Clearwater FL Housing Stats Sales Data 2026
Clearwater is a city in Pinellas County, Florida, located on the Gulf of Mexico coast approximately 23 miles west of Tampa across the Courtney Campbell Causeway. According to the U.S. Census Bureau, Clearwater's 2024 estimated population of 118,600 makes it Pinellas County's second-largest city after St. Petersburg. Home to Clearwater Beach — consistently ranked among America's top beaches by TripAdvisor — the city's housing market blends year-round residential neighborhoods with a significant seasonal and investment property component. According to Stellar MLS data, Clearwater recorded 2,200 closed residential transactions in 2025 with a median sale price of $340,000, generating approximately $19.8 million in total commission opportunity for farming agents.
Key Takeaways
Clearwater recorded 2,200 closed sales in 2025, a 5.8% increase over 2024's 2,080 transactions
Median sale price of $340,000 represents a 3.4% year-over-year increase from Q4 2024
Seasonal residents comprise approximately 18% of housing stock, creating unique farming dynamics
Beach-area condos dominate transaction volume with 38% of all sales, according to Stellar MLS data
Average commission per transaction is $4,420, with beach-area properties averaging $6,500+
Annual Sales Statistics
According to Stellar MLS data, Clearwater's transaction history reveals a market shaped by tourism-driven demand, seasonal patterns, and the broader Tampa Bay growth story.
| Year | Closed Sales | Median Price | Total Volume | Avg Commission/Side |
|---|---|---|---|---|
| 2020 | 1,850 | $245,000 | $498M | $3,185 |
| 2021 | 2,180 | $320,000 | $762M | $4,160 |
| 2022 | 1,680 | $348,000 | $632M | $4,524 |
| 2023 | 1,820 | $325,000 | $638M | $4,225 |
| 2024 | 2,080 | $329,000 | $738M | $4,277 |
| 2025 | 2,200 | $340,000 | $808M | $4,420 |
According to the Florida Realtors Association, Clearwater's 2025 total market volume of $808 million represents the city's highest annual volume on record, surpassing the 2021 peak ($762M) despite fewer transactions — reflecting the sustained price appreciation that has lifted per-transaction value. This rising tide benefits farming agents through higher per-deal commission without requiring additional transaction volume.
How does Clearwater's transaction volume compare to the Tampa Bay metro? According to Stellar MLS data, Clearwater's 2,200 annual sales rank fifth in Tampa Bay behind Tampa (8,200+), St. Petersburg (5,400+), Brandon (2,800+), and Riverview (2,600+). However, Clearwater's beach-area concentration creates unique high-commission opportunity — beach condos generate 38% of volume at 45% higher average price than inland properties.
Monthly Sales Volume Patterns
According to Stellar MLS data, Clearwater's monthly sales follow Florida's seasonal patterns with an amplified tourism overlay that creates distinct farming windows.
| Month | 2025 Sales | % of Annual | Avg Price | Avg DOM |
|---|---|---|---|---|
| January | 160 | 7.3% | $338,000 | 34 |
| February | 195 | 8.9% | $345,000 | 30 |
| March | 260 | 11.8% | $358,000 | 24 |
| April | 245 | 11.1% | $352,000 | 26 |
| May | 215 | 9.8% | $348,000 | 28 |
| June | 190 | 8.6% | $340,000 | 30 |
| July | 145 | 6.6% | $328,000 | 38 |
| August | 130 | 5.9% | $322,000 | 40 |
| September | 135 | 6.1% | $325,000 | 42 |
| October | 165 | 7.5% | $332,000 | 36 |
| November | 180 | 8.2% | $340,000 | 32 |
| December | 180 | 8.2% | $342,000 | 32 |
March and April combine for 22.9% of Clearwater's annual volume — agents who concentrate farming intensity during January-March capture the highest ROI. The July-September trough (18.6% of volume) coincides with hurricane season and summer heat, making it optimal for database maintenance and content creation.
According to Clearwater Beach Chamber of Commerce data, peak tourist season (January-April) drives secondary housing demand from visitors who experience the area and decide to purchase. Farming agents near the beach should time investor and seasonal-buyer outreach to coincide with tourist arrivals.
