Market
Current real estate data for Sarasota & Manatee Counties — monthly data through July 2026 (RASM/MLS), weekly snapshots through August 22, 2026, and community-level insights from Jim Smith, Michael Saunders & Company. Data refreshed August 20, 2026.
Both Sarasota and Manatee counties saw strong price growth and rising sales activity through the summer of 2026. Inventory continues to tighten across single-family and condo markets, with supply settling near balanced levels in both counties.
Monthly data via RASM through July 2026 (released August 17, 2026) · Community data from Redfin (3-month rolling), Orchard, Movoto, brokerage reports · Weekly snapshots through Aug 22, 2026 via Team Renick / MLS · 30-yr. fixed rate: 6.52% (Freddie Mac PMMS, Aug 20, 2026) · Fannie Mae forecast: 6.3% through end of 2026 · Fed FOMC July 28-29 held rates at 3.50%-3.75% (9-3 vote, fifth consecutive hold; three dissenters Beth Hammack, Neel Kashkari, and Lorie Logan favored a 0.25% hike) · Page refreshed Aug 20, 2026
Key Market Takeaways
What You Need to Know Right Now
Six signals that define where the Sarasota–Manatee market stands today.
+5.0%
Sarasota SF Price Year-over-Year
5.0 mo.
Sarasota SF Supply (Mo.)
47 days
Time to Contract
+11.2%
Manatee Closed Sales YoY
Current Market Condition by County
Sarasota County
5 months of single-family supply
July 2026 RASM/MLS · 4–6 months is considered balanced
Manatee County
3.9 months of single-family supply
July 2026 RASM/MLS · 4–6 months is considered balanced
Prices Hold Firm — Both Counties Positive Year-over-Year
Sarasota County single-family median reached $493,500 (+5.0% YoY) and Manatee reached $495,000 (+1.0% YoY) in July 2026. While growth slowed from June's surge, prices remain solidly positive year-over-year across both counties.
Inventory Diverges — Sarasota Eases, Manatee Tightens
Sarasota County SF supply expanded to 5.0 months (balanced) as active listings rose to 2,765. Manatee County tightened further to 3.9 months with 2,736 active listings — down 23.4% year-over-year. Market conditions now differ meaningfully between the two counties.
Homes Selling in 46–52 Days
Median time to contract improved to 46 days in Sarasota County (down 22% YoY) and 52 days in Manatee County. Weekly data through August 22 confirms sustained late-summer activity with consistent closing volumes.
Condo Market Roars Back — Prices Up 13.3% in Sarasota
Condo closed sales surged 33.1% in Sarasota with median price rising 13.3% year-over-year to $340,000 — a meaningful recovery after months of declines. Manatee condo sales up 11.2%. Cash transactions dominate at 59.7% of Sarasota condo sales.
Island Markets Mixed — Luxury Segment Active
Barrier island markets show varying signals. Longboat Key median has softened while inventory remains elevated. Anna Maria Island and Siesta Key show price corrections but luxury waterfront demand remains steady. $1M+ sales grew 14.9% year-over-year across the region.
Buyer Demand Remains Strong Across All Price Points
Sarasota County new pending sales rose 6.6% to 724 in July. Manatee County new pending sales climbed 19.2% year-over-year. Across both counties, 1,695 homes sold in July (+20.7% YoY). The pipeline into Q3 is solid with steady August weekly activity.
County-Level Data
What's Happening with Prices?
Key metrics from July 2026 RASM/MLS data for both counties.
Sarasota County
Median Sale Price
$493K
Year-over-Year
+5.0%
Active Inventory
2,765
Days on Market
46
Single-Family · July 2026 RASM/MLS
Manatee County
Median Sale Price
$495K
Year-over-Year
+11.4%
Active Inventory
2,736
Days on Market
52
Single-Family · July 2026 RASM/MLS
View Detailed Sarasota County Data
| Property Type | Median Price | Year-over-Year | Month-over-Month | Days on Market | Inventory | Active | Closed Sales | Sale Price vs. List Price |
|---|---|---|---|---|---|---|---|---|
| Single-Family | $493,500 | +5.0% | +0.2% | 46d | 5.0 mo. | 2,765 | 744 (+2.9%) | 94.2% |
| Condo / Townhome | $340,000 | +13.3% | -1.1% | 84d | 6.3 mo. | 1,876 | 318 (+33.1%) | 91.2% |
View Detailed Manatee County Data
| Property Type | Median Price | Year-over-Year | Month-over-Month | Days on Market | Inventory | Active | Closed Sales | Sale Price vs. List Price |
|---|---|---|---|---|---|---|---|---|
| Single-Family | $495,000 | +1.0% | +1.0% | 52d | 3.9 mo. | 2,736 | 694 (+11.2%) | 94.2% |
| Condo / Townhome | $310,000 | -0.9% | +4.4% | 84d | 5.7 mo. | 1,327 | 259 (+11.2%) | 92.5% |
12-Month Trend
How Has the Market Changed Over the Past Year?
Single-Family data across 13 months — the full arc from correction to recovery. Source: RASM monthly reports.
12-Month Median Price Trend
Single-Family homes · July 2025 – July 2026
Source: TrendGraphix / Stellar MLS via RASM monthly reports
View Sarasota 13-Month Data
| Month | Median Price | Year-over-Year | Closed Sales | Sales Year-over-Year | Inventory |
|---|---|---|---|---|---|
| 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. |
| May 2026 | $475,000 | +2.2% | 845 | +7.2% | 4.4 mo. |
| Jun 2026 | $492,450 | +8.2% | 805 | +15.2% | 4.1 mo. |
| Jul 2026 | $493,500 | +5.0% | 744 | +2.9% | 5.0 mo. |
13-Month Summary: Sarasota County Single-Family median price rose from Flat year-over-year in July 2025 to +5.0% year-over-year in July 2026 — a steady 13-month climb. Inventory eased from 7.4 months to 5.0 months as the market normalized. Average sale price rose to $764,307 (+11.6% year-over-year). New pending sales rose 6.6% year-over-year to 724. The condo market staged a notable recovery with 318 closed sales (+33.1% YoY) and median price up 13.3% to $340,000.
