Episode 73: February 2026 Market Report

In this episode, Julie and David dive deep into the February 2026 real estate statistics for Pinellas County. They discuss the signs of market recovery following a period of "flood-influenced" stagnation. The conversation covers the differences between the single-family and condo markets, the impact of lower interest rates on buyer behavior, and the return of a more "normal" spring market trend. David also breaks down the "Million Dollar Spotlight," highlighting the specific inventory and absorption rates for luxury homes.

10 Key Takeaways for Listeners

• Signs of Market Recovery: The hosts note a clear shift away from the "state of shock" seen in previous months following regional flooding, with buyers returning to flood zones. (02:22)
• The "Eggnog Effect" Ends: David explains that the extreme stagnation of December and January (people "drinking eggnog and doing nothing") has given way to increased activity in February. (11:32)
• Cash Sales are Down: Cash transactions for single-family homes decreased by 25% year-over-year, indicating that more buyers are leveraging financing as interest rates improve. (07:12)
• Interest Rate Impact: The hosts highlight that rates around 6.3% are encouraging buyers to return to the market and take advantage of traditional financing. (13:14)
• Pending Inventory Surge: A nearly 9% increase in pending inventory suggests a strong forward-looking indicator for closed sales in the coming months. (05:25)
• Absorption Rate Stability: Single-family absorption rates are sitting at 22%, while the condo market remains tougher at 14%, showing a significant amount of standing inventory. (06:21)
• "Tire Kicker" Phase: Buyers are becoming more discerning, often visiting a property two or three times before making an offer, contributing to a longer "median time to contract" of 54 days. (17:42)
• Inventory is Tightening: Total active inventory is down about 7.5% compared to the previous year, which is starting to create more competition for well-priced, high-quality listings. (10:14)
• The Million Dollar Spotlight: Luxury homes (especially those between $2M-$3M) are seeing nearly a year's worth of inventory, requiring significant patience and strategy from sellers. (23:14)
• The "Window of Opportunity": Julie advises that the next two months (March and April) are the prime time to sell before the typical summer slowdown begins. (26:42)

Want to work with us? David Vann can be found  here, and Julie Jones can be found here! Reach out! We're nice, and we'd love to hear from you!