News – The Rise Realty

There’s a conversation that happens in listing appointments all the time across Tampa, and most sellers never realize it’s happening to them.

An agent comes in, tells you your home is worth more than you expected, you feel validated, you sign the listing agreement — and then the showings don’t come. Weeks go by. You get a price reduction recommendation. The listing goes stale. And by the time you sell, you’ve netted less than you would have with the right price from day one.

This post is about why that happens, what overpricing actually costs you, and how to think about pricing your home in a way that puts the most money in your pocket — not just the highest number on paper.

Why Sellers Want to Price High (And Why That’s Understandable)

The instinct to price high is completely rational on the surface. You don’t want to leave money on the table. You want room to negotiate. You’ve put money into the home, you know it’s nicer than what your neighbor sold for, and listing at the same price feels like you’re giving something away.

On top of that, when an agent tells you they can get you more, it’s hard not to listen. That’s exactly what you want to hear.

But here’s the question worth sitting with: where did that number come from? Is it backed by what buyers are actually paying in your neighborhood right now — or is it the price that wins the listing?

Those are two very different things.

What Buyers Actually See When They Look at Your Listing

Buyers today are not walking into this process blind. Before they ever schedule a showing, they’ve already pulled the comps. They know what your neighbors sold for. They know what you paid. They know what else is available in your price range and what those homes look like.

The number you put on your home doesn’t exist in a vacuum. It gets compared — instantly — to everything else on the market. And if it doesn’t hold up to that comparison, buyers don’t call to negotiate. They just move on.

This is the part that surprises a lot of sellers. They assume an interested buyer will come in low and they’ll work it out. But overpriced homes don’t generate low offers. They generate silence.

What Overpricing Actually Does to Your Sale

It trains buyers to wait you out.

When a home sits on the market, buyers notice. Days on market is visible data, and a listing that’s been sitting for 45, 60, 90 days signals one thing to every buyer who sees it: something is wrong, or the seller isn’t realistic. Either way, the buyer’s posture shifts. Instead of competing for the home, they wait — and when they do come in, they come in low, because the market has told them they have leverage.

It costs you more than a lower list price would have.

This is the part that’s hard to accept until you’ve seen it play out. An overpriced home that sits for three months and eventually sells after two price reductions almost always nets less than a correctly priced home that generates competition in the first two weeks. The math isn’t close.

It works against your own marketing.

If your agent is doing their job — professional photos, strong online presence, good exposure — and the showings still aren’t coming, it’s not the marketing. The price is overriding everything else. No amount of good photography fixes a number that buyers have already dismissed.

When Testing the Market Higher Actually Makes Sense

To be fair: there are situations where listing slightly above comparable sales is a reasonable strategy. If your home has meaningful upgrades that haven’t shown up in recent comps yet, or if inventory in your neighborhood is genuinely tight, there can be a case for it.

But there’s a difference between a strategic premium backed by real data and wishful thinking dressed up as strategy. And there’s a simple gut check that cuts through all of it:

If you were the buyer, would you pay your asking price?

If the honest answer is no — or even “probably not” — that’s your answer.

Underpricing vs. Overpricing: The Real Risk

Most sellers are terrified of underpricing. They see it as giving the home away. But in a market with healthy demand, a well-priced home — or even a slightly aggressive price — tends to generate competition. Multiple offers push the price up. You end up at or above where you wanted to be anyway, with a cleaner transaction and a stronger buyer.

Overpricing does the opposite. It filters out the most motivated buyers early, when your listing is freshest and has the most visibility. By the time you’ve reduced to where you should have been, those buyers have moved on.

Underpricing creates competition. Overpricing creates silence. That’s not a theory — it’s what the data shows, transaction after transaction.

What a Real Pricing Strategy Looks Like

A pricing strategy grounded in reality starts with the comps — what similar homes in your neighborhood have actually sold for in the last 90 days, adjusted for size, condition, and upgrades. It accounts for current inventory levels and how long homes are sitting. It factors in where buyers are right now and what they’re comparing your home to.

It also involves an honest conversation about what your upgrades actually contribute to value. Updated kitchen and bathrooms move the needle. A new roof matters. Cosmetic preferences — paint colors, fixtures, landscaping choices — are worth less than sellers often expect, because buyers factor in changing them to their own taste.

The goal of a pricing strategy isn’t to find the highest number you can defend on paper. It’s to find the number that attracts the right buyers, generates the strongest possible response, and puts the most money in your pocket at closing.

Those aren’t always the same number.

If You’re Thinking About Selling

Getting the price right from the start is the single highest-leverage decision you make in the entire selling process. Everything else — the marketing, the photos, the showings, the negotiation — flows from that.

