Candlelight: A Tribute to Adele in Clearwater

📅 Saturday | September 13, 2025 | 6:00 PM - 7:15 PM
📍Location: Clearwater Marine Aquarium, Clearwater, FL 33767

🎶 Adele’s Music, Reimagined by Candlelight

Step into an evening of soul-stirring music as the Candlelight Concert Series presents a tribute to Adele. Surrounded by hundreds of glowing candles, the stage transforms into an intimate, multi-sensory experience where Adele’s greatest hits are brought to life by talented live musicians.

Hosted at the Clearwater Marine Aquarium, this performance pairs Adele’s powerful ballads with the magic of an awe-inspiring marine backdrop. It’s an atmosphere where the music feels larger than life, yet personal enough to strike right at the heart.

From “Someone Like You” to “Rolling in the Deep”, Adele’s songs carry emotional weight that resonates even more deeply in this candlelit setting. The event is more than a concert—it’s a moment of reflection, passion, and artistry designed to stay with you long after the final note.

Frozen Sing-Along at Tampa Theatre

📅 Sunday | September 14, 2025 | 3:00 PM
📍Location: Tampa Theatre

711 N Franklin St, Tampa, FL 33602

🎤 A Cultural Phenomenon Returns

When Frozen debuted in 2013, it quickly became more than a movie—it was a global cultural moment. The film set records as the highest-grossing animated feature of its time and remains the best-selling Blu-Ray in history. Now, Tampa audiences can relive the magic with a live sing-along screening inside one of the city’s most iconic venues.

Unlike the usual fairy tale, Frozen celebrates the bond between sisters Elsa and Anna, a theme that continues to resonate with audiences of all ages. With unforgettable characters—from Olaf the snowman to Sven the reindeer—and songs that defined a generation, this film is as heartwarming as it is fun to belt out.

The September Sing-Along Sundays Series, presented by Quality Carriers, transforms Tampa Theatre into a place of shared joy and community energy. There’s something unforgettable about hearing a thousand voices sing together in one of Florida’s most historic and atmospheric cinemas.

Mad Dogs and Englishmen: A Pub Classic in South Tampa

📍 Location: 4914 South MacDill Ave, Tampa, FL

🍺A Neighborhood Favorite Since 1991

After more than three decades of service at its original location, Mad Dogs and Englishmen has opened a brand-new home on South MacDill Avenue. The move wasn’t just about a change of address—it was about growth. The new 6,000-square-foot gastropub-style space carries forward the warmth and tradition of the original while reintroducing itself with expanded offerings and fresh character.

For longtime patrons, it feels like a homecoming. For new visitors, it’s a chance to experience one of Tampa’s most iconic pubs at the height of its evolution.

The new venue was created with a balance of intimacy and energy in mind. Guests can gather around a fireplace lounge that feels like an old-world sitting room, drift into the eclectic Moroccan Room for a splash of exotic design, or belly up to one of two bustling bars that keep conversation flowing deep into the night.

Adizero Field Day: Speed Meets Sport in Tampa

📅 Saturday | September 13, 2025 | 12:00 PM - 5:00 PM

📍 Location: DICK’S House of Sport, 2223 N Westshore Blvd, Tampa, FL 33607

⚡ Test Your Speed Across Three Sports

Get ready for a day of competition and fun at the Adizero Field Day, where you’ll put your skills to the test across baseball, football, and running. With Adidas’ cutting-edge Adizero shoes, participants will get the chance to see how fast they can go in a lineup of athletic challenges designed to showcase both performance and energy.

Beyond the drills, the event will feature a live DJ, free swag, and raffle entries for those who join the Speed Challenge. It’s a mix of athletic training and festival energy—making it just as fun to watch as it is to compete.

Unlike traditional demos, this Adidas Adizero event blends product trial, sport, and community fun. It’s not just about trying shoes—it’s about seeing what you can do in them, all while being part of an energetic, festival-style day in Tampa.

Beyond Van Gogh & Beyond Monet: Immersive Art at the Straz

📅 Tuesday | September 9, 2025
📍 Location: Straz Center for the Performing Arts, 1010 N. WC MacInnes Place, Tampa, FL 33602

🌌 Two Masters, One Ticket

Step into an immersive art experience that has already captivated over 7 million people worldwide. For the first time in Tampa, the Straz Center will showcase both Beyond Van Gogh and Beyond Monet, bringing more than 700 works by these two legendary artists to life through vivid projections, soundscapes, and storytelling.

