Sarasota Market Report
Current real estate data for Sarasota & Manatee Counties — monthly data through April 2026 (RASM/MLS), weekly snapshots through June 13, 2026
The Sarasota and Manatee County real estate markets have turned a decisive corner over the past 12 months. After a correction through mid-2025 — when Sarasota County single-family median prices fell as much as -12.3% year-over-year in May 2025 — prices have staged a full recovery. By April 2026, year-over-year growth reached +4.3% in Sarasota County and +6.1% in Manatee County, a swing of nearly 17 percentage points in Sarasota over the trailing 12 months. Inventory has tightened from a peak of 7.4 months of supply in July 2025 to just 4.6–4.7 months today. Homes are selling in 44 days — down from 60–68 days in mid-2025. Transaction volume is rising across both counties, and the barrier islands still offer compelling buyer opportunities. Whether you're buying, selling, or investing, these shifting dynamics create both opportunity and the need for a data-driven strategy.
Monthly data sourced from the REALTOR® Association of Sarasota & Manatee (RASM) through April 2026. Community data from Redfin, Movoto, LocalLifeHomes.com, brokerage reports, and public MLS records. Weekly snapshots through June 13, 2026 via Team Renick / MLS transaction data. Page refreshed June 15, 2026.
Key Market Takeaways
What You Need to Know Right Now
Prices Have Fully Recovered
Year-over-year median sale prices are now solidly positive: Sarasota County SF up 4.3% (Apr), Manatee County SF up 6.1% (Apr). The monthly trend shows consistent acceleration — Sarasota SF went from -12.3% YoY in May 2025 to +4.3% by April 2026, a full swing of nearly 17 percentage points in 12 months.
Inventory Is Tightening Fast
Active listings are declining across both counties. Sarasota County condo inventory fell 13.3% YoY to 2,300 listings. Manatee SF listings dropped to 2,929. At 4.6–4.7 months of SF supply, both counties are in balanced-to-tight territory — below the 6-month threshold that defines a buyer's market.
Homes Selling in 44 Days
Median time to contract is just 44 days for single-family homes in both counties — a dramatic improvement from the 60–68 day ranges that persisted through mid-2025. Weekly data through June 6 shows median DOM of 46.5 days in the core $250K–$500K price band.
Condos Surging in Volume
Condo sales volume is exploding: Sarasota County condo closed sales jumped 18.7% in April and a remarkable 40.4% in March. Manatee condo prices surged 6.6% YoY. Post-Surfside adjustments are maturing, and buyers are returning to well-managed buildings.
Barrier Islands: Buyer Opportunity
Longboat Key, Lido Key, Siesta Key, and Anna Maria Island all favor buyers right now. Inventory is at multi-year highs on Longboat (150% above 2021–22 levels), Siesta Key prices are down 10.5% YoY, and days on market range from 85–174 days. Premium locations still command value, but negotiation leverage is real.
Transaction Volume Rising
Closed transactions are growing: Sarasota SF up 8.9% in March, Manatee SF up 10% in February and 4.8% in April. Weekly data shows 249–309 closings per week across each county. In-migration from the Northeast and Midwest continues to fuel demand.
County-Level Data
Sarasota & Manatee at a Glance
April 2026 full-month data. Source: RASM/MLS monthly report. The most recent data as of June 15, 2026.
Sarasota County
| Property Type | Median Sale Price | Year-over-Year | Month-over-Month | Avg. Days on Market | Inventory (Months) | Active Listings | Closed Sales | Sale-to-List |
|---|---|---|---|---|---|---|---|---|
| Single-Family | $490,000 | +4.3% | +1.0% | 44 days | 4.7 mo. | 3,258 | 824 (+0.9%) | 94.3% |
| Condo / Townhome | $337,500 | -0.6% | -6.1% | 67 days | 7.7 mo. | 2,300 | 445 (+18.7%) | 91.1% |
Manatee County
| Property Type | Median Sale Price | Year-over-Year | Month-over-Month | Avg. Days on Market | Inventory (Months) | Active Listings | Closed Sales | Sale-to-List |
|---|---|---|---|---|---|---|---|---|
| Single-Family | $492,500 | +6.1% | +0.6% | 44 days | 4.6 mo. | 2,929 | 704 (+4.8%) | 94.1% |
| Condo / Townhome | $320,000 | +6.6% | +2.6% | 67 days | 6.9 mo. | 1,582 | 285 (+12.5%) | 91.5% |
12-Month Trend
The Full Recovery — May 2025 to April 2026
Single-family median sale prices, closed sales, and months of inventory across 12 months. Source: RASM monthly market reports (myrasm.com).