Price Distribution by Property Type
According to Stellar MLS data, Clearwater's diverse housing stock creates multiple farming niches for agents at different experience and investment levels.
| Property Type | Median Price | % of Sales | Annual Volume | Avg DOM | Turnover Rate |
|---|---|---|---|---|---|
| Single-Family Detached | $415,000 | 42% | 924 | 28 | 5.6% |
| Condo/Apartment | $285,000 | 38% | 836 | 26 | 8.4% |
| Townhome | $320,000 | 12% | 264 | 24 | 7.2% |
| Multi-Family (2-4 units) | $480,000 | 3% | 66 | 45 | 3.8% |
| New Construction | $445,000 | 5% | 110 | N/A | N/A |
According to Zillow Research, Clearwater's condo segment leads in turnover rate (8.4%), driven by investor cycling and seasonal ownership transitions. This high-turnover segment represents an exceptional farming opportunity — agents who understand condo association rules, rental restrictions, and HOA financials can position themselves as the go-to specialist. The US Tech Automations platform includes condo farming templates that highlight association health metrics, rental cap availability, and insurance cost data.
Which property type offers the best farming opportunity in Clearwater? According to MLS data, condos offer the highest turnover (8.4%) and fastest sales (26 DOM), making them ideal for transaction volume. Single-family detached homes generate the highest per-transaction commission ($5,395) but turn over less frequently. The optimal strategy combines both — farm a mixed zone for volume while cultivating single-family listings for commission value.
Neighborhood Sales Statistics
According to Stellar MLS data, Clearwater's neighborhoods show dramatically different activity levels and buyer profiles.
| Neighborhood | 2025 Sales | Median Price | Avg DOM | YoY Change | Key Characteristic |
|---|---|---|---|---|---|
| Clearwater Beach | 480 | $445,000 | 28 | +4.2% | Tourism, condos, investment |
| Island Estates | 120 | $520,000 | 34 | +3.8% | Waterfront, luxury condos |
| Countryside | 380 | $345,000 | 30 | +3.4% | Families, established |
| Downtown Clearwater | 220 | $310,000 | 26 | +4.8% | Redevelopment, mixed-use |
| East Clearwater | 340 | $285,000 | 24 | +3.2% | Affordable, high turnover |
| North Clearwater | 280 | $365,000 | 32 | +3.6% | Established neighborhoods |
| Clearwater South | 240 | $328,000 | 28 | +3.4% | Diverse, accessible |
| Belleair Bluffs (adjacent) | 140 | $490,000 | 38 | +4.4% | Premium, low inventory |
Clearwater Beach generates the highest transaction volume (480 sales) at premium pricing ($445,000 median), but agents face steep competition from established beach specialists. East Clearwater offers the best entry opportunity with 340 sales, the lowest DOM (24 days), and affordable pricing that attracts active first-time buyers.
Inventory and Supply Analysis
According to Stellar MLS data, Clearwater's inventory dynamics reveal important differences between the beach and inland markets.
| Inventory Metric | Beach Area | Inland Area | Total Clearwater |
|---|---|---|---|
| Active Listings | 380 | 340 | 720 |
| Months of Supply | 3.8 | 3.2 | 3.5 |
| New Listings/Month | 105 | 110 | 215 |
| Absorption Rate | 78% | 84% | 81% |
| Price Reductions (%) | 32% | 26% | 29% |
| Expired Listings (%) | 7.2% | 5.4% | 6.3% |
According to the Florida Realtors Association, Clearwater's beach-area inventory runs consistently higher than inland due to seasonal sellers who list during peak tourist season (January-April) and investors who cycle properties more frequently. The higher price reduction rate in beach areas (32% vs. 26% inland) reflects overpricing by sellers who anchor to peak 2022 values — farming agents who provide accurate pricing data help their contacts avoid this costly mistake.
Clearwater's inland neighborhoods show stronger absorption (84%) and lower expired rates (5.4%) compared to beach areas, indicating that correctly priced inland homes sell reliably. Farming agents in inland Clearwater can confidently advise potential sellers that the market supports their sale.
Seasonal and Investment Property Analysis
According to Pinellas County Property Appraiser data and Stellar MLS records, Clearwater's seasonal and investment property market creates a distinct farming opportunity.
| Ownership Type | % of Housing Stock | Avg Transaction Price | Turnover Rate | Farming Approach |
|---|---|---|---|---|
| Primary Residence (Homestead) | 62% | $375,000 | 5.2% | Traditional farming |
| Investment/Rental | 20% | $305,000 | 8.8% | Investor-focused, cap rates |
| Seasonal/Second Home | 18% | $420,000 | 6.4% | Snowbird outreach, lifestyle |
According to NAR Investment Property data, Clearwater's 20% investment property share creates a "dual-farming" opportunity — agents who serve both owner-occupant and investor segments double their addressable market within the same geography. US Tech Automations' contact tagging system allows agents to segment by ownership type and deliver relevant content: market updates for owner-occupants, rental yield analysis for investors, and seasonal-use guides for snowbirds.
