Clearwater Beach Condos Market Update 2021
2021 was a record-breaking year for Clearwater beach condo sales. With 246 sales for an average price of over $800,000, this was the most active year in recent history. Below we go over some of the most important details of what happened in the Clearwater Beach market and attempt to give you an idea of what this might mean to you as a condo buyer.
Number of Sales
There were an amazing 246 condo sales in Clearwater Beach in 2021. This is 50% higher than the 10-year average of 160 condos sold per year. The next highest sales year in recent history is back in 2017 when 188 condos were so sold. There has been much discussion about the extremely low inventory of condos in our area which is absolutely true. but as you can see from the graph the low inventory is a function of extremely high buyer demand not lack of sellers.
Average Sale Price By Year
The average sale price for a condo on Clearwater Beach has risen dramatically from about $400,000 in 2012 to over $800,000 in 2021. This represents over a 7% annual compounded increase in condo prices over the past 10 years. As you can see on the graph, recent increases in price are more dramatic than ever.
One of the implications of this dramatic rise in prices is that Competitive Market Assessments that base offers only on “comparable” sales are not really really good tools to make offers in this market. This kind of analysis points to where the target was in the past, not where it is now, or where it is going.
Days On Market (DOM)
High buyer demand also had an impact on how quickly condos moved from being listed for sale to when they actually went under contract. The average days on market in 2021 for condos on Clearwater Beach dropped to 109 days or just over 3 months. The last time days on market was this low was in 2014.
Sale Price To List Price
Sale Price to List Price was a very strong 97.6%. Another way to say this is that the contract price was almost 98% of the seller’s list price. What this means is that sellers are not negotiating much, if at all, and are firmly rejecting lowball offers.
Price Vs Number Of Bedrooms
As you can see in the graph below, condo sale prices varied dramatically by the number of bedrooms. Two-bedroom condos have long been the most popular configuration on Clearwater Beach. Two-bedroom units had an average sale price of $676,000 in 2021. This was about twice the price of the average one-bedroom unit and about half of the cost of a three-bedroom condo which averaged almost $1.3 million. The four-bedroom sales represented only a little over 5% of all sales but went for a staggering $1.7 million.
What This Means To Condo Buyers
First, let's address some common questions we often hear:
"Does low inventory mean there is nothing for sale?"
As challenging as the low inventory is for condo buyers, it does not mean there is nothing for sale. As we saw above, there were a record number of condo sales in 2021. The issue is we just have record levels of competition for what is for sale!
"I'll make a low offer and negotiate ..."
While many buyers have done this successfully in the past, unfortunately, this strategy no longer works! Sellers know there is high demand, and as we saw in the Days On Market, and Sale Price To List Price sections, the numbers bear this out. Sellers will only consider the most aggressive and serious offers.
"I'll find something first, then I'll get the paperwork ready ..."
Again, this strategy no longer works! Condos are selling very quickly, and if you are not ready, someone else will be and they will get the condo. As we mentioned above, sellers will only consider the most aggressive offers. Price and Terms matter.
So How Do I Win?
Work With An Experienced/Knowledgeable Agent
More than ever, this is the time to work with an experienced and knowledgeable real estate agent. One that knows the ropes and can help you prepare and negotiate a successful offer.
Do Your Homework/Be Prepared
Invest the time to prepare for your condo shopping journey. An experienced agent can help you prepare and warn you about potential pitfalls.
Pay Cash or Use A Respected Local Lender
Sellers want to minimize contingencies and avoid pitfalls. If you need to use a lender, you are almost always better off with a local lender. It is our experience that out-of-town banks just do not know or understand Florida condos and local issues. We’ve seen this lead to lengthy delays, or worse yet, failed deals. Again, a knowledgeable local agent can help you choose a local lender that has local credibility and knowledge to close a condo loan.
Things are moving quickly in our market and you’ll need to be available and willing to more quickly to be successful.
Be Prepared To Make A Winning Offer
When you find that dream condo you, with the support of your agent, need to be prepared to make an aggressive, winning offer.
If you are buying or selling a condo on Clearwater Beach or one of our other beautiful beaches, we wish you good luck on your adventure! Please give us a call at 727-619-2799 if we can help in any way, or if you just have some questions :-)
Top Selling Condo Communities In 2021
Below is a list of the top-selling Condos on Clearwater Beach in 2021. About half of the list is beachfront and the other half are waterfront communities.
Regatta Beach Club Condo
Belle Harbor Condo
Residences At Sandpearl Resort Condo
Mandalay Beach Club Condo
Pelican Pointe On
Harborview Grande Condo