Sarasota County — Single-Family Homes
| Month | Median Sale Price | YoY Change | Closed Sales | Sales YoY | Inventory |
|---|---|---|---|---|---|
| May 2025 | $465,000 | -12.3% | 788 | -7.3% | 6.3 mo. |
| Jun 2025 | $455,000 | -8.1% | 699 | +1.0% | 6.3 mo. |
| Jul 2025 | $470,000 | Flat | 723 | +12.6% | 7.4 mo. |
| Aug 2025 | $460,000 | -6.2% | 712 | +5.1% | 6.8 mo. |
| Sep 2025 | $450,000 | -7.5% | 648 | +3.2% | 6.1 mo. |
| Oct 2025 | $462,000 | -5.7% | 680 | +7.4% | 5.8 mo. |
| Nov 2025 | $457,495 | -5.3% | 621 | +4.0% | 5.4 mo. |
| Dec 2025 | $485,000 | -1.8% | 711 | +8.2% | 5.0 mo. |
| Jan 2026 | $490,000 | -7.5% | 523 | +0.6% | 5.0 mo. |
| Feb 2026 | $475,000 | -5.0% | 625 | +6.1% | 4.8 mo. |
| Mar 2026 | $485,000 | +3.3% | 890 | +8.9% | 4.7 mo. |
| Apr 2026 | $490,000 | +4.3% | 824 | +0.9% | 4.7 mo. |
12-Month Summary: Sarasota County SF median price swung from -12.3% YoY in May 2025 to +4.3% YoY in April 2026 — a 16.6 percentage-point recovery in 12 months. Inventory tightened from 6.3 months to 4.7 months. Transaction volume grew in 10 of 12 months year-over-year. The darkest point was May–June 2025; the recovery gained clear momentum by December 2025 and turned definitively positive in March 2026.
Manatee County — Single-Family Homes
| Month | Median Sale Price | YoY Change | Closed Sales | Sales YoY | Inventory |
|---|---|---|---|---|---|
| May 2025 | $478,195 | -8.9% | 680 | -5.2% | 5.2 mo. |
| Jun 2025 | $440,000 | -15.2% | 570 | -8.1% | 5.2 mo. |
| Jul 2025 | $458,000 | -11.4% | 625 | +2.8% | 5.5 mo. |
| Aug 2025 | $467,640 | -5.8% | 580 | +4.5% | 5.3 mo. |
| Sep 2025 | $455,000 | -7.2% | 545 | +3.0% | 5.0 mo. |
| Oct 2025 | $470,000 | -4.6% | 600 | +6.2% | 4.9 mo. |
| Nov 2025 | $487,233 | -2.1% | 580 | +5.5% | 4.7 mo. |
| Dec 2025 | $475,000 | -5.0% | 610 | +7.0% | 4.5 mo. |
| Jan 2026 | $480,495 | +0.1% | 444 | -10.8% | 4.6 mo. |
| Feb 2026 | $489,634 | +2.9% | 550 | +10.0% | 4.5 mo. |
| Mar 2026 | $488,000 | +4.5% | 680 | +7.2% | 4.6 mo. |
| Apr 2026 | $492,500 | +6.1% | 704 | +4.8% | 4.6 mo. |
12-Month Summary: Manatee County's recovery has been even more pronounced. SF median prices swung from -15.2% YoY in June 2025 to +6.1% YoY in April 2026 — a 21.3 percentage-point swing. Inventory tightened from 5.5 months to 4.6 months. Manatee turned positive on price in January 2026 and has accelerated every month since. Transaction volume grew in 8 of 12 months.
Weekly Snapshot
Week-over-Week Trends
Real-time weekly transaction data from MLS. Source: Team Renick / MLS weekly reports. All property types combined.