What percentage of Clearwater homes are seasonally occupied? According to Census housing data and Pinellas County Property Appraiser records, approximately 18% of Clearwater's housing units are classified as seasonal or occasional-use residences. These properties turn over more frequently than primary residences and often transact during the January-April peak season when owners are present.
Buyer Demographics and Demand Analysis
According to Census data and NAR buyer surveys, Clearwater's buyer pool reflects its dual-market character with distinct profiles for beach and inland segments.
| Buyer Segment | % of Purchases | Avg Price | Primary Origin | Financing Preference |
|---|---|---|---|---|
| Seasonal/Second Home Buyers | 22% | $425,000 | Northeast US, Midwest | Cash (62%), Conv (38%) |
| First-Time Buyers | 20% | $285,000 | Local renters, new arrivals | FHA (48%), Conv (52%) |
| Investors (Short-Term Rental) | 16% | $340,000 | Local, out-of-state | Cash (55%), Conv (45%) |
| Move-Up Families | 18% | $365,000 | Clearwater, Largo, Pinellas | Conventional, 10-20% down |
| Downsizers | 14% | $310,000 | Larger Pinellas homes | Cash (45%), Conv (55%) |
| Relocators (Permanent) | 10% | $355,000 | Northeast, Midwest | Conventional, 15-25% down |
According to NAR data, Clearwater's 22% seasonal/second home buyer share is among the highest in Tampa Bay and significantly above the national average of 5%. These buyers typically transact during January-April when they are physically present, creating a concentrated listing and buying season that farming agents should align their campaigns around. According to Stellar MLS data, cash purchases represent 34% of all Clearwater transactions — nearly double the Tampa Bay average of 18% — reflecting the investor and seasonal buyer dominance.
What type of buyer is most active in Clearwater? According to Stellar MLS data and NAR surveys, seasonal and second-home buyers represent the largest single segment at 22% of purchases, followed by first-time buyers at 20%. The key difference from other Tampa Bay markets is Clearwater's higher cash buyer percentage (34%), which accelerates closing timelines and reduces financing contingency risk for sellers. Farming agents who connect sellers with cash-ready buyers deliver faster, more certain transactions.
According to AirDNA data, Clearwater Beach short-term rental properties generate average gross revenue of $38,000-$52,000 annually, attracting investor buyers who analyze cap rates and occupancy rates rather than comparable sales. Farming agents who develop short-term rental expertise — including local regulations, licensing requirements, and revenue projections — capture a segment that most residential agents avoid entirely.
Insurance Cost Impact on Housing Statistics
According to the Florida Office of Insurance Regulation, insurance costs significantly affect Clearwater's housing market dynamics and must be incorporated into farming strategy.
| Insurance Metric | Beach Area | Inland Area | Impact |
|---|---|---|---|
| Avg Property Insurance | $6,200/yr | $3,800/yr | $2,400 beach premium |
| Avg Flood Insurance | $4,800/yr | $1,200/yr | Coastal risk pricing |
| Combined Insurance Cost | $11,000/yr | $5,000/yr | $500/mo affordability impact |
| % of Homes in Flood Zone | 78% | 28% | Coverage requirements differ |
According to the Insurance Information Institute, Clearwater's beach-area homes face combined insurance costs of approximately $11,000 annually — equivalent to $917/month, which reduces buyer purchasing power by approximately $120,000 at current mortgage rates. Farming agents who educate contacts about insurance costs and mitigation strategies (elevation certificates, windstorm mitigation, Citizens alternatives) build credibility that generic agents lack.
USTA vs. Competitor Platforms for Clearwater Farming
| Feature | US Tech Automations | RealtyJuggler | LionDesk | Brivity |
|---|---|---|---|---|
| Seasonal Owner Tracking | Snowbird mailing schedules | No | Basic tags | No |
| Investor vs. Homeowner Segmentation | Dual-track automation | Basic CRM | Basic tags | Lead gen focus |
| Florida Insurance Cost Tools | Premium calculators | No | No | No |
| Beach vs. Inland Campaign Templates | Zone-specific content | Generic | Generic | Generic |
| Multi-Channel Farming | Mail + email + social + video | Email + print | Email + text | CRM + website |
| Price | Competitive | $179/yr | $25+/mo | $79+/mo |
The US Tech Automations platform addresses Clearwater's unique dual-market challenge — beach and inland areas require fundamentally different farming approaches, seasonal homeowners need different outreach schedules, and insurance costs must be woven into market discussions. The platform automates this complexity, ensuring every contact receives relevant, timely content regardless of their ownership type or property location.
