08/24/2026
A new report from Realtor.com, says the U.S. housing market has become "K-shaped." ie, the luxury tier is doing really well, but, the entry-level market is faltering.
Shrinking Demand: Online interest in homes priced at $370,000 and under fell 11.4 percentage points to 42.8%.
The Median Gap: The national median list price sits at $428,950, while the median sales price remained flat at $425,000.
Price-sensitive buyers are being priced out and are stopping their search entirely.
Local Market Snapshot: Pinellas County- We are seeing this
"K-shaped" split play out here in our local communities. Luxury pockets thriving while overall inventory rises:
PALM HARBOR & EAST LAKE: The median price sits at around $430,000 to $585,000. In the high-demand East Lake corridor, inventory is tight and luxury homes with pools, continue to command premium prices. However, Palm Harbor inventory is up 22%, giving mid-to-high tier buyers a bit more negotiating leverage.
SAFETY HARBOR: Demand for walkable downtown areas remains strong, keeping the median sale price high at around $500,000. While it remains a 'warm' seller's market, the Days On Market, are longer, if you're a buyer, that could help your negotiations, depending on what and how much you ask for.
55PLUS Communities & HOA Breakdown. Ready to retire or downsize, then navigating HOA dues and amenities is an important part of finding the right fit for you. Dues/HOA fees can vary drastically depending on the style of the community: The popular Anchorage 55 Plus community (East Lake / Palm Harbor) is situated literally next to the scenic John Chesnut Sr. Park. Buyers love this for location and single-family one level homes. Prices range- $360,000 to $445,000. It has a very low HOA (home owners assocation) fee of only $42 per month! (or roughly $500 yearly! ). That fee covers the large community pool and clubhouse.
Highland Lakes (Palm Harbor): This golf community features a median single-family home price of around 425,000. The Highland Lakes HOA fee is $164 per month, with golf, (but please check for additional fees) And the condos/villas here have additional sub-association maintenance fees that can push totals to $600 plus monthly!
Safety Harbor 55+ Market: Popular retirement neighborhoods like Briar Creek feature a mix of manufactured homes and attached villas with a median listing price near $491,950. Monthly HOA fees range from $164 to $261, this generally covers utilities like water and sewer, trash, ground maintenance.
East Lake Woodlands 55+: In these maintenance-free gated sections, the median listing price is approximately $399,000. They are located within a larger master-planned country club development, with combined monthly fees around $400 to $500 plus, to cover exterior insurance, roof repairs, and guard-gated security.
There are a lot of choices in this area for you when you are searching for a 55 plus community. Let me know if you would like a list including approximate HOA fees and amenities so you can include that information in your search. Happy to Help!
~Sharon Lewis
Fathom Realty, Florida
Let's Get You Moving!
909.919.9331
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