Spring is right around the corner on Florida’s Scenic Highway 30A, and so is prime selling season. If you’re thinking about listing, now is not the time to guess at your price.
Pricing a home on 30A isn’t as simple as looking up what your neighbor sold for two years ago. This stretch of Gulf Coast real estate plays by its own rules, and the buyers shopping here are savvy, well-researched, and not afraid to walk away from an overpriced listing. Getting your number right from day one is everything.
The 30A Market Right Now (February 2026)
Here’s the quick reality check heading into spring:
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Inventory is tightening. Active listings on 30A West dropped 6.7% year-over-year and 12.9% from November to December 2025, a signal that the oversupply correction is wrapping up
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Buyers are back. With mortgage rates projected around 6.3% for much of 2026, pent-up demand is unlocking, and buyers who sat on the fence in 2024 and 2025 are starting to move
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Listing prices are expected to hold within a 5% margin throughout 2026, but only for homes that are priced accurately and show well
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South Walton median prices along 30A range from $850,000 to $1.2M+, with price per square foot running between $500 and $700+
This is a market in transition, not in trouble. That distinction matters when you’re deciding where to set your number.
Comps: Your Pricing Starting Point
A Comparative Market Analysis (CMA) is the foundation of any smart listing price. It compares your home against three sets of data:
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Recent sold listings (within the last 60 to 90 days, same community or corridor)
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Failed and expired listings (these reveal the price ceiling buyers rejected)
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Active competition (what buyers are looking at right now alongside yours)
On 30A, location within the corridor matters as much as square footage. A home south of Scenic 30A, with Gulf views or deeded beach access, will price very differently from one just a few blocks north on the same street. Even within communities, small details drive big price gaps.
The 30A East market averaged $860 per square foot as of late 2025, with a median sold price of $1.44M. On the West End, averages were lower but trending upward. Your CMA needs to reflect your specific slice of the corridor, not the market as a whole.
I specialize in accurately pricing 30A properties using current market data. Reach out before you pick a number.
Demand Signals That Affect Your Price
Before you list, check these buyer demand indicators:
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Days on market (DOM): Properties across 30A are averaging 106 to 119 days on market, depending on the corridor. If you price above what the data supports, expect to sit
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Sale-to-list price ratio: In 30A East, homes were closing at roughly 90% of the original list price as of late 2025. That means a home listed at $1.5M was selling closer to $1.35M
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Buyer activity by price band: The $500K to $1.2M condo and cottage range is among the most active segments right now, while ultra-luxury listings above $3M tend to see longer market times
High demand and low inventory create pricing power. Right now, 30A is creeping back toward that balance, making late winter and early spring a smart window to get ahead of the wave of listings expected to hit in mid-March.
Pricing Psychology: The Threshold Effect
One often-overlooked tactic is price band positioning. Buyers searching online filter by round numbers. Listing at $999,000 instead of $1,000,000 places your home in front of every buyer searching under the $1M threshold, a completely different audience than those browsing above it.
This isn’t just psychology. It’s a strategy. And it’s the kind of detail that makes a well-priced listing outperform a comparable one sitting $15,000 higher in search results.
Timing Your List for Maximum Exposure
Publishing your listing right before the spring buying rush puts you ahead of the surge. Here’s what to keep in mind:
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March through June is historically the strongest buyer traffic period on 30A
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A fresh listing that goes live in late February benefits from early spring buyer momentum before the market gets crowded
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Homes that sit for more than 90 days without an offer often need a price reduction. Starting right avoids that entirely
Getting ahead of the mid-March inventory surge means your listing is one of the first buyers see, not one of dozens competing for attention at the same time.
Price It Right, Then Price It Once
If you’re ready to list your 30A property this spring, the best move you can make is to price it correctly from day one. That means pulling accurate comps, reading current demand levels, understanding your specific community’s pricing dynamics, and timing your market entry.
Helping sellers and buyers make confident, data-driven decisions across the 30A community is my specialty. Whether you’re listing a beachside cottage in Blue Mountain Beach or searching for your first Gulf Coast investment property, let’s make sure your price works as hard as your home does.
Sources: sowal.com, sowal.co, us.ok.com, echomecollective.com, live30a.com, scenicsir.com
Header Image Source: Gene Gallin on Unsplash
