Most homes that sell on Clearwater Beach, Sand Key and Island Estates are condos, but single-family homes, many of them on the water, make up an important slice of the market. With every sale from 2025 now recorded by the county, we looked back at five full years to see how the two compare.
Five years of recorded sales
Counts and middle prices include every qualified sale of an improved, single-parcel property in the area, new construction included. The middle recorded price is the actual sale in the middle of the list, not an average.
| Year | Condo sales | Condo middle price | Single-family sales | Single-family middle price |
|---|---|---|---|---|
| 2021 | 645 | $598,000 | 104 | $1,225,000 |
| 2022 | 396 | $700,000 | 81 | $1,750,000 |
| 2023 | 424 | $789,000 | 63 | $1,490,000 |
| 2024 | 297 | $710,000 | 95 | $1,250,000 |
| 2025 | 237 | $650,000 | 78 | $1,279,000 |
The number of condo sales fell each year except 2023, from 645 in 2021 to 237 in 2025. The condo middle price rose from $598,000 in 2021 to a high of $789,000 in 2023, then eased to $710,000 in 2024 and $650,000 in 2025.
Single-family sales are fewer and move around more, between 63 and 104 a year. The single-family middle price peaked at $1,750,000 in 2022 and was $1,279,000 in 2025. With so few sales, a handful of high-end waterfront closings can move the single-family figure a long way in a single year.
Price per square foot
Price per square foot is often a steadier way to compare, because it adjusts for size. These figures use resales only, where the county’s living area describes the home as it was sold.
| Year | Condo middle price per sq ft | Single-family middle price per sq ft |
|---|---|---|
| 2021 | $452 | $502 |
| 2022 | $566 | $681 |
| 2023 | $571 | $672 |
| 2024 | $556 | $542 |
| 2025 | $528 | $546 |
By this measure, condos went from $452 a square foot in 2021 to $571 in 2023 and $528 in 2025. Single-family homes went from $502 in 2021 to $681 in 2022 and $546 in 2025. Single-family homes sold for more per square foot than condos in every year except 2024, when condos were slightly higher.
The gap between the two
Across the five years, the single-family middle price was roughly double the condo middle price: about 2.0 times in 2021, 2.5 times in 2022, 1.9 times in 2023, 1.8 times in 2024 and 2.0 times in 2025. The gap per square foot is much narrower, which suggests much of the price difference comes from size rather than a very different value per square foot.
Questions buyers ask us about these figures
- Is a lower middle price a bargain? Not on its own. It can mean different homes sold that year, so compare like with like in the building or street you want.
- Should I wait for prices to fall? We don’t make forecasts. The county record shows what happened, not what will happen next.
- Why do you use the middle price? Because one or two very expensive sales can pull an average a long way, especially for single-family homes.
Owning a condo vs a house
Price isn’t the only difference. With a condo, the association looks after the building, the grounds and the master insurance policy, and you pay for that through monthly dues and any special assessments. You’re responsible for your unit, its interior and your own HO-6 policy. With a single-family home, you carry the full insurance for the structure, the roof, the seawall or dock if you have one, and all the maintenance, but you set your own rules.
- Condos suit buyers who want lock-and-leave living, shared amenities and less maintenance, and who are happy to live by association rules.
- Single-family homes suit buyers who want land, privacy, room for a boat or a pool, and control over the property.
- For either, check the flood zone, insurance quotes and, for condos, the association’s reserves and inspection history before you commit.
Reading the numbers
A few cautions before drawing conclusions. New construction is included in the counts and middle prices, and it varied a lot, from none recorded in 2025 to 81 in 2023, which can shift the condo figures in a given year. The mix of buildings and streets that sell also changes from year to year. For the latest month, see our December 2025 market report, and for live charts visit the market statistics page.
If you’re weighing a condo against a house, our condo buyer’s guide and buying waterfront guide cover the practical differences, and our condo building guides go building by building. Thinking of selling? Start with our home value estimator.
Sources
- Pinellas County Property Appraiser qualified sales for Clearwater Beach, Sand Key and Island Estates, sales recorded for January 2021 to December 2025. Counts and middle prices include every qualified, improved, single-parcel sale, new construction included. Price per square foot uses resales where the county living area describes the home as it was sold. The middle recorded price is an actual recorded sale at the middle of the list, not an average, and a recorded price is not an appraisal.