From Van Gogh’s The Starry Night and Sunflowers to Monet’s Water Lilies and Impression, Sunrise, visitors are surrounded by monumental projections that stretch across walls, ceilings, and floors. This multi-sensory journey transforms timeless masterpieces into living, breathing experiences that immerse you completely in the world of each artist.

With the 360° virtual reality journey, “A Life in Letters,” guests go beyond the paintings to discover Vincent van Gogh’s inner world. Inspired by his personal letters to his brother Theo, this moving experience invites you to walk alongside him through the French countryside as it morphs from real landscapes into sketches, brushstrokes, and finally the fully realized canvases we know today.

Fall Flower Workshop at Keel Farms

📅 Wednesday | September 10, 2025 | 6:30 PM - 7:30 PM
📍 Location: Keel Farms, 5202 W Thonotosassa Rd, Plant City, FL 33565

🌼 A Blooming Autumn Evening

Celebrate the season at the picturesque Keel Farms, where the Fall Flower Workshop invites guests to craft their own seasonal bouquets. Guided by expert Flower Assistants, you’ll learn techniques to create arrangements that reflect the warmth and charm of autumn—even if Florida’s trees don’t change colors.

The experience isn’t just about flowers—it’s about enjoying the tranquil farm atmosphere with a drink in hand. Sip on Keel’s award-winning brews and wines as you arrange, making the workshop equal parts social, relaxing, and creative. It’s a perfect night out for friends, couples, or anyone craving a hands-on experience.

The Fall Flower Workshop gives guests a chance to slow down, create, and connect. It’s more than just a bouquet-making class—it’s a seasonal experience that blends art, agriculture, and a touch of Plant City charm. You’ll leave with a stunning arrangement, new memories, and maybe even a few new friends.

Carrollwood Market: Shopping Under the Oaks

📅 Saturday | September 13, 2025 | 10:00 AM – 2:00 PM
📍 Location: Carrollwood Cultural Center, 4537 Lowell Rd, Tampa, FL 33618

🌳 A Market with Natural Charm

Nestled under the shade of towering oak trees, the Carrollwood Market transforms the grounds of the Carrollwood Cultural Center into a bustling community hub. With its relaxed setting in a county park, it’s one of the most scenic markets in Hillsborough County, combining small-town warmth with a vibrant vendor lineup.

Shoppers will discover more than 60 local vendors offering a variety of treasures: fresh produce, plants, baked goods, artisan foods, and crafts. A selection of food trucks and lunch vendors keep everyone fueled up, while live music kicks off at 10 AM sharp, setting the tone for a festive Saturday morning.

The market is designed for everyone—families, couples, solo shoppers, and even pets. Its dog-friendly environment and spacious setting make it easy to bring along your four-legged friends while you browse and mingle.

Seminole Heights Sunday Market

📅 Sunday | September 11, 2025 | 10:00 AM – 2:00 PM
📍 Location: American Legion Post 111, 6918 N Florida Ave, Tampa, FL 33604

🌳 A Neighborhood Market with Local Flavor

Held on the second Sunday of each month, the Seminole Heights Sunday Market brings together more than 70 local vendors in one of Tampa’s most eclectic neighborhoods. With its laid-back community vibe, this market is as much about connection as it is about shopping.

The vendor lineup includes seasonal farmers’ produce, plants, baked goods, local artisan products, and handmade crafts. Food trucks and lunch vendors round out the mix, making it easy to turn a shopping trip into a casual Sunday outing. And with live music kicking off at 10 AM sharp, the market sets the tone for a fun and festive day.

The market’s dog-friendly setting makes it a natural weekend stop for families and pet owners alike. Shoppers can stroll under the trees, pick up local goods, and pause to enjoy live performances while the neighborhood buzzes with energy.

Reflecting data from September 2025, with year-over-year comparisons to September 2024

📊 Market Movement at a Glance

(90‑day rolling average as of September 2025)

Despite a wave of cautious optimism in national housing headlines, Hillsborough County is signaling a more complex reality. On the surface, prices are holding steady, but the underlying market dynamics tell a story of softening buyer activity, a dramatic pullback in pending contracts, and a continued rise in month’s supply of inventory. While the media reports often paint Tampa as a resilient growth story, local data indicates buyers are gaining leverage as affordability tightens and sellers recalibrate.