If you want a pricing conversation built on real market data and actual buyer behavior, I’m happy to have it. No pressure, no inflated number to win your business — just an honest breakdown of what your home is worth and what a smart strategy looks like in this market.

I’m Brannen Huckery, Tampa-based real estate broker and Florida native.

📱 813-922-5325 📧 brannen.huckery@theriserealty.com

One of the most common questions I get from buyers — especially those relocating to Tampa from out of state — is some version of: “Is my budget enough?”

The honest answer is: it depends entirely on what neighborhood you’re targeting and what you actually need out of the home. Tampa’s market has a wide range, and the difference between $400K and $800K isn’t just size — it’s a completely different lifestyle and location.

Here’s a straightforward breakdown of what each price point actually looks like on the ground right now.

The Market Right Now: What You Need to Know First

Tampa’s median sale price is sitting around $443K as of mid-2026, down slightly from a year ago. Homes are taking about 41 days to sell on average — longer than the frenzy of a few years back — which means buyers have more negotiating room than they’ve had in a while. Sellers are adjusting prices, offering concessions, and coming to the table in ways that simply weren’t happening in 2021 and 2022.

If you’ve been sitting on the sidelines waiting for a better window, this is a reasonable time to get serious.

Around $400K: More Than You Might Expect

At $400K in Tampa, you’re not scraping the bottom of the barrel. You’re in the heart of the market, and there’s real inventory to work with.

What you can realistically find:

A 3-bedroom, 2-bathroom single-family home in Seminole Heights, Tampa Heights, or parts of New Tampa
Renovated bungalows with character — original hardwood floors, updated kitchens, good bones
Townhomes and condos in more central locations like the Channel District or South Tampa fringe
Entry-level homes in family-friendly suburbs like Carrollwood or Temple Terrace with more square footage for your money

The trade-offs: At this price point in central Tampa, you’re often choosing between location and size. A move-in ready bungalow in Seminole Heights might run 1,100–1,400 square feet. Want more space? You’ll likely be heading further from downtown. Want to stay central? Expect some cosmetic work or a smaller footprint.

Best neighborhoods at this price: Seminole Heights, Tampa Heights, parts of New Tampa, Carrollwood, and Temple Terrace. These areas offer real value with character and community — you’re not sacrificing quality of life, you’re just further from the higher-priced zip codes.

Around $600K: The Sweet Spot

$600K is where the Tampa market really opens up. This is the price range where most families and professionals find what they’re actually looking for — the right combination of location, size, condition, and neighborhood quality.

What you can realistically find:

3–4 bedroom homes in South Tampa, Westchase, or Palma Ceia
Larger renovated homes in Hyde Park adjacent neighborhoods
New construction in suburbs like Wesley Chapel or FishHawk Ranch with all the finishes and space you’d expect
Solid single-family homes in top-rated school zones

The trade-offs: At $600K you’re in competitive territory in the most desirable neighborhoods. South Tampa and Hyde Park-adjacent homes at this price move faster than the market average. New construction in the suburbs gives you more for your money but adds commute time.

Best neighborhoods at this price: South Tampa, Westchase, Palma Ceia, New Tampa, Wesley Chapel, and FishHawk Ranch. This is the range where families relocating from out of state tend to land — it checks the boxes on schools, space, safety, and lifestyle without pushing into luxury territory.

Around $800K: A Different Conversation Entirely

At $800K, you’re in the upper tier of the Tampa market, and the options shift significantly. This is where waterfront starts becoming a real possibility, where the most desirable South Tampa streets open up, and where you’re looking at either truly move-in-perfect homes or high-end new construction.

What you can realistically find:

Large, renovated single-family homes in prime South Tampa and Hyde Park
Entry-level waterfront or water-view properties on Davis Islands or Bayshore
High-end new construction in master-planned communities
Luxury condos in downtown Tampa or Harbour Island with skyline or water views

The trade-offs: The upper end of the market has seen some price softening over the past year, which actually works in buyers’ favor right now. There’s more inventory, less competition, and more room to negotiate than there was 18–24 months ago. The flip side: insurance costs on larger and waterfront properties can be significant — factor that into your monthly budget before you fall in love with something.

Best neighborhoods at this price: Davis Islands, Hyde Park, South Tampa (Palma Ceia, Bayshore Beautiful, Beach Park), Harbour Island, and high-end new construction suburbs. If waterfront or water access is important to you, $800K is where that conversation starts.

The Question Nobody Thinks to Ask

Most buyers come in focused on price per square foot or how many bedrooms they can get. Those things matter, but the more important question is: what does your daily life look like in this home and this neighborhood?

