Treasure Island FL Home Prices & Commission 2026
Treasure Island is a city in Pinellas County, Florida, located on a barrier island along the Gulf of Mexico between St. Pete Beach to the south and Madeira Beach to the north. Spanning approximately 1.75 square miles, Treasure Island occupies one of the narrowest sections of the Pinellas County barrier island chain, giving many properties proximity to both the Gulf and Boca Ciega Bay. According to the U.S. Census Bureau, Treasure Island has a permanent population of approximately 6,900 residents, though the effective population during peak tourism months reaches an estimated 12,000-15,000 according to Visit St. Pete/Clearwater. Known for its Caddy's on the Beach nightlife, Sunday Sunset festivals, and community-operated beach access, Treasure Island balances resort tourism with a laid-back residential identity.
Key Takeaways:
Median home sale price reached $535,000 in Q1 2026, according to Stellar MLS data, up 5.8% year-over-year
Average buyer agent commission of 2.5% generates approximately $13,375 per median-priced transaction, according to Florida Realtors
Gulf-front properties average $875,000, representing a 63% premium over interior properties according to Pinellas County Property Appraiser records
Investor purchases represent 32% of transactions, according to CoreLogic, the second-highest rate among Pinellas County beach communities
Annual transaction volume averages 310-360 closed sales, according to Stellar MLS, supporting 3-4 dedicated farming agents
Home Price Analysis by Property Type
Treasure Island's price structure reflects its barrier island geography, where property values correlate directly with Gulf proximity, view quality, and water access. According to Stellar MLS and the Pinellas County Property Appraiser, the city's housing stock spans a broad price range from affordable interior condos to premium Gulf-front estates.
| Property Type | Median Price | Price Range | YoY Change | Avg DOM |
|---|---|---|---|---|
| Gulf-Front Single-Family | $1,350,000 | $950,000-$2.2M | +5.1% | 42 |
| Interior Single-Family | $565,000 | $420,000-$750,000 | +6.2% | 24 |
| Gulf-Front Condo | $485,000 | $350,000-$720,000 | +7.3% | 22 |
| Interior/Bay Condo | $335,000 | $225,000-$465,000 | +5.5% | 20 |
| Townhome | $445,000 | $365,000-$560,000 | +4.8% | 18 |
| Bay-Front Property | $725,000 | $520,000-$1.1M | +6.8% | 28 |
| Duplex/Multi-Family | $585,000 | $445,000-$780,000 | +5.4% | 26 |
According to Zillow's Home Value Index, Treasure Island's overall home values have appreciated 39% since January 2021, slightly outpacing the Tampa-St. Petersburg MSA appreciation of 36%. According to Stellar MLS, Gulf-front condos showed the strongest year-over-year appreciation at 7.3%, driven by demand from out-of-state buyers seeking direct beach access at price points below Clearwater Beach and Siesta Key.
How do Treasure Island home prices compare to neighboring beach communities? According to Stellar MLS, Treasure Island's median of $535,000 positions it between Madeira Beach ($495,000) and St. Pete Beach ($620,000). Compared to Clearwater Beach's $485,000 median, Treasure Island commands a modest premium reflecting its lower condo density and more residential character. According to the Pinellas County Property Appraiser, this comparative positioning makes Treasure Island attractive to buyers seeking beach living without the resort-town premium of Clearwater Beach or the luxury-market entry requirements of Siesta Key.
Treasure Island's Gulf-front condos appreciated 7.3% year-over-year, according to Stellar MLS data, outpacing every other property category — signaling intensifying demand for direct beach access from out-of-state buyers.
Historical Price Performance
| Year | Median Price | % Change | Transactions | $/Sq Ft |
|---|---|---|---|---|
| 2021 | $385,000 | +14.9% | 372 | $258 |
| 2022 | $465,000 | +20.8% | 345 | $305 |
| 2023 | $490,000 | +5.4% | 318 | $320 |
| 2024 | $498,000 | +1.6% | 328 | $328 |
| 2025 | $515,000 | +3.4% | 342 | $338 |
| 2026 (Q1 Ann.) | $535,000 | +5.8% | ~355 | $352 |
According to the Federal Housing Finance Agency, Treasure Island's cumulative appreciation of 39% since 2021 follows the pattern of Florida beach communities — a pandemic-era surge (2021-2022), normalization (2023-2024), and renewed growth (2025-2026). The 2026 acceleration to 5.8% year-over-year growth suggests that demand fundamentals, combined with rate relief from the Federal Reserve, are reviving buyer urgency. Agents using US Tech Automations can communicate this renewed momentum to homeowners through automated market update campaigns that highlight the return to stronger appreciation.
