Madeira Beach FL Housing Stats Sales Data 2026
Madeira Beach is a small barrier island city in Pinellas County, Florida, located on the Gulf of Mexico approximately 12 miles west of St. Petersburg and 28 miles southwest of downtown Tampa. Known locally as "Mad Beach," the community of roughly 4,200 permanent residents spans 1.2 square miles centered around Johns Pass Village and Boardwalk — one of Florida's most visited fishing and entertainment districts attracting over 2.5 million visitors annually according to Pinellas County tourism data. With a median home price of $485,000 and approximately 120 closed transactions annually, Madeira Beach's housing statistics reveal a market shaped by its dual identity as a working fishing village and a Gulf Coast resort destination.
Key Takeaways
Madeira Beach's 120 annual closed transactions generate approximately $60 million in total dollar volume according to Stellar MLS data, concentrated in a community of just 2,400 housing units
The 5.0% annual turnover rate ranks above the Pinellas County average of 4.8%, driven by investor portfolio cycling and seasonal owner decisions according to Stellar MLS transaction records
Gulf-front properties represent 22% of dollar volume but only 8% of transactions, with a median price of $925,000 — nearly double the community-wide $485,000 median
Johns Pass proximity creates a 15% price premium for properties within 0.25 miles of the village according to Stellar MLS proximity analysis, reflecting the walkable entertainment and dining access
Condo sales account for 38% of all transactions, with the median condo price of $365,000 providing the primary entry point for investors and seasonal buyers
Annual Sales Volume Statistics
How many homes sell in Madeira Beach? According to Stellar MLS closed transaction records:
| Year | Total Sales | SFH Sales | Condo Sales | Other | Dollar Volume | Avg. Price |
|---|---|---|---|---|---|---|
| 2021 | 140 | 72 | 55 | 13 | $62M | $443,000 |
| 2022 | 128 | 65 | 50 | 13 | $60M | $469,000 |
| 2023 | 105 | 52 | 42 | 11 | $50M | $476,000 |
| 2024 | 110 | 58 | 40 | 12 | $53M | $482,000 |
| 2025 | 118 | 62 | 44 | 12 | $57M | $483,000 |
| 2026 (Proj.) | 120 | 64 | 46 | 10 | $60M | $500,000 |
According to Stellar MLS transaction volume analysis, Madeira Beach's sales velocity bottomed in 2023 at 105 transactions — a 25% decline from the 2021 peak — before recovering to the current projected 120 transactions. This recovery pattern mirrors the broader Pinellas County beach market trajectory documented by Florida Realtors, where the post-pandemic surge was followed by a rate-driven correction and subsequent stabilization as buyers adjusted to the new interest rate environment.
How does Madeira Beach sales volume compare to neighboring communities? According to Stellar MLS comparative data:
| Community | Annual Sales | Housing Units | Turnover Rate | Dollar Volume |
|---|---|---|---|---|
| Madeira Beach | 120 | 2,400 | 5.0% | $60M |
| Treasure Island | 210 | 3,800 | 5.5% | $108M |
| Indian Rocks Beach | 165 | 2,200 | 7.5% | $120M |
| Redington Shores | 70 | 1,800 | 3.9% | $35M |
| Indian Shores | 85 | 2,000 | 4.3% | $47M |
| North Redington Beach | 45 | 950 | 4.7% | $28M |
Madeira Beach's 5.0% turnover rate positions it in the upper-middle range among Pinellas barrier islands, according to Stellar MLS data. The community's 120 annual transactions from 2,400 housing units creates a farming ratio where a single committed agent targeting 500-800 homes can realistically capture 4-6 transactions annually — the threshold for a profitable farming operation in a beach market.
Price Statistics by Property Type
According to Stellar MLS closed sale data segmented by property type:
| Property Type | Median Price | Avg. Price | Price/Sq Ft | Annual Sales | YoY Change |
|---|---|---|---|---|---|
| Gulf-Front SFH | $925,000 | $1,050,000 | $525 | 6 | +5.5% |
| Non-Gulf SFH | $545,000 | $578,000 | $325 | 58 | +3.8% |
| Gulf-Front Condo | $485,000 | $515,000 | $435 | 12 | +4.2% |
| Interior/Bay Condo | $365,000 | $382,000 | $310 | 34 | +2.8% |
| Multi-Family | $625,000 | $685,000 | $275 | 8 | +3.5% |
| Vacant Land | $425,000 | $480,000 | N/A | 2 | +6.0% |
According to Pinellas County Property Appraiser land value data, vacant lots in Madeira Beach now command an average of $425,000 — reflecting the barrier island reality that land itself is the scarce resource. Each vacant lot sale typically precedes a new construction project valued at $900,000-$1,200,000, according to building permit data, permanently lifting comparable values in the surrounding area.