Notably, pending sales have plummeted 74%, marking one of the sharpest slowdowns in contract activity since pre-pandemic times. At the same time, the months of inventory has compressed to just 2 months on a 90-day average, showing that listing volume is down, but so is demand. Combine this with a 37.2% mortgage-to-income ratio and a 13.3% buy-vs-rent gap, and it's clear that affordability is the leading constraint shaping Hillsborough’s market right now.

Notes:

1. Mortgage to Income Ratio – Shows how much of the average household’s income would go toward paying a new mortgage.

2. Buy vs Rent Gap – Compares the cost of buying a home versus renting one in the same area.

3. Mortgage-to-income ratio – The share of a household’s monthly income needed to cover the average mortgage payment.

🔢 Key Market Metrics – As of September 2025

(Single-month snapshot of 6 core metrics for all property types; data from Stellar MLS)

🧭 General Market Insights: A Balancing Act Beneath the Surface

September's data reveals a Hillsborough County market that is quietly cooling, but not collapsing. Prices remain flat year-over-year, with both the median list price and median closed price holding steady at $400,000 and $395,000, respectively. However, buyer momentum is waning: homes are taking 42 days to go under contract, up from 30 last year, while days to close stretched from 69 to 80 days. Negotiations are tightening as well, with the sale-to-list price ratio dipping from 99% to 98%, a subtle but telling shift in leverage.

Despite a relatively low 2 months of inventory, this is not a seller’s frenzy—it’s a market defined by mutual hesitation. Pending sales have plummeted 74% month-over-month, suggesting that the slowdown stems from demand fatigue rather than insufficient supply.

Zooming out, affordability metrics are painting a sharper picture. Hillsborough’s mortgage payment as a percentage of income is now 37.2%, far exceeding the ~30% threshold generally considered sustainable. The value-to-income ratio of 4.7 means the median home costs nearly five times the median household income, which continues to stretch buyer budgets. Even more revealing: the buy vs rent differential sits at 13.3%, meaning it’s currently 13.3% more expensive to own than rent a comparable home—making the rent route more financially appealing for many, especially first-timers.

These intertwined dynamics—stagnant pricing, fading urgency, and affordability constraints—suggest a transitional market, not a distressed one.

Notes:

1. Value to Income Ratio – Shows how much of the average household’s income would go toward paying a new mortgage.

2. Buy vs Rent Differential – Compares the cost of buying a home versus renting one in the same area.

🏡 Seller Advice: Price Matters More Than Ever

For homeowners considering a sale, this is not the time to test the upper limits of buyer tolerance. While values have not declined significantly, the buyer pool is shrinking, and they’re negotiating harder. The decline in the sale-to-list ratio to 98% reflects this, with more buyers walking away unless they perceive strong value.

If you plan to list, align pricing with current demand realities—not aspirational 2021 highs. Professional marketing, strategic staging, and competitive pricing will be essential to avoid prolonged market time and price cuts. If you’re sitting on equity and need to sell, acting sooner rather than later may help you stay ahead of the curve should rates remain elevated or seasonal slowdowns set in.

🔍 Buyer Opportunities: Patience Pays in This Market

Buyers are gaining quiet leverage. With more time to decide, price pressure easing, and days on market stretching, buyers can shop smarter and negotiate with confidence. While prices haven’t dropped dramatically, interest rate buydowns and seller concessions are becoming more common, helping offset affordability hurdles.

However, the numbers still demand caution. With mortgage payments eating up over 37% of average income and homes priced at nearly 5x the median household income, choosing the right home at the right price is key. Renting remains ~13% cheaper than buying, so those unsure of long-term plans or stretching their budgets may benefit from waiting or considering alternatives like house-hacking or smaller square footage.

💰 Investor Snapshot: Margins Are Thinning, But Strategy Wins

Investors need to sharpen their pencils. With rent growth flattening, the 13.3% buy-to-rent premium and high mortgage-to-income ratio signal thinner spreads on new acquisitions. Cash buyers may still find opportunities, especially in multifamily or under-market single-family homes where value-add strategies can boost ROI.

Long-term appreciation remains viable—Hillsborough values have more than doubled since 2015—but short-term cash flow deals are harder to come by. Focus on submarkets with strong rental demand, or look for motivated sellers willing to negotiate price or terms.