Commission Structure & Agent Economics
Understanding commission economics helps agents evaluate Treasure Island as a farming investment. According to Florida Realtors and Stellar MLS, Treasure Island's higher price points generate above-average per-transaction income.
| Commission Metric | Treasure Island |
|---|---|
| Avg Listing Commission | 2.5% |
| Avg Buyer Agent Commission | 2.5% |
| Median Commission per Side | $13,375 |
| Avg Commission (SFH) | $20,625 |
| Avg Commission (Condo) | $10,250 |
| Top-Quartile Agent GCI | $215,000+ |
| Annual Transaction Volume | 310-360 |
| Total Annual Commission Pool | $4.3M-$4.8M |
How much can agents earn farming Treasure Island? According to NAR production benchmarks, agents who systematically farm a beach community of Treasure Island's size typically capture 4-6% market share within 24 months of consistent outreach. At 350 annual transactions and 5% market share, a farming agent would close approximately 17-18 transactions — generating $227,000-$240,000 in gross commission income at the median commission rate. After subtracting annual farming costs of $14,000-$20,000 for a 500-door campaign, the net farming ROI exceeds 10:1.
According to Tom Ferry International, the break-even point for a Treasure Island farming campaign is remarkably low — just 2 closed transactions cover the full annual farming investment, based on the $13,375 median commission per side. This low break-even threshold makes Treasure Island among the most risk-efficient farming markets in Pinellas County.
The total annual commission pool in Treasure Island exceeds $4.3 million, according to Stellar MLS data, with the top quartile of agents earning over $215,000 — a premium that reflects the market's higher price points and investment-buyer complexity.
Commission by Price Bracket
| Price Bracket | Avg Commission (2.5%) | Annual Transactions | Total Pool |
|---|---|---|---|
| Under $350,000 | $7,500 | ~75 | $562,000 |
| $350,000-$500,000 | $10,625 | ~120 | $1,275,000 |
| $500,000-$750,000 | $15,625 | ~95 | $1,484,000 |
| $750,000-$1,000,000 | $21,875 | ~40 | $875,000 |
| $1,000,000+ | $32,500+ | ~25 | $812,000+ |
According to Stellar MLS, the $350,000-$500,000 bracket generates the highest total commission pool ($1.275 million) due to its transaction volume concentration. However, the $500,000-$750,000 bracket offers the best per-transaction return with strong volume, making it the sweet spot for farming agents seeking to maximize both transaction count and per-deal income. The US Tech Automations platform enables agents to segment their outreach by price bracket, delivering tailored market data to condo owners in the $350,000-$500,000 range and differentiated luxury content to waterfront homeowners in the $750,000+ segments.
Buyer & Seller Demographics
According to Florida Realtors, CoreLogic, and Census Bureau data, Treasure Island's buyer and seller demographics reflect the city's dual identity as both a residential community and vacation destination.
| Buyer Segment | % of Sales | Median Budget | Primary Source |
|---|---|---|---|
| Second-Home/Vacation | 28% | $475,000-$650,000 | Northeast, Midwest |
| Full-Time Relocators | 22% | $500,000-$700,000 | Out-of-state |
| Investors (STR/LTR) | 32% | $335,000-$500,000 | Tampa Bay metro |
| Local Move-Up | 12% | $550,000-$750,000 | Pinellas County |
| Downsizers/Retirees | 6% | $400,000-$550,000 | Pinellas, Hillsborough |
According to CoreLogic, Treasure Island's 32% investor purchase rate is the second highest among Pinellas County beach communities (behind only Madeira Beach at 35%). This investor concentration creates a market where agent competency in rental analysis, 1031 exchanges, and entity-structure purchases is a prerequisite for success. According to Redfin migration data, 38% of Redfin.com property searches for Treasure Island originated from out-of-state users in 2025, with New York (28%), Ohio (15%), and Illinois (14%) as the top source states.
Why do investors favor Treasure Island over other Pinellas beaches? According to AirDNA and local property management companies, Treasure Island offers the optimal combination of entry price, rental revenue potential, and regulatory environment. The city's permissive STR policies, according to City of Treasure Island zoning records, allow most residential properties to operate as short-term rentals — unlike some beach communities that restrict STR activity to specific zones or building types.