How long is your commute? Are the schools right for your kids? Is the neighborhood walkable or car-dependent? Is the home in a flood zone, and what does that mean for insurance?

These are the conversations I have with every buyer before we ever step foot in a house — because getting the right answer on price range is only half the equation.

Let’s Talk About Your Specific Situation

If you’re trying to figure out what your budget realistically gets you in Tampa right now — or which neighborhoods make the most sense for what you’re looking for — that’s exactly what I’m here for.

I’m Brannen Huckery, a Tampa-based real estate broker and Florida native of over 10 years. Reach out anytime.

📱 813-922-5325 📧 brannen.huckery@theriserealty.com

We just closed on 1441 Ambassador Drive in Clearwater and I couldn’t be more proud of how this one came together. From day one, my sellers trusted the process, put in the work to get the home show-ready, and we had it under contract in less than 30 days.

But beyond celebrating this win, I want to use this sale to talk about something bigger, what’s actually happening in the Tampa Bay real estate market right now, and what it means if you’re thinking about selling.

About the Home

This Imperial Park home had everything buyers are looking for right now: a light-filled layout, a spacious kitchen with island, and a private backyard with a pool built for entertaining. Three bedrooms, two bathrooms, and 1,839 square feet of well-maintained living space.

One of the biggest selling points? A brand new $30,000 tile roof, a bonus flex space perfect for a home office or game room, and no flooding history during past hurricanes, a detail that matters more than ever to buyers in the Tampa Bay area. Combine that with easy access to the beaches, dining, and shopping, and it was a strong package from the start.

What Getting Under Contract in 30 Days Really Means

A lot of sellers ask me how long it takes to sell a home in today’s market. The honest answer is: it depends heavily on preparation and strategy.

Homes that are priced right, show well, and are marketed effectively are still moving. This sale is proof of that. My sellers were all-in from the beginning, they did the work to get the home in great shape before it ever hit the market, and that effort paid off.

The homes that sit are almost always the ones that skipped one of those three things, preparation, pricing, or marketing. When you nail all three, the market responds.

What the Tampa Bay Market Looks Like Right Now

The Tampa Bay market in 2026 is more nuanced than headlines make it sound. It’s not a buyer’s market across the board, and it’s not a seller’s market either. It’s neighborhood-by-neighborhood, price-point-by-price-point and that’s exactly why local expertise matters more than ever.

What I’m seeing consistently is that well-prepared homes in desirable areas are still attracting strong interest. Buyers are more informed and more selective than they were a few years ago, which means the bar for presentation and pricing has gone up. Sellers who meet that bar are still seeing great results.

Pinellas County in particular continues to attract buyers looking for proximity to the Gulf beaches without the price tag of some South Tampa neighborhoods and that demand is keeping quality homes moving.

Thinking About Selling? Here’s What I’d Tell You

If you’ve been on the fence about listing, the biggest mistake I see sellers make is waiting for the “perfect” market. The truth is, the right strategy matters far more than market timing.

Here’s what moves homes in this market: an honest pricing conversation before you list, a plan to get the home show-ready, and a marketing approach that puts your property in front of the right buyers. That’s what we did on Ambassador Drive and it’s what I bring to every listing.

If you want to know what your home is worth right now and what a realistic timeline looks like, I’m happy to have that conversation with no pressure and no obligation.

Let’s Talk

I’m Brannen Huckery, a Tampa-based real estate broker serving buyers and sellers across the greater Tampa Bay area. Whether you’re thinking about selling, buying, or just want to understand what’s happening in your neighborhood, reach out anytime.

📱 813-922-5325

📧 brannen.huckery@theriserealty.com

If you’ve been thinking about buying an investment property in Tampa, you’ve probably already Googled the neighborhoods, watched a few YouTube videos about short-term rentals, and maybe even scrolled Airbnb to see what properties near you are earning. You’re doing your homework and that’s a great sign.

But here’s the question most buyers don’t think to ask: does your real estate agent actually own investment properties themselves?

It’s a question that matters more than you might think.

How I Got Into Real Estate (And Why It Wasn’t About the Commission)

I started in real estate in 2016, and from day one, my passion was investment properties. Specifically, the idea of taking something old, something worn down, and seeing exactly what it could become. The demo process, the design decisions, the transformation, I was obsessed with it.

So I didn’t just help clients buy investment properties. I started buying them myself.

I now own and personally operate three short-term rentals listed on Airbnb and VRBO. And those three properties have taught me more about real estate investing than any course, certification, or market report ever could.