Sarasota County
| Week | Median Price | Closed Sales |
|---|---|---|
| May 10–16 | $355,000 | 242 |
| May 17–23 | $430,000 | 275 |
| May 31–Jun 6 | $420,000 | 309 |
| Jun 7–13 | $450,000 | 183 |
Latest WoW (Jun 7–13 vs. May 31–Jun 6): Median +7.1% to $450,000 · Closed sales -40.8% to 183
Slower week — likely holiday-influenced volume dip
Manatee County
| Week | Median Price | Closed Sales |
|---|---|---|
| May 17–23 | $421,000 | 256 |
| May 24–30 | $412,000 | 315 |
| May 31–Jun 6 | $434,990 | 249 |
| Jun 7–13 | $455,000 | 171 |
Latest WoW (Jun 7–13 vs. May 31–Jun 6): Median +4.6% to $455,000 · Closed sales -31.3% to 171
Median up 4.6% WoW
Note: Weekly data covers all property types and reflects a single county-wide snapshot. Weekly medians fluctuate based on the mix of properties closing that week (e.g., a week with more luxury closings will show a higher median). Monthly data from RASM provides a more stable view of market direction.
Neighborhood Breakdown
Market Conditions by Community
Each community has its own dynamics. Here's what's happening across the areas I serve, with the most current data available. Data sourced from Redfin, Movoto, LocalLifeHomes.com, RASM, and public MLS records.
| Area | SF Median Price | SF YoY | Condo Median | Days on Market | Inventory | Current Trend |
|---|---|---|---|---|---|---|
| Sarasota (Mainland) | $490,000 | +4.3% | $337,500 | 44 (SF) · 67 (Condo) | 4.7 mo. (SF) · 7.7 mo. (Condo) | YoY prices turned positive for the first time since the 2022–2023 peak. Sales volume up 8.9% in March, 0.9% in April. Market is stabilizing and building momentum. |
| Longboat Key | $1,100,000–$1,150,000 | Stable | ~$895,000 (listing) | 85–141 days (avg ~92) | ~330–425 active (↑150% vs. 2021–22) | Buyer-friendly shift with inventory at 3-year highs. Sale-to-list ratio ~94%. Median closed price $1,250,000 in Dec 2025. Luxury waterfront ($1.3M–$2.5M+) still commands premium but takes longer to sell. |
| Lido Key | $1,400,000 | +38.9% (low volume) | $300,000–$6,000,000+ | 77–150 days | ~11 SF active · ~81 condos | Buyer's market. Median rose on low SF volume (20 homes sold Feb 2026). Properties selling ~5% below list. St. Armands and Rosewood Residences remain draws. Limited SF inventory keeps floor under prices. |
| Siesta Key | ~$850,000 | -10.5% | $400,000–$700,000 | ~92 days | Rising | Downward price pressure from elevated insurance costs and rising inventory. Median $850K (Dec 2025, Redfin) vs. $949K year prior. Best beach in the U.S. still draws lifestyle buyers — negotiation room exists. |
| Anna Maria Island | $1,600,000–$2,100,000 | Variable (low volume) | $500,000–$1,000,000 | 118–174 days | ~360–375 active | Ultra-premium, low volume. Apr 2026 split: 14% under $1M, 36% $1M–$2M, 29% $2M–$3M, 21% $3M–$5M. Inventory stabilizing — demand persists for waterfront. |
| Lakewood Ranch | $550,000–$651,000 | ~Flat to slight softening | $375,000–$450,000 | 44–95 days | 3.5–4.5 months | Balanced market. ~25–30% of activity is new construction. Builders competing with rate buydowns and closing cost incentives. Median ~$649K (Nov 2025). New EverCreek community announced (1,000 homes). |
| Bradenton | $430,000–$460,000 | +4.8% (Manatee Co.) | $271,000–$320,000 | 46–50 days | 4.6 months (Manatee Co.) | Manatee County's core market showing strong momentum. Sales volume up, prices climbing. Strong value relative to Sarasota proper for buyers seeking space and affordability. |
Price Trend Analysis
How We Got Here — and Where We're Headed
Mid-2025: The Correction Bottom
Through mid-2025, the Sarasota and Manatee County markets experienced the deepest part of a correction from the 2022–2023 peaks. The worst months were May and June 2025 — Sarasota County single-family median prices fell -12.3% year-over-year in May and -8.1% in June. Manatee County hit -15.2% YoY in June 2025. Inventory climbed to 6.3–7.4 months of supply, firmly in buyer's market territory. Condo markets faced steeper headwinds, driven by new Florida insurance requirements and post-Surfside HOA reserve mandates.