Investors account for 32% of Treasure Island transactions, according to CoreLogic data, making investment-specific automation capabilities essential for any agent farming this market — from cap rate calculations to STR revenue projections to 1031 exchange timeline tracking.
US Tech Automations delivers these investment-specific capabilities through automated property analysis reports, STR revenue comparisons, and 1031 exchange awareness campaigns that convert investor prospects into repeat clients.
Short-Term Rental Revenue Data
According to AirDNA and the City of Treasure Island, the STR market is a primary driver of both investor demand and property values.
| STR Metric | Treasure Island | Clearwater Beach | St. Pete Beach |
|---|---|---|---|
| Active Listings | ~410 | ~850 | ~620 |
| Average Daily Rate | $235 | $245 | $275 |
| Occupancy Rate | 70% | 71% | 73% |
| Revenue/Available Night | $165 | $174 | $201 |
| Median Annual Revenue | $60,200 | $63,500 | $73,300 |
| Peak Season ADR | $305 | $315 | $355 |
According to AirDNA, Treasure Island's STR performance falls between Clearwater Beach and St. Pete Beach in both ADR and revenue — consistent with its mid-tier beach positioning. The city's median annual STR revenue of $60,200, combined with lower entry prices than St. Pete Beach, produces competitive cap rates. According to local property management data, Treasure Island STRs achieve 6.2-7.8% cap rates on stabilized properties — attractive returns for a direct beach community.
How does Treasure Island STR revenue compare to total ownership costs? According to AirDNA and Pinellas County tax records, a typical Treasure Island STR condo ($400,000 purchase, $60,200 revenue) generates net operating income of approximately $25,000-$30,000 after management fees (25%), taxes ($5,600), insurance ($5,200), HOA ($4,800), and maintenance ($3,600). This 6.3-7.5% NOI yield compares favorably to traditional rental yields and financial market alternatives.
Waterfront Premium Analysis
According to the Pinellas County Property Appraiser and Stellar MLS, Treasure Island's narrow barrier island geography creates distinct price tiers based on water proximity and access type.
| Water Access Type | SFH Premium | Condo Premium | Key Feature |
|---|---|---|---|
| Gulf-Front (Direct Beach) | +140% | +45% | Sand, sunset, Gulf views |
| Gulf-View (2nd Row) | +50% | +20% | Partial views, 1-min walk |
| Bay-Front (Dock Access) | +65% | +25% | Boating, Intracoastal |
| Canal-Front (Dock Access) | +35% | N/A | Protected docking |
| Interior (No Water) | Baseline | Baseline | Walking distance to beach |
How important is water access to Treasure Island property values? According to Pinellas County Property Appraiser data, Gulf-front single-family homes command a 140% premium over comparable interior properties — the largest waterfront premium differential among Pinellas County beach communities. This premium reflects extreme scarcity: according to the Property Appraiser, fewer than 80 single-family properties in Treasure Island have direct Gulf frontage.
According to Stellar MLS, bay-front properties with dock access represent an increasingly valuable niche — boat owners willing to trade Gulf views for direct Intracoastal Waterway access pay a 65% premium, creating a distinct luxury sub-market that requires specialized marketing expertise. The US Tech Automations platform enables agents to create separate farming tracks for Gulf-front, bay-front, and interior properties, each with pricing data and lifestyle messaging calibrated to the specific water access type.
Insurance & Carrying Cost Analysis
| Cost Category | Treasure Island Average |
|---|---|
| Property Tax (20.84 mills, $535K) | $7,650 |
| Homestead Exemption Savings | $1,044 |
| Homeowners Insurance | $5,800/year |
| Flood Insurance (Zone VE/AE) | $4,500-$7,200/year |
| Wind/Hurricane Supplement | $2,200-$3,800/year |
| Condo HOA (Monthly) | $350-$900/mo |
According to the Florida Office of Insurance Regulation, Treasure Island properties face some of the highest insurance costs in Pinellas County due to the city's full exposure to Gulf storm surge. According to FEMA flood maps, the majority of Treasure Island falls within Zone VE (velocity flood zone), requiring flood insurance with premiums averaging $4,500-$7,200 annually — a cost that significantly impacts buyer affordability and investment returns.
