Weekly Snapshot
Total Properties Closed: 7
Condominiums: 4
Single-Family Homes: 3
Total Dollar Volume Closed:
$7,105,000
Price Range:
$465,000 – $2,900,000
Lowest Sale:
73 Avenida Messina #6 — $465,000
Highest Sale:
3232 Higel Ave — $2,900,000
Price Per Square Foot (Heated)
Overall Range:
$348.76 – $1,139.71
Condominium Range:
$464 – $1,140 per SF
Single-Family Range:
$349 – $659 per SF
Notable Benchmarks:
Gulf Holiday: $1,139/SF
Gulf & Bay Club: $855/SF
Paradise Island canal home: $591/SF
Higel waterfront close: $659/SF
Absorption Speed
Fastest Closings:
3232 Higel Ave: 0 ADOM / 3 days to close
73 Avenida Messina #6: 2 ADOM
116 Pass Key Rd #116: 5 ADOM
Longest Marketing Time:
782 Birdsong Ln: 246 ADOM
8701 Midnight Pass Rd #104: 202 ADOM
315 Avenida de Paradisio: 105 ADOM
Interpretation:
Turnkey, well-located inventory moved quickly.
Value-add and post-storm repositioning properties required significantly more time and deeper buyer underwriting.
Sale-to-List Ratios
Range: 90.63% – 97.90%
Strongest ratio: Gulf Holiday #6 at 97.90%
Largest discount: 3232 Higel Ave at 90.63%
Next largest discount: 782 Birdsong Ln at 91.82%
Trend:
Buyers paid up for scarce, polished coastal product.
They negotiated harder on larger-ticket waterfront homes and on properties with renovation or storm-related complexity.
Property Type Breakdown
Condominiums (4 Sales)
Price Range: $465,000 – $1,225,000
Strong performance from boutique and beachfront inventory
Wide PSF range driven by size, rental flexibility, and proximity to the Gulf
Condo demand remained strongest where buyers saw one of three things:
turnkey condition,
premium beach positioning,
or compelling rental utility.
Single-Family Homes (3 Sales)
782 Birdsong Ln — $550,000
315 Avenida de Paradisio — $865,000
3232 Higel Ave — $2,900,000
Observations:
Two single-family closings were value-add or restoration-oriented opportunities.
The Higel sale heavily weighted weekly volume and reaffirmed that premium waterfront still transacts quickly when buyer and seller align.
Lower-price single-family trades reflected rebuilding or repositioning logic more than turnkey end-user demand.
Trend Watch
This was a barbell week: small premium condos at one end, a major waterfront close at the other.
Turnkey condos near the beach continued to command premium PSF.
Single-family activity below $1M leaned heavily toward renovation or storm-recovery opportunity.
True waterfront urgency remains intact, but buyers are still negotiating on headline price even when they move quickly.
The market is selective — not stalled.
Premium product and strategic pricing continue to win.
Trend Ledger
Week Snapshot Classification: Barbell Week with Premium Condo Strength and Waterfront Confirmation
Premium small-format condos showed buyers will still stretch on price per foot when location and utility are exceptional.
Sub-$1M single-family closings reflected opportunity buying, not broad-based pricing strength.
Upper-end waterfront remains active, but not without negotiation.
The middle of the market continues to require sharper positioning than either end.