neighbor, and Sand Key Beach just steps away!

This large spacious condo has an open kitchen to the Living Room with new laminate flooring. The kitchen is updated, light and bright. Lots of extra counter space and even room for a kitchen table. The Living Room and Master Bedroom both open out to a large balcony with views of the Gulf.

There are large closets in the bedrooms and extra cage storage just steps down the walkway. Enjoy the convenience of a washer and dryer right in the condo.

Enjoy wonderful Gulf breezes as you sit on the balcony There is beach access right across the street just steps away. Enjoy a cup of hot steaming coffee as you watch the sunrise or a cocktail as you gaze at the sunset from your private balcony.

Harbour The Condo is pet-friendly and close to the beach and Sand Key Park. The Shoppes on Sand Key is close by with several great local restaurants and boutique shops.

Check out the video tour and the current listing status below.

Video Tour of 1581 Gulf Boulevard #502N


St Pete Beach Condo Trends

St Pete Beach Condo Trends 2018

St Pete Beach had another strong year for condo sales, with 229  condo sales in 2018. This is the second highest number of sales in the past 10 years. Average prices were also up about 5% over 2017 and about 8% over the last 5 years.  Average days on market was also the lowest in five years showing continued high demand for condos in St. Pete Beach. Learn about all the details below. Or go right to the St. Pete Beach condos for sale.


Clearwater Beach Voted #1 By TripAdvisor

Clearwater Beach Voted #1Clearwater Beach just received yet another accolade from TripAdvisor!

In their 2019 Travelers' Choice Award, Clearwater Beach was named the #1 Beach in the United States. TripAdvisor said in part “The sugar fine white sand is a trademark of this fabulous beach. Perfect for a day in the sun. You might even spot a dolphin or two playing on the horizon.”

This is the second year in a row that Clearwater Beach has received this honor from TripAdvisor. Check it out on the TripAdvisor Website.

Interested In A Condo On Clearwater Beach?
See All The Latest Condos for Sale
Need Help? Contact a local expert at Call: 727-619-2799

Another one of our wonderful beaches, St. Pete Beach was named number four. These are just two of the many wonderful Gulf Coast beach areas in Pinellas County. Check Out More About Beach Lifestyles.

The TripAdvisor ratings were based on the quantity and quality of traveler reviews and ratings gathered during a 12-month period when creating the list...

Middle Beach Condo Trends

Middle Beach Condo Trends 2018 Overview

As with Clearwater Beach, 2018 was another banner year for condo sales on the Middle Beaches of Pinellas with 586 condos sold. This is about 7% higher than the 550 sales in 2017, and a whopping 30% higher than the historical average. The average sale price was $490,000 which is up 6% from 2017. Condos and townhomes represented 80% of the property sales in the Middle Beach area in 2018 with single-family homes at only about 20% of the market.


Coastal Properties Group Top Seller on Clearwater Beach

The Coastal Properties Group International was the top selling real estate brokerage on Clearwater Beach again in 2018. With $108 Million in combined buyer and seller sales, Coastal Properties had almost twice the sales volume of the next closest brokerage.

Coastal was also number one for buyers and for sellers. Coastal Properties Group real estate agents help 76 buyers buy properties in Clearwater Beach and 104 owners get their properties sold in Clearwater Beach in 2018.

The above statistics are based on Multiple Listing Service the data for Clearwater Beach (Zip Code 33767) for the full 2018 year.

Top Selling Real Estate Brokerage On Clearwater Beach

We are proud to be agents of the Coastal Properties Group. Our team specializes in the beach areas and nearby coastal communities.

Need Help From A Local Coastal Properties Group Real Estate Advisor?
Please give us a call at (727) 619-2799
Or use the form below.


Coastal Properties Group Top Seller on The Beaches

The Coastal Properties Group International real estate brokerage again dominated beach sales in 2018. Based on Multiple Listing Data for the 2018 year, Coastal Properties had the highest dollar volume sale of any brokerage. The data is for the beach area from Clearwater Beach south to Tierra Verde for  combined buyer and seller sales. Give us a call at (727) 619-2799 if you have questions or if we can help in any way!

Top Selling Beach Real Estate Brokerages

We are proud to be agents of the Coastal Properties Group. Our team specializes in the beach areas and nearby coastal communities.

Need Help From A Local Coastal Properties Group Real Estate Advisor?
Please give us a call at (727) 619-2799
Or use the form below.


Clearwater Beach Condo Trends

Clearwater Beach Condo Trends 2018 Overview

2018 was another banner year for condo sales on Clearwater Beach with 445 condos sold. This is higher than the 437 sales in 2017, and also about 20% higher than the historical average. The average sale price was $539,000. Condos and townhomes represented 86% of the property sales in Clearwater Beach in 2018 with single-family homes at only about 14% of the market.