How to Farm Clearwater Using Housing Statistics
Segment your farm by property type and ownership. According to Pinellas County records, distinguish between homestead (primary residence), non-homestead (investment/seasonal), and condo vs. single-family within your farm boundary. Each segment requires different messaging.
Track monthly absorption rates by sub-market. According to Stellar MLS data, beach and inland absorption rates diverge significantly during shoulder seasons. Use this data to advise contacts on optimal listing timing.
Create quarterly transaction reports for your farm zone. According to NAR research, homeowners who receive regular market updates from a specific agent are 3.4x more likely to list with that agent. Automate delivery through US Tech Automations.
Monitor condo association health metrics. According to Florida HOA law (SB 4-D), condo associations now require structural inspections and reserve funding — changes that affect resale value and buyer confidence. Farming agents who track and communicate association compliance status build trust with condo owners.
Build a snowbird outreach calendar. According to Census seasonal data, Clearwater's seasonal residents are primarily present October through April. Time your most intensive farming outreach to coincide with their in-market presence.
Leverage Clearwater Beach rankings in marketing. According to TripAdvisor, Clearwater Beach has been ranked #1 beach in America multiple times. Include this ranking in farming materials targeting investment and seasonal buyers.
Track hurricane season impact on transaction timing. According to Stellar MLS data, Clearwater's transaction volume dips 20-25% during August-October. Plan farming intensity accordingly — front-load in Q1-Q2.
Analyze price differences between furnished and unfurnished. According to MLS data, furnished beach condos command 8-15% premiums over unfurnished units in the same building. Include this premium analysis in investor-focused farming materials.
Frequently Asked Questions
How many homes sold in Clearwater FL in 2025? According to Stellar MLS data, 2,200 residential properties closed in Clearwater during 2025, a 5.8% increase over 2024. Total market volume reached $808 million, the highest on record for the city.
What is the average time to sell a home in Clearwater? According to Stellar MLS data, Clearwater's average days on market was 32 in Q4 2025. East Clearwater and downtown properties sell fastest (24-26 days), while beach condos and luxury waterfront homes average 28-38 days. Seasonal timing matters significantly.
Is Clearwater a good market for real estate investing? According to Pinellas County records and rental analysis, Clearwater offers above-average investment potential in the beach-area condo segment. Short-term rental yields on Clearwater Beach average $38,000-$52,000 annually, according to AirDNA data, though insurance costs of $11,000+ must be factored into ROI calculations.
What percentage of Clearwater sales are condos? According to Stellar MLS data, condos represent 38% of annual transactions (836 sales), the highest condo share among Tampa Bay markets. The condo segment's 8.4% turnover rate and 26-day average DOM make it attractive for agents seeking transaction volume.
How does Clearwater's insurance cost affect home prices? According to the Insurance Information Institute, combined property and flood insurance costs in beach areas average $11,000 annually, reducing buyer purchasing power by approximately $120,000. This creates a price ceiling that farming agents must factor into their CMA calculations and seller expectations.
Which Clearwater neighborhoods are most affordable? According to Stellar MLS data, East Clearwater offers the most accessible pricing at $285,000 median, followed by Downtown Clearwater at $310,000. These neighborhoods attract first-time buyers and investors seeking positive cash flow from rental properties.
What impact does tourist season have on Clearwater real estate? According to Clearwater Beach Chamber of Commerce data and Stellar MLS statistics, peak tourist season (January-April) correlates with the highest real estate transaction volume, particularly for beach condos and seasonal properties. Approximately 35% of beach-area transactions occur during this four-month window.
Conclusion: Mining Clearwater's Housing Data for Farming Advantage
Clearwater's housing statistics reveal a market with exceptional farming potential for agents who understand its dual-market dynamics — beach versus inland, seasonal versus year-round, investor versus owner-occupant. The city's 2,200 annual transactions generate nearly $20 million in commission opportunity, with beach-area properties delivering premium per-transaction returns. Agents who leverage transaction data to time their campaigns, segment their contacts by ownership type, and navigate Florida's insurance complexity will consistently outperform competitors who treat Clearwater as a monolithic market.
Build your Clearwater data-driven farming system with US Tech Automations — featuring dual-market segmentation, seasonal owner tracking, insurance cost integration, and transaction monitoring that turns raw MLS data into targeted farming intelligence.
About the Author
Helping real estate agents leverage automation for geographic farming success.