What Running My Own Rentals Has Taught Me

When you manage your own short-term rentals, you learn things fast. You learn how to evaluate whether a property will actually perform, not just look good on paper. You learn what drives bookings, what kills your margins, and what red flags to catch before you’re ever under contract.

I’ve had the tough months. The unexpected repairs at the worst possible time. The “why did I buy this” moments at 2am. And I’ve had the months where everything clicks and you remember exactly why you got into this.

I’ve made mistakes and those have been just as valuable as the wins. Because now, when I’m sitting across from a client who’s looking at their first investment property, I’m not speaking from theory. I’m speaking from experience.

That’s a different kind of guidance than most agents can offer.

REAL reviews from one of my short term rentals

The Right Agent Makes a Difference Beyond the Closing Table

There are a lot of great agents in Tampa who can help you find a good deal. But the right agent for an investment property isn’t just someone who can negotiate a strong offer. They’re someone who can help you think through the long game.

Questions like: What will this property realistically earn as a short-term rental in this neighborhood? What’s the carry cost if occupancy dips in the off-season? Is this layout guest-friendly, or will you constantly be fighting bad reviews? What does the HOA actually allow? What renovations will move the needle on your nightly rate versus what’s just cosmetic?

When you work with someone who has been through it, someone who is actively running rentals right now, those conversations become a lot more grounded.

Why Tampa Is Still One of the Best Markets for Short-Term Rentals

Tampa continues to be one of the strongest markets in Florida for short-term rental investors. Between the year-round tourism, the growing population of remote workers, and major events that drive demand, the opportunity here is real. But not every property in every neighborhood is going to perform the same way, and that’s where local knowledge matters.

Whether you’re looking at a property in Seminole Heights, Ybor City, Westchase, or anywhere else in the Tampa Bay area, understanding the micro-market, the rental demand, the guest profile, the competition, is what separates a smart investment from an expensive lesson.

Let’s Talk About Your Investment Goals

If investment real estate has been on your mind, I’d love to have a real conversation about it. Not a sales pitch, just an honest breakdown of what to look for, what to avoid, and whether the numbers make sense for your goals.

I’m Brannen Huckery, a Tampa-based real estate broker and short-term rental investor. Reach out anytime, I’m always happy to talk through it.

813-922-5325

brannen.huckery@theriserealty.com

Looking for a move-in-ready home in a vibrant 55+ community? This beautifully renovated home in The Mainlands of Pinellas Park offers modern updates, flexible living space, and access to resort-style amenities in one of Pinellas County’s most popular active adult neighborhoods. Check out 9771 37th St N in Pinellas Park.

Priced at $300,000, this 2-bedroom, 2-bathroom home features 1,080 square feet of thoughtfully designed living space, with an enclosed air-conditioned sunroom that provides additional flexibility and makes the home feel even more spacious.

Situated on a generous corner lot, the property welcomes you with an open-concept floor plan filled with abundant natural light. The updated kitchen serves as the heart of the home, showcasing modern finishes and a seamless flow into the main living and dining areas. Both bathrooms have been tastefully renovated, creating a fresh, move-in-ready feel throughout.

Recent upgrades provide added peace of mind for future homeowners. Major improvements include brand-new appliances and a new water heater installed in 2025, along with a 2-ton HVAC system installed in 2023. The washer and dryer were also replaced in 2023, while the home’s exterior received fresh paint in 2026.

One of the standout features of this property is the enclosed, air-conditioned sunroom. Whether used as a second living area, home office, hobby room, or space for entertaining guests, it offers year-round comfort and versatility. The current owner also added air conditioning vents to the garage, enhancing functionality and comfort beyond the main living spaces.

Additional highlights include a one-car garage, air-conditioned laundry room, and wheelchair accessibility features that make everyday living more convenient and accommodating.

Beyond the home itself, residents of The Mainlands enjoy access to a wide range of community amenities designed to support an active and social lifestyle. Homeowners can take advantage of a heated community pool, shuffleboard courts, clubhouses, organized social clubs, and the nearby Mainlands Golf Course, a public par-67 Florida Links-style course.

The location is equally impressive. Situated in the heart of Pinellas County, residents enjoy easy access to award-winning Gulf Coast beaches, local shopping and dining destinations, entertainment venues, Tampa International Airport, St. Pete-Clearwater International Airport, and major Bay Area bridges connecting Tampa, St. Petersburg, and Clearwater.

Whether you’re looking for a full-time residence, a seasonal retreat, or a low-maintenance lifestyle in a welcoming community, 9771 37th St N delivers exceptional value, thoughtful updates, and access to everything that makes Florida living so appealing.

For more information or to schedule a private showing, contact Brannen Huckery with Rise Realty today.