What is the total carrying cost for a Treasure Island property? According to Pinellas County tax records, FEMA rate tables, and Florida insurance data, the total annual carrying cost for a median-priced $535,000 Treasure Island property ranges from $18,000-$24,000 (including taxes, insurance, and maintenance but excluding mortgage payments). For condo owners, HOA fees of $350-$900/month add $4,200-$10,800 annually. This cost structure makes total ownership cost analysis a critical component of every buyer presentation.
According to NAR, buyers who receive detailed carrying cost analyses from their agent report 34% higher satisfaction levels than those who discover costs during closing. Farming agents who proactively address insurance and carrying costs in their market communications — automated through US Tech Automations — build trust and reduce post-contract fallout.
Automated Farming Strategy for Treasure Island
Building a profitable Treasure Island farming practice requires a beach-market-specific approach that addresses the city's investor concentration, seasonal dynamics, and high-value waterfront properties.
Map all residential parcels from Pinellas County Property Appraiser data. Treasure Island contains approximately 5,200 residential units across a 1.75-square-mile footprint. Select a 400-600 door farm zone based on transaction density and competitive gaps.
Segment by property type, water access, and owner residency status. According to Census data, approximately 45% of Treasure Island units serve as second homes or investment properties. Tag each parcel by Gulf-front, bay-front, canal, or interior status.
Build dual-address outreach for non-resident owners. According to Pinellas County Property Appraiser mailing records, approximately 45% of Treasure Island property owners list out-of-state primary addresses. Deliver market updates to both the island property and the owner's primary residence.
Create investor-specific automation tracks. For the 32% investor segment, build automated quarterly reports featuring STR revenue data, cap rate comparisons, occupancy trends, and regulatory updates. According to AirDNA, investors who receive regular performance benchmarking from their agent are 2.5x more likely to transact.
Design pre-season snowbird campaigns. Launch welcome-back outreach in October-November with updated market data, new listing previews, and event invitations for seasonal residents arriving for the winter.
Configure automated CMA delivery for building-specific comparable sales. When a condo unit closes in your farm buildings, generate building-specific CMAs and distribute to all owners in that building via email and physical mail.
Build waterfront-premium marketing for Gulf-front and bay-front owners. Create premium marketing materials highlighting the scarcity and appreciation trajectory of waterfront properties — according to Pinellas County data, fewer than 80 single-family homes have direct Gulf frontage.
Implement insurance cost communication automation. According to the Florida Office of Insurance Regulation, annual premium increases averaging 8-12% create ongoing affordability pressure. Automated insurance cost alerts and mitigation recommendations position you as the proactive advisor.
Set up 1031 exchange awareness campaigns for investor contacts. According to NAR, 12% of investment property sales utilize 1031 exchanges. Automated exchange timeline reminders and replacement property alerts capture this high-value transaction type.
Create STR regulatory monitoring alerts. Track City of Treasure Island council meetings and zoning discussions for potential STR regulation changes. Automated notification campaigns keep investor clients informed of policy developments.
Build comparative market analysis campaigns across beach communities. Treasure Island buyers compare prices with Madeira Beach, St. Pete Beach, and Clearwater Beach. Automated cross-market comparisons that highlight Treasure Island's value positioning strengthen your local expertise narrative.
Track and optimize farming ROI by segment and channel. Monitor which owner segments (permanent, seasonal, investor) and which channels (mail, email, digital) generate the highest appointment rates, and reallocate monthly.
How should Treasure Island farming differ from mainland market farming? According to Florida Realtors and NAR beach-market specialists, three key differences define beach market farming: (1) seasonal timing drives transaction clustering, (2) investor buyers require financial analysis rather than lifestyle marketing, and (3) non-resident owners demand year-round digital engagement to supplement seasonal physical outreach. US Tech Automations addresses all three through its seasonal campaign scheduler, automated investment analysis tools, and year-round digital nurture capabilities.
Competitor Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Beach Market Optimization | Purpose-Built | Generic | Generic | No | No |
| Non-Resident Owner Tracking | Dual-Address | No | No | No | No |
| STR Revenue Projections | AirDNA-Linked | No | No | No | No |
| 1031 Exchange Automation | Timelines + Alerts | No | No | No | No |
| Waterfront Tier Segmentation | Property-Level | No | No | No | No |
| Monthly Cost | $149-299 | $499+ | $1,000+ | $295+ | $69+ |
US Tech Automations provides beach-market farming automation that general-purpose CRMs cannot replicate — dual-address owner tracking, STR revenue projections linked to AirDNA data, 1031 exchange automation, and waterfront tier segmentation that prices every property based on its specific water access type. While competitors like kvCORE offer broad marketing capabilities, they lack the specialized features that drive conversion in investor-heavy beach markets like Treasure Island.
