South Tampa (South of Kennedy, North of Gandy)
Key Stats (last 7 days):
· New listings: 35
· Median list price: $735,000
· New pendings: 36
· Homes sold: 28
· Median sale price: $800,000
· Average days on market: 76
· Total inventory: 724
Market Insights:
South Tampa continues to command some of the highest prices in the region, with a median sale price of $800,000—well above the citywide median of $430,322. Despite the elevated prices, buyer activity remains steady, as evidenced by nearly equal new listings and pendings. However, homes are taking longer to sell (76 days on average), suggesting buyers are becoming more selective amid increased inventory and broader market corrections. Sellers should be prepared for longer marketing times and may need to price competitively to attract offers in this evolving landscape.
North Tampa
Key Stats (last 7 days):
· New listings: 45
· Median list price: $515,000
· New pendings: 39
· Homes sold: 34
· Median sale price: $483,750
· Average days on market: 30
· Total inventory: 465
Market Insights:
North Tampa’s market is more active, with homes selling much faster (30 days on average) and a healthy volume of new listings and sales. The median sale price of $483,750 is above the city average but well below South Tampa, making this area attractive for buyers seeking value and quicker transactions. Inventory is lower than in South Tampa, and the brisk pace suggests that well-priced homes are still moving quickly, even as the broader Tampa market experiences a cooling trend.
The Heights
Key Stats (last 7 days):
· New listings: 9
· Median list price: $550,000
· New pendings: 9
· Homes sold: 4
· Median sale price: $626,250
· Average days on market: 135
· Total inventory: 149
Market Insights:
The Heights is seeing limited new inventory and low sales volume, but homes that do sell are achieving a strong median price of $626,250. However, the average days on market is notably high at 135, signaling that buyers are cautious and taking their time, likely due to higher prices and increased inventory across Tampa. Sellers in The Heights should be prepared for extended listing periods and may need to adjust pricing or offer incentives to attract buyers in a slower-moving segment.
Odessa
Key Stats (last 7 days):
· New listings: 18
· Median list price: $912,450
· New pendings: 14
· Homes sold: 16
· Median sale price: $737,500
· Average days on market: 48
· Total inventory: 203
Market Insights:
Odessa stands out for its luxury price point, with a median list price approaching $1 million. Sales are steady, and homes are selling in a reasonable 48 days on average. The median sale price of $737,500 indicates some negotiation from list prices, but demand for upscale homes remains resilient. Buyers here are likely seeking space and amenities, and while the market is less frenzied than in previous years, it remains healthy compared to the broader Tampa correction.
Lutz
Key Stats (last 7 days):
· New listings: 24
· Median list price: $584,445
· New pendings: 15
· Homes sold: 21
· Median sale price: $490,000
· Average days on market: 60
· Total inventory: 295
Market Insights:
Lutz offers a balanced market, with a solid number of new listings and sales. The median sale price of $490,000 is close to North Tampa’s, and homes are spending about two months on the market. This suggests stable demand, though buyers have more options with inventory on the rise citywide. Sellers should focus on competitive pricing and property condition as the market continues to normalize after several years of rapid appreciation and recent corrections.
Tampa Market Overview
Across Tampa, inventory is at its highest in a decade, and prices are correcting after years of rapid growth. While some neighborhoods remain resilient, buyers now have more negotiating power and selection, and sellers must adjust to longer marketing times and increased competition. The market is stabilizing, offering opportunities for both buyers and sellers who adapt to these new dynamics.