🧩 Final Thoughts

This is no longer the turbocharged market of 2021, nor is it the fearful pause of 2023. Hillsborough is quietly recalibrating, driven by affordability constraints and cautious consumer behavior. It’s a neutral market—not favoring buyers or sellers definitively, but opening new lanes for those who understand the data and act decisively.

Reflecting data from September 2025, with year-over-year comparisons to September 2024.

📊 Market Movement at a Glance

(Based on 90-day rolling averages as of September 2025)

The market in Pinellas continues to show signs of a soft landing, with monthly average closed sales down 43% year-over-year and pending sales down a staggering 79%. That level of drop in new contract activity suggests continued weakness in buyer urgency. However, the monthly average of active listings has also declined by 64%, helping prevent inventory levels from ballooning.

Months of inventory has stabilized at around 4 months, suggesting a more balanced (though slightly buyer-leaning) market. Properties are taking longer to sell, with average days on market at 70 days, and sellers are accepting approximately 94% of original list price—a slight improvement from the prior year. Together, this data reflects a market that is slowing down but not collapsing.

🔢 Key Market Metrics – As of September 2025

(Single-month snapshot of 6 core metrics for all property types; data from Stellar MLS)

🧭 General Market Insights – Trendlines Signal a Cooling, Not a Crash

Pinellas County continues to show evidence of a seasonal and affordability-driven softening, not a freefall. Median closed prices fell from $410K to $387K year-over-year, while days to contract rose 38%, indicating a slower pace of buyer urgency. Inventory expanded to an estimated 4 months, edging toward a balanced market, though not quite there yet.

Despite national headlines warning of a correction, Pinellas home values have remained stable, with a current average of $374,383 and a value-to-income ratio of 5.0—higher than Hillsborough or Pasco, which reinforces affordability constraints. The mortgage payment as a percentage of income now sits at 38.8%, meaning the average buyer is spending nearly two-fifths of their monthly income on housing. That squeeze is creating friction in demand.

What’s more telling is the Buy vs Rent Differential—now at 7.9%, it indicates that buying costs exceed renting by nearly 8%. This doesn’t mean owning is a bad decision—it just means you need to stay longer to realize the upside. This tension between softening buyer urgency and seller price expectations is the core story in today’s Pinellas market.

🏡 Seller Advice – Know the Tempo, Price with Precision

Homes are still selling—but not like they were. With time on market rising and pricing power weakening slightly, sellers need to stay ahead of the curve. While you may not need to underprice, you can no longer overprice and expect to “wait it out.” The 97% sale-to-list ratio is holding steady, but longer timeframes (now nearly 3 months from listing to close) require greater clarity in staging, pricing, and negotiation strategy. The right prep can still get you top dollar—but timing and tactical positioning now matter more than ever.

🔍 Buyer Opportunities – Seasonal Softness Brings Leverage

Buyers have more breathing room. A jump in days to contract (from 39 to 54) shows that sellers are listening—and likely more willing to negotiate. Prices are down $23K year-over-year, and inventory at 4 months offers more selection than we've seen in years. While monthly payments remain high (due to rates and home values), the longer time-on-market and softening seasonal demand can create windows for opportunity—especially if you're considering a long-term hold.

Just keep in mind: the Buy vs Rent Differential is 7.9%, meaning buying is still more expensive than renting in the short term. However, with home value appreciation still projected at 3–5% annually over the next few years, your long-term cost basis may quickly outperform rising rents.

💰 Investor Snapshot – Cash Flow is Compressed, Timing is Key

Pinellas investors are seeing a squeeze in margins, especially in high-priced coastal areas. The value-to-income ratio of 5.0 and mortgage burden of 38.8% mean fewer buyers can afford to purchase, which supports rent demand—but it also limits your resale exit pool. Inventory growth means less urgency to act now, but more opportunity to negotiate down if your investment strategy is long-term. Consider targeting areas with high walkability, strong short-term rental infrastructure, or value-add cosmetic upgrades to increase yield.

🧩 Final Thoughts – Strategy Beats Sentiment in Today’s Market

The Pinellas market isn’t crashing—it’s recalibrating. The headlines may say “slowdown,” but under the hood, we’re seeing a maturing of leverage, especially for buyers and well-timed investors. Sellers still have options, but must adapt to longer timelines and a more analytical buyer. Whether you're navigating a sale or searching for value, the key isn’t to guess the market—it’s to play it smarter than the rest.