- May 2025: Sarasota SF median $465,000 (-12.3% YoY), 788 closed sales (-7.3%). Manatee SF median $478,195 (-8.9%), 5.2-month supply.
- June 2025: Sarasota SF median $455,000 (-8.1% YoY), 699 sales (+1.0%). Manatee SF median $440,000 (-15.2%), the lowest point in the 12-month trend.
- July 2025: Sarasota SF median $470,000 (flat YoY), with sales surging 12.6% — the first sign of volume-driven recovery. Inventory peaked at 7.4 months.
- Total closed sales in Sarasota County rose 9.3% for full-year 2025 to 8,183 transactions — lower prices brought more buyers to the table.
Late 2025: Stabilization
From August through December 2025, the correction decelerated steadily. Median price declines narrowed month by month — Sarasota SF went from -6.2% YoY in August to just -1.8% by December. Inventory began declining from its 7.4-month peak. Transaction volume grew consistently, with Sarasota SF closed sales rising 5–8% year-over-year every month in Q4. By December, the stage was set for the recovery.
- Aug–Sep 2025: Sarasota SF medians $460K–$450K (-6.2% to -7.5% YoY). Inventory easing to 6.1–6.8 months. Transaction volume consistently positive.
- Oct–Nov 2025: Sarasota SF median $462K–$457K (-5.7% to -5.3%). Manatee SF median $470K–$487K (-4.6% to -2.1%). Both counties narrowing fast.
- December 2025: Sarasota SF median $485,000 (-1.8%), the closest to positive since the correction began. Manatee SF median $475,000 (-5.0%). Both counties at 4.5–5.0 month inventory.
Jan–Apr 2026: The Recovery Takes Hold
The 2026 monthly data tells a clear story of accelerating recovery. Sarasota County single-family median prices swung from -7.5% YoY in January to +3.3% in March and +4.3% in April. Manatee County has been positive every month, climbing from +0.1% in January to +6.1% in April. Transaction volume is also growing — Sarasota SF closed sales jumped 8.9% in March and Manatee SF closed sales rose 10% in February.
- January 2026: Sarasota SF median $490,000 (-7.5% YoY), 523 closed sales. Manatee SF median $480,495 (+0.1%), 444 sales. Both counties in balanced inventory (4.6–5.0 months).
- February 2026: Sarasota SF median dipped to $475,000 (-5.0% YoY) but sales volume surged to 625 (+6.1%). Manatee SF median climbed to $489,634 (+2.9%), with 550 sales (+10%).
- March 2026: Breakout month. Sarasota SF median $485,000 (+3.3% YoY) on 890 sales (+8.9%). Condo market exploded: 455 sales (+40.4% YoY) at a median of $359,500 (+3.8%).
- April 2026: Sarasota SF median $490,000 (+4.3%), 824 sales. Manatee SF median $492,500 (+6.1%), 704 sales (+4.8%). Condo sales up 18.7% in Sarasota, 12.5% in Manatee. Median DOM just 44 days for SF in both counties.
May–June 2026: Weekly Signals
The most recent weekly MLS snapshots through June 13, 2026 confirm the recovery momentum is sustaining, though weekly volumes can fluctuate:
- Sarasota County (Jun 7–13): 183 closings at a median of $450,000 — the median rose 7.1% week-over-week while volume dipped, likely reflecting typical early-summer seasonal patterns. The prior week (May 31–Jun 6) saw 309 closings at $420,000, with the $1M+ luxury segment recording 44 closings at a median of $1,632,500.
- Manatee County (Jun 7–13): 171 closings at a median of $455,000 — up 4.6% week-over-week from $434,990. Median DOM in the core $250K–$500K band was 46.5 days.
- Weekly volume note: Both counties showed lower closing counts in the June 7–13 week versus the prior week. Early-summer weeks often see modest volume dips around seasonal transitions, while median prices continued climbing — a pattern consistent with the broader recovery.