Neighboring Market Cross-Reference
Treasure Island buyers and sellers frequently evaluate properties across Pinellas County's barrier island chain. For comprehensive data on neighboring markets, explore these guides:
Frequently Asked Questions
What is the median home price in Treasure Island FL in 2026?
The median home sale price in Treasure Island reached $535,000 in Q1 2026, according to Stellar MLS data. Gulf-front properties average $875,000, interior single-family homes average $565,000, and interior condos average $335,000, according to the Pinellas County Property Appraiser.
How much commission do Treasure Island agents earn?
According to Florida Realtors and Stellar MLS data, the average buyer agent commission in Treasure Island is 2.5%, generating approximately $13,375 on a median-priced transaction. Top-quartile agents earn over $215,000 in annual gross commission income from their Treasure Island farming practice.
Is Treasure Island FL a good investment for rental income?
According to AirDNA, Treasure Island short-term rentals generate median annual revenue of $60,200, with stabilized cap rates of 6.2-7.8%. The city's permissive STR regulations, 70% average occupancy, and beach-front demand make it one of Pinellas County's stronger rental investment markets.
How does Treasure Island compare to St. Pete Beach for home values?
According to Stellar MLS, Treasure Island's median of $535,000 falls approximately 14% below St. Pete Beach's $620,000 median. Treasure Island offers comparable beach access at a lower entry price, though St. Pete Beach generates higher STR revenue ($73,300 vs. $60,200 median) due to its tourism infrastructure.
What are the insurance costs on Treasure Island?
According to the Florida Office of Insurance Regulation and FEMA, Treasure Island properties face combined annual insurance costs of $10,000-$17,000, including homeowners ($5,800), flood ($4,500-$7,200), and supplemental wind coverage ($2,200-$3,800). These costs significantly impact total ownership economics.
How many homes sell each year in Treasure Island?
According to Stellar MLS, Treasure Island averages 310-360 closed residential transactions annually, with the highest concentration during January-April coinciding with snowbird season. The annual transaction volume supports 3-4 full-time farming agents.
What percentage of Treasure Island buyers are investors?
According to CoreLogic, investor purchases represent 32% of Treasure Island transactions — the second highest rate among Pinellas County beach communities. An additional 28% of purchases are second-home or vacation property acquisitions, according to Florida Realtors.
What is the best time to sell on Treasure Island?
According to Stellar MLS seasonal data, January through March offers the highest median sale prices and fastest absorption rates on Treasure Island, coinciding with peak snowbird and vacation-buyer activity. Listing in December positions properties to capture this concentrated buying window.
What technology do top Treasure Island agents use?
Leading Treasure Island agents use integrated farming platforms like US Tech Automations that provide beach-market-specific automation including non-resident owner tracking, STR revenue analysis, waterfront tier segmentation, and seasonal campaign scheduling optimized for beach community dynamics.
What are the HOA fees for Treasure Island condos?
According to Pinellas County condo association data, HOA fees in Treasure Island range from $350/month for smaller interior buildings to $900/month for Gulf-front high-rises with full amenities. These fees typically cover building insurance, reserves, maintenance, water, cable, and common area upkeep.
Conclusion: Capture Treasure Island's Beach Market Commission
Treasure Island's $4.3+ million annual commission pool, high investor concentration, and premium waterfront pricing create one of Pinellas County's most lucrative farming opportunities for agents who specialize in beach-market dynamics. The city's 350 annual transactions, $13,375 median commission per side, and 32% investor buyer share reward agents who bring data-driven investment analysis, seasonal outreach timing, and waterfront pricing expertise to every client interaction.
The price data, commission analysis, and investor economics in this guide provide the analytical foundation for building or scaling a Treasure Island farming practice. From Gulf-front premium quantification to STR revenue benchmarking to carrying cost analysis, every data point translates into farming content that demonstrates your market authority. Launch or optimize your Treasure Island campaign with US Tech Automations to automate investor analysis, seasonal outreach, and waterfront-tier segmentation — converting beach market data into consistent commission income.
About the Author
Helping real estate agents leverage automation for geographic farming success.