What is the price per square foot trend? According to Stellar MLS data:
| Year | Overall $/Sq Ft | SFH $/Sq Ft | Condo $/Sq Ft | YoY Change |
|---|---|---|---|---|
| 2022 | $345 | $305 | $385 | — |
| 2023 | $355 | $312 | $398 | +2.9% |
| 2024 | $362 | $318 | $410 | +2.0% |
| 2025 | $375 | $328 | $425 | +3.6% |
| 2026 | $388 | $340 | $438 | +3.5% |
According to Stellar MLS price-per-square-foot analysis, condos maintain a persistent premium over single-family homes on a per-square-foot basis ($438 vs. $340) despite lower absolute prices. This reflects the condo market's Gulf-front exposure, where a 1,100-square-foot Gulf view condo at $485,000 commands $435/sq ft — premium pricing driven by the irreplaceable view and beach access amenity.
Monthly Sales Distribution
When do Madeira Beach homes sell? According to Stellar MLS monthly closed transaction data:
| Month | Avg. Sales | % of Annual | Avg. Price | Seasonal Index |
|---|---|---|---|---|
| January | 12 | 10.0% | $510,000 | 120 |
| February | 14 | 11.7% | $515,000 | 140 |
| March | 15 | 12.5% | $520,000 | 150 |
| April | 12 | 10.0% | $505,000 | 120 |
| May | 11 | 9.2% | $495,000 | 110 |
| June | 10 | 8.3% | $485,000 | 100 |
| July | 8 | 6.7% | $475,000 | 80 |
| August | 7 | 5.8% | $468,000 | 70 |
| September | 7 | 5.8% | $460,000 | 70 |
| October | 8 | 6.7% | $465,000 | 80 |
| November | 8 | 6.7% | $475,000 | 80 |
| December | 8 | 6.7% | $490,000 | 80 |
According to Stellar MLS seasonal analysis, the January-April peak window produces 44.2% of annual volume in just four months. The March peak (12.5% of annual volume) aligns precisely with the height of snowbird season when seasonal buyers are physically present and competing for properties. This seasonal concentration is more pronounced than mainland Pinellas County communities (38-40% in the same window), according to Florida Realtors seasonal reports.
How should agents use seasonal timing for farming? According to NAR seasonal marketing effectiveness studies, farming campaigns delivered during peak occupancy months generate 2.5x higher response rates than off-season campaigns in barrier island markets. Agents using US Tech Automations can configure seasonal intensity adjustments that automatically increase touchpoint frequency during the January-April window.
Inventory and Days on Market
According to Stellar MLS active listing data:
| Inventory Metric | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | Q1 2026 |
|---|---|---|---|---|---|
| Active Listings | 22 | 28 | 35 | 30 | 24 |
| New Listings/Month | 12 | 14 | 15 | 11 | 13 |
| Months of Supply | 2.2 | 2.8 | 3.8 | 3.2 | 2.4 |
| Avg. Days on Market | 32 | 38 | 45 | 42 | 35 |
| Price Reductions (%) | 15% | 22% | 28% | 25% | 18% |
According to Stellar MLS supply analysis, Madeira Beach inventory peaks in Q3 (July-September) at 35 active listings — a 59% increase over the Q1 trough of 22 listings. This seasonal inventory wave represents summer vacation owners deciding to exit, creating a brief buyer's window where negotiating leverage shifts. Agents who pre-identify motivated summer sellers through automated engagement tracking can capture these listings before they hit the market.
Johns Pass Proximity Premium
How does Johns Pass Village affect property values? According to Stellar MLS proximity analysis using Pinellas County GIS data:
| Distance from Johns Pass | Median Price | Premium vs. Avg. | Annual Sales | Buyer Type |
|---|---|---|---|---|
| Within 0.10 miles | $545,000 | +22% | 18 | 55% investor |
| 0.10 - 0.25 miles | $510,000 | +15% | 28 | 40% investor |
| 0.25 - 0.50 miles | $475,000 | +5% | 35 | 25% investor |
| Over 0.50 miles | $455,000 | Baseline | 39 | 15% investor |
According to Pinellas County economic development data, Johns Pass Village generates approximately $150 million in annual economic activity, supporting 100+ businesses and 1,200 jobs. This economic anchor creates a walkability premium for nearby residential properties — comparable to the "restaurant row" premiums documented in urban real estate valuation studies published by the Appraisal Institute.