Sales by Area

The most sales were in Sand Key with 40% of the sales, and Clearwater Beach Proper with 35% of the sales. Island Estates had 108 condo sales or about a quarter of the condo sales volume.

Clearwater Beach Condo Sales by Area 2018

Clearwater Beach Condo Sales Trends by Year

The average sale price for a condo on Clearwater Beach in 2018 was up 4% over the 2017 average of $517,000. The ...

Sand Key Condo Trends 2018


2018 was another busy year or year for real estate and condos on Sand Key. There were a total of 185 condos sold for an average price of $616,000. The $616,000 price mark is the highest average price in recent history. Due to low inventory, the average days on market was just 133 days. The average sale price was 96% of the list price. Sand Key condo sales represented 41% of all the sales in the Clearwater Beach 33767 zip code in 2018.

Sand Key Condo Sales Trends By Year

As shown in the graph below, the average sale price for condos on Sand Key has risen to just over $616,000 in 2018. This is 8% higher than the $573,000 average in 2017. The five-year price increase trend for Sand Key condos is a little over 5% per year.

Sand Key Condo Price Trends 2018

How Long Did It Take To Sell?

Sand Key condos had an average time on market of just 106 days in 2018 or about 3 1/2 months. As you can see in the graph below this is much lower than it was just a few years ago, indicating high demand. 

Average Days on Market for Sand Key Condos...

Upcoming Events October 2018

Lots of great new events coming in October in Pinellas County and the greater Tampa Bay area.... here are some of our top choices:

Clearwater Beach Chalk Art Festival October 19-21
The artwork starts at 333 S. Gulfview Blvd. Over 40 artists will dazzle your senses and created a special adventure for your eyes. Food is also available.

Frenchy's 34th Annual Stone Crab Festival October 26-28 at 10
Bay Esplanade, Clearwater, FL 33767
Friday and Saturday: 10:30 a.m. to 11:00 p.m. Sunday: 10:30 a.m. to 10:00 p.m.

Free Sunset Cinema at Pier 60
Every Friday Night Sunset Cinema Free in October
Sunsets At Pier 60, 10 Pier 60, Clearwater Beach, FL Learn More...

Belleair Halloween Bash
October 27, 918 Osceola Road, Belleair, FL 33756
4:30-8:00 Games, Costume contest, Bounce houses and more...

Saturday Morning Market in St Petersburg
Saturday Mornings from 9 am - 2 pm from October to May at Williams Park at 305 1st Ave N, SP 33701 Learn More...

Indian Rocks Beach Octoberfest
Saturday, October 13, 2018, at 11:00 AM
Live Music, Family Fun, International Food, Games ...

Coastal Properties Tierra Verde Office

Coastal Properties Group International Opens just opened its 12th office in Tierra Verde Florida.

This new Coastal office in Tierra Verde looks out over the Tierra Verde Marina Resort and yacht basin. It’s a great addition to the other Coastal offices along the Pinellas Gulf Coast which provides convenience to our buyers and sellers. It’s just one of the many reasons we are so proud to be agents of Coastal Properties Group International.

Myra Sload, our company President said: “We knew we had to be here because Tierra Verde is the perfect place for local residents and visitors alike.” Like us, Myra loves the area and said further: “Whether you are a boating enthusiast or simply enjoy long sunset walks along white sandy beaches, Tierra Verde offers something for everyone and we stand ready to help clients find their Florida dream home.”

Tierra Verde is a great choice for coastal living with a selection of single-family homes and a variety of condos and townhomes.

Call us at 727-619-2799 to get help or learn more about the Coastal Properties Group.
Or use the Contact Form below.

Island Estates Condo Trends 2017


Call Cindy2017 was a banner year for condo sales on Island Estates. There were 129 units sold which is the second highest number in the past 10 years. Only in 2015, with 135 sales, were there more condo sales. The average sale price of $350,000, was also the highest it has been in recent history and was 13% higher than in 2016. Average days on market was 138 days, or a relatively low 4 and 1/2 months.

Call Cindy, our Island Estates expert at 727-466-7344 if you have any questions or if we can help in any way.

Island Estates Condo Sales Trends By Year

As shown in the graph below, the average condo sale in 2017 on Island Estates went for $350,000. This represents an upward trend of almost 8% percent per year since 2012.

Island Estates Condo Sales Prices by Year

What Price Points Are Selling The Most?

Almost half of the condos sold on Island Estates in 2017 ranged in price between $250,000 and $500,000. About a quarter of the sales were under $250,000, and only about 20% were over half a million...