Condo Market: Special Considerations
Condos across Sarasota and Manatee Counties are showing strong signs of recovery in transaction volume, though pricing recovery is uneven. New state legislation — including mandatory structural inspections and fully funded HOA reserves — has increased carrying costs for owners, particularly in older buildings. Insurance premiums remain elevated. Here's where things stand:
- Sarasota County condos (Apr 2026): Median $337,500 (-0.6% YoY), but closed sales surged 18.7% to 445 transactions. Inventory fell 13.3% YoY to 2,300 listings (7.7-month supply). Sellers receiving 91.1% of list price. Median time to sale: 103 days.
- Manatee County condos (Apr 2026): Median $320,000 (+6.6% YoY), with closed sales up 12.5%. Inventory at 6.9-month supply with 1,582 active listings. The stronger price recovery here suggests well-managed buildings with healthy reserves are seeing genuine value appreciation.
- March 2026 standout: Sarasota County condo closed sales jumped a remarkable 40.4% year-over-year to 455 transactions at a median of $359,500 (+3.8% YoY). This was the strongest monthly condo sales performance in over a year.
Jim's Market Perspective
What This Means for You
For Buyers
- The price recovery is underway — buying now means catching the early stage. Sarasota SF prices went from -12.3% in May 2025 to +4.3% by April 2026. The window of maximum value is narrowing with each month of positive growth.
- Balance still exists in the mainland market. At 4.6–4.7 months of SF supply, you have options and room to negotiate. Sellers are receiving 94.1–94.3% of list price, meaning there's real room for strategic offers.
- Barrier islands favor buyers right now. Longboat Key inventory is at 3-year highs. Siesta Key is down 10.5% YoY. Days on market run 85–174 days. If you've been eyeing island living, this is the most negotiating leverage you'll have.
- New construction incentives persist. Builders in Lakewood Ranch and surrounding areas are still offering rate buydowns and closing cost assistance — take advantage while available.
For Sellers
- Your home's value is appreciating again. Single-family medians are up 4.3% in Sarasota and 6.1% in Manatee — every month in 2026 has shown positive or improving YoY trends. The correction is behind us.
- Homes are selling in 44 days. Well-priced homes in desirable areas are moving faster than they have in two years. The weekly data confirms: median DOM in the core price band is under 47 days.
- Inventory is tightening — that benefits you. Active listings are declining across both counties. Less competition means more buyer attention on your listing. In Sarasota County, condo listings fell 13.3% year-over-year.
- Pricing strategy matters more than ever. Sellers are receiving 91–95% of list price. Pricing right from day one is the difference between selling in 44 days and sitting for 90+.
Common Questions
Market Questions I Hear Most
Is now a good time to buy a home in Sarasota?
Is it a good time to sell my home in Sarasota?
How are condo prices being affected in Sarasota?
What's the market like on the barrier islands?
Are people still relocating to Sarasota?
What's the difference between monthly and weekly data?
Data Sources & Disclaimer
Monthly Data (May 2025–Apr 2026): REALTOR® Association of Sarasota & Manatee (RASM) monthly market reports — April 2026, March 2026, February 2026, January 2026. Year-end 2025 from RASM Year-End 2025 Report. 2025 monthly data from July, June, May, April, March, February, January 2025.
Weekly Data (May–Jun 2026): MLS transaction snapshots via Team Renick weekly market reports — Sarasota Jun 7–13, Manatee Jun 7–13, Sarasota May 31–Jun 6, Manatee May 31–Jun 6.
Community Data: Redfin, Movoto, LocalLifeHomes.com, Anna Maria Island brokerage reports, and public MLS records. Community-level data represents general market ranges and may vary by specific neighborhood, property type, and price point.
Additional Sources: Sarasota Magazine, Bradenton Herald, Herald Tribune, Business Observer FL, and regional brokerage market analyses. Press coverage: Sarasota Magazine Jun 2025, Herald Tribune Jul 2025, Your Observer Jan 2026.
This report is provided for informational purposes and does not constitute an appraisal or guaranteed prediction of future market conditions. For a personalized market analysis of your specific property or neighborhood, contact Jim Smith. The May 2026 RASM monthly report is expected June 16, 2026 and will be incorporated upon release. Page last refreshed June 15, 2026.
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