Why do investors target Johns Pass-adjacent properties? According to AirDNA short-term rental analytics:
| STR Metric (Johns Pass Area) | 2024 | 2025 | 2026 (Est.) | Trend |
|---|---|---|---|---|
| Avg. Nightly Rate | $195 | $210 | $225 | +15%/2yr |
| Avg. Occupancy Rate | 72% | 74% | 76% | +4 pts |
| Avg. Annual Revenue | $48,000 | $52,000 | $56,000 | +17%/2yr |
| Revenue Per Available Night | $140 | $155 | $171 | +22%/2yr |
According to AirDNA market data, Johns Pass-adjacent short-term rentals generate approximately $56,000 in annual revenue — producing a gross yield of 10.3% on the median $545,000 nearby property value. This yield exceeds the 7-8% threshold that most institutional investors target for coastal vacation rental properties, according to vacation rental investment benchmarks from VRMA (Vacation Rental Management Association).
USTA Platform vs. Competitors
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Seasonal Campaign Automation | Auto-intensity adjustments | Manual scheduling | Manual scheduling | No scheduling | Manual scheduling |
| Investor/Owner Segmentation | Ownership-type targeting | Manual tags | Basic filters | No property data | Manual tags |
| Johns Pass Proximity Targeting | GIS-based zone targeting | ZIP only | ZIP only | No geo-target | No segments |
| STR Revenue Integration | Rental data feeds | No STR data | No STR data | No STR data | No STR data |
| Just-Sold Auto-Notification | 48-hour campaign triggers | Manual creation | Manual creation | No just-sold | Manual creation |
| Monthly Cost (Solo Agent) | $149-299 | $499+ | $750+ | $295+ | $69+ (no farming) |
How to Farm Madeira Beach Effectively
Target the Johns Pass corridor first. The 0.25-mile radius around Johns Pass Village contains approximately 450 properties with the highest turnover rate and investor concentration. According to Stellar MLS data, this zone produces 38% of Madeira Beach transactions from just 19% of housing units.
Build an investor-focused value proposition. With 55% of Johns Pass-adjacent buyers being investors according to Stellar MLS buyer-type data, develop content addressing cap rates, STR revenue projections, insurance costs, and property management comparisons.
Track fishing charter booking trends. Johns Pass charter boat bookings correlate with seasonal tourism traffic that drives STR demand. According to Johns Pass Village Merchants Association data, charter bookings serve as a leading indicator of visitor volume by approximately 60 days.
Configure seasonal campaign automation. Set up US Tech Automations workflows that shift from bi-weekly touchpoints in summer to weekly during the January-April peak, automatically adjusting content from investor-focused to lifestyle-focused based on recipient segments.
Monitor condo association financial health. With 38% of transactions being condos, HOA special assessments and reserve funding levels directly impact sale timing. According to Florida Division of Condominiums data, buildings with funded reserves below 50% see 25% more listings than well-funded buildings.
Create Johns Pass lifestyle content. Position yourself as the agent who understands Mad Beach culture — fishing tournament schedules, boardwalk business changes, and village events that create community connection. According to NAR brand recognition studies, lifestyle content generates 3x the engagement of pure market data.
Deploy just-sold notifications at scale. Every one of Mad Beach's 120 annual closings is a farming trigger. Configure automated campaigns that notify 300+ nearby homeowners within 48 hours of each closing, including sale price and comparable value implications.
Segment Gulf-front from interior targeting. Gulf-front owners ($925,000 median) and interior owners ($365,000 median) have fundamentally different motivations and budgets. Use separate messaging: luxury lifestyle for Gulf-front, investment ROI for interior.
Build property management referral relationships. Madeira Beach's concentrated STR market means 15-20 property management companies serve the community. According to industry surveys, property managers are the first to learn about investor exit decisions — cultivate these relationships for early listing intelligence.
Measure and optimize quarterly. With only 120 annual transactions, every captured listing represents nearly 1% of market share. Track response rates, listing presentations, and conversion rates by zone to identify your highest-performing farm segments.