Reflecting data from September 2025, with year-over-year comparisons to September 2024.

📊 Market Movement at a Glance

(Based on 90-day rolling averages as of September 2025)

The Pasco housing market has officially entered a low-volume, buyer-leveraged phase. Monthly average closed sales are down 17%, but the more staggering figure is the 70% decline in pending sales, signaling a steep drop in buyer demand. Inventory has dropped 71%, yet we still see a flat 2 months of inventory—barely enough to support market balance.

Sellers are conceding more, with the sale-to-list ratio dipping to 92%, and buyers are taking their time, as reflected in a 73-day average on market, now trending 3% longer than before.

🔢 Key Market Metrics – As of September 2025

(Single-month snapshot of 6 core metrics for all property types; data from Stellar MLS)

🧭 General Market Insights – Supply Tightening Amid Buyer Hesitation

Pasco’s housing market shows signs of slow deflation rather than a crash, with most indicators pointing toward a more cautious buyer pool and gradually loosening seller leverage. The median closed price fell 2.87% year-over-year, dropping from $344,900 to $335,000. This softening comes alongside a sharp rise in time-to-contract (+60.7%) and days to close (+15.3%), which suggests deals are taking longer to finalize—likely due to increased buyer deliberation and financing obstacles.

The sale-to-list price ratio decreased slightly to 0.97, and months of inventory rose to 3.1, a clear move toward market equilibrium. While still technically a seller’s market (under 4 months of inventory), this shift gives buyers more time and room to negotiate.

Affordability remains more favorable in Pasco compared to neighboring counties. The mortgage payment as a percentage of income is 34.4%, which—though still above the long-term comfort range of 25–30%—is significantly lower than Hillsborough (41.7%) and Pinellas (40%). The value-to-income ratio of 4.4 reflects that median home values are just over four times the median household income, which is healthier than more compressed urban zones. Notably, the buy vs. rent differential is 12.8%, meaning renting is still nearly 13% cheaper monthly than buying—a factor that keeps pressure on purchase demand, especially among first-time buyers.

🏡 Seller Advice – Pricing Realistically is No Longer Optional

Sellers can no longer rely on fast offers or bidding wars. With homes taking over 45 days to go under contract, price reductions are becoming more common, and buyers are scrutinizing listings more critically. The median list price has stayed flat year-over-year ($349,660 to $349,900), but actual sale prices have slipped, signaling a clear expectation gap. To compete, sellers should focus on realistic pricing upfront, emphasize move-in-ready condition, and be prepared for longer marketing timelines.

🔍 Buyer Opportunities – Leverage Slowly Shifting in Your Favor

Pasco buyers are entering a more negotiable environment. With inventory creeping up, time on market increasing, and sellers adjusting expectations, this may be the ideal moment for buyers who’ve been waiting on the sidelines. The value-to-income ratio of 4.4 means relative affordability remains strong—especially compared to Tampa’s urban core. That said, monthly mortgage costs still consume over a third of income (34.4%), so it’s crucial to shop strategically and negotiate closing costs, inspection credits, or temporary rate buydowns to keep financing manageable.

And while renting may look cheaper on paper (12.8% differential), buyers willing to hold for 3–5 years in Pasco may benefit from better appreciation upside and equity growth in a stabilizing submarket.

💰 Investor Snapshot – Cash Flow Advantage Reappearing

For investors, Pasco’s rising months of inventory and softening prices open the door for value-add or cash purchases where leverage is minimal. With rental demand still high and home values plateauing, the cash flow spread is returning—especially in Class B and C neighborhoods with long-term rental demand. The rent vs. buy gap of nearly 13% means landlords can remain competitive on rents while entering at softer pricing, creating room for stable yield. Just avoid overleveraging or flipping assumptions in this slower resale environment.

🧩 Final Thoughts – Balanced and Watchable

Pasco County is transitioning toward a more balanced, neutral market, with moderate buyer leverage and increasing seller realism. It’s not a market in crisis, but one that rewards patience, strategic pricing, and clear value alignment. Whether you’re looking to buy, sell, or invest, navigating this phase with a smart, data-backed plan will put you ahead.

Let’s build a strategy around what the numbers are really telling us. Ready when you are.