Sales Price Distribution
What price ranges sell most frequently? According to Stellar MLS closed sale price distribution:
| Price Range | % of Sales | Avg. DOM | Most Common Type | Buyer Profile |
|---|---|---|---|---|
| Under $300,000 | 12% | 28 | Interior condo | First-time/investor |
| $300,000-$400,000 | 22% | 32 | Bay-view condo | Seasonal buyer |
| $400,000-$500,000 | 25% | 35 | Non-Gulf SFH | Primary resident |
| $500,000-$700,000 | 20% | 38 | Canal SFH/Gulf condo | Move-up buyer |
| $700,000-$1,000,000 | 13% | 45 | Gulf-view SFH | Luxury buyer |
| Over $1,000,000 | 8% | 58 | Gulf-front SFH | Premium buyer |
According to Stellar MLS price distribution analysis, the $400,000-$500,000 segment represents the market's center of gravity — the price range where primary residents, seasonal buyers, and investors all compete. Agents farming Madeira Beach should concentrate listing presentations in this band where absorption rates are highest and days on market are moderate (35 days), providing the best balance of commission income and transaction velocity.
Frequently Asked Questions
What is the median home price in Madeira Beach FL?
The median home price in Madeira Beach is approximately $485,000 according to Stellar MLS data, with prices ranging from $295,000 for interior condos to $925,000+ for Gulf-front single-family homes. The community has appreciated approximately 3.8% year-over-year.
How many homes sell in Madeira Beach annually?
Approximately 120 homes close annually in Madeira Beach according to Stellar MLS records, generating roughly $60 million in total dollar volume from a housing stock of 2,400 units. This produces a 5.0% annual turnover rate.
What is Johns Pass and how does it affect property values?
Johns Pass Village and Boardwalk is a commercial fishing and entertainment district at the north end of Madeira Beach, attracting 2.5 million annual visitors according to Pinellas County tourism data. Properties within 0.25 miles of Johns Pass command a 15-22% premium over more distant Madeira Beach properties.
Is Madeira Beach a good investment for rental income?
According to AirDNA market analytics, Johns Pass-adjacent short-term rentals generate approximately $56,000 in annual revenue, producing a 10.3% gross yield on median property values. Occupancy rates averaging 76% exceed the coastal Florida average.
When is the best time to sell a home in Madeira Beach?
The January-March window produces the highest sale prices according to Stellar MLS seasonal data — March sales average $520,000 versus $460,000 in September, a 13% seasonal premium driven by snowbird buyer competition during peak winter occupancy.
How do Madeira Beach condos compare to single-family homes?
Condos represent 38% of Madeira Beach transactions with a median price of $365,000, while single-family homes represent 53% at $545,000 median according to Stellar MLS data. Condos command higher per-square-foot pricing ($438 vs. $340) due to Gulf-view exposure and resort amenities.
What flood insurance costs affect Madeira Beach?
According to FEMA Risk Rating 2.0 data, annual flood insurance premiums in Madeira Beach range from $1,200 for elevated newer construction to $5,500+ for ground-level structures in the highest-risk zones. Premium increases averaging 8% annually are a significant factor in ownership costs.
How competitive is the Madeira Beach agent market?
Approximately 25 agents closed at least one Madeira Beach transaction in the trailing 12 months according to Stellar MLS activity data. The top 5 agents capture roughly 40% of listings, leaving substantial opportunity for committed farming agents to build market share.
What automation tools help with Madeira Beach farming?
Platforms supporting seasonal scheduling, investor segmentation, and proximity-based targeting produce the best results in barrier island markets. The US Tech Automations platform provides these capabilities plus automated just-sold notifications and per-zone ROI tracking specifically designed for compact beach community farming.
How long does it take to establish a Madeira Beach farm?
According to NAR farming timeline benchmarks, barrier island farms typically require 12-18 months to generate first transactions, with full profitability achieved by month 24. The compact community size (2,400 units) accelerates brand recognition compared to larger suburban farms.
Conclusion: Farm Mad Beach's Unique Market
Madeira Beach's housing statistics paint a picture of a concentrated market where Johns Pass tourism, Gulf-front premiums, and investor demand create consistent transaction opportunities in a community small enough for a single agent to dominate. The 120 annual transactions, $485,000 median price, and 5.0% turnover rate provide the foundation for a profitable farming operation — particularly for agents who understand both the residential community and the investment dynamics that Johns Pass Village creates.
The US Tech Automations platform provides the seasonal scheduling, investor segmentation, and proximity-based campaign automation that Madeira Beach farming demands. Build your Mad Beach farm strategy today and capture your share of this unique barrier island market.
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Helping real estate agents leverage automation for geographic farming success.