View Manatee 13-Month Data
| Month | Median Price | Year-over-Year | Closed Sales | Sales Year-over-Year | Inventory |
|---|---|---|---|---|---|
| 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. |
| May 2026 | $460,000 | -3.8% | 782 | -0.5% | 4.4 mo. |
| Jun 2026 | $490,000 | +11.4% | 890 | +26.2% | 4.1 mo. |
| Jul 2026 | $495,000 | +1.0% | 694 | +11.2% | 3.9 mo. |
13-Month Summary: Manatee County's market continued its recovery trajectory in July 2026. Single-Family median price rose from -11.4% year-over-year in July 2025 to +1.0% year-over-year in July 2026. Closed sales totaled 694 (+11.2% YoY). Active listings fell 23.4% year-over-year to 2,736. Supply tightened to 3.9 months, balanced leaning seller. $1M+ luxury segment grew 14.9% year-over-year with 77 sales. Cash sales at 34.4%. New pending sales rose 19.2% year-over-year, the strongest leading indicator in the region.
Market Dashboard
Today's Market Snapshot
Key trends from the Sarasota and Manatee County markets, updated regularly from TrendGraphix / Stellar MLS data.
Sarasota County
Highest Median Community
Siesta Key — $1,425,000
Manatee County
Highest Median Community
Longboat Key — $1,100,000
What This Means for You
What this means for buyers and sellers in Sarasota and Manatee Counties.
The market is showing balanced conditions with steady demand across both counties in July 2026. Sarasota County SF median prices rose 5.0% year-over-year to $493,500 while Manatee County reached $495,000 (+1.0% YoY). This follows June's strong surge and represents a healthy normalization. The 30-year fixed mortgage rate sits at 6.52% (Freddie Mac PMMS, Aug 20), essentially flat from a year ago. The Fed held rates at 3.50%-3.75% at its July 28-29 meeting (9-3 vote, fifth consecutive hold). The most significant story is the divergence in supply: Sarasota County has eased to 5.0 months of inventory (balanced), while Manatee County has tightened to 3.9 months (leaning seller). Combined across both counties, 1,695 homes sold in July (+20.7% YoY) with time to contract falling 22% to 46 days in Sarasota. Cash buyers remain powerful at 33.6% of Sarasota SF transactions and 59.7% of condo deals. The condo market staged a meaningful recovery: Sarasota condo median prices rose 13.3% YoY to $340,000 with 318 closed sales (+33.1% YoY). Recent weekly data (Aug 16-22) shows consistent late-summer activity: Sarasota 165 closings at $460K median with 96.5% sale-to-list, and Manatee 155 closings with 186 new listings. The combined July RASM data confirms the momentum. If you have been waiting for clarity on where the market is heading, July 2026 provided it. The market is steady, balanced, and fundamentally healthy. Whether you are buying, selling, or just exploring your options, I would love to help you make sense of what these numbers mean for your specific situation.
Last Updated: August 20, 2026
Data Source: RASM/Stellar MLS (July 2026), Redfin, Orchard, Movoto, Team Renick weekly (through Aug 22, 2026), Sarasota Magazine, TBBW Magazine, Bradenton Herald · Mortgage: Freddie Mac PMMS (6.52%, Aug 20) · Fed: FOMC held rates at 3.50%-3.75% (Jul 29, 2026, 9-3 vote)
Community Comparison
How Does Your Community Compare?
Each area has its own dynamics — data from Redfin (3-month rolling through Jul-Aug 2026), Orchard (Jun-Jul 2026), Movoto, RASM (Jul 2026), Zillow (Jul-Aug 2026), and brokerage reports.
Median Price by Community
Single-Family homes · sorted highest to lowest
Sources: Redfin (3-month rolling through Jul-Aug 2026), Orchard, Zillow (Jul-Aug 2026), Movoto, RASM, Galletto Luxury Real Estate, Team Renick weekly (through Aug 15), brokerage reports · Community-level data
| Community | SF Median | Year-over-Year | Days on Market | Supply |
|---|---|---|---|---|
| Sarasota (Mainland) | $493,500 | +5.0% | 46 days to contract | 5.0 mo. (Single-Family) |
| Longboat Key | $1,150,000 | +23% (Mar 2026 closed) | 77–92 days | ~370–425 active (↑150% YoY) |
| Lido Key | $1,150,000 | -25% (Jul 2026, Redfin 3-mo) | 77–168 days | ~94–107 total active listings |
| Siesta Key | $1,425,000 | +53.2% (Jun 2026, Orchard) | 70–100 days | 4.8 mo. (SF) |
| Anna Maria Island | $1,600,000 | -7.1% (Jul 2026, Redfin) | 72–127 days | ~57–74 active |
| Lakewood Ranch | $600,000 | +2.9% (Jul 2026, Redfin) | 55–65 days | 4.3–6.5 months |
| Bradenton | $319,816 (city) / $495K (Co. Jul) | +1.5% (city) / +1.0% (Co.) | 52 days (county) | 3.9 months (Manatee Co.) |
Sarasota (Mainland) — SF median $493,500
July 2026 RASM: Single-Family closed sales up 2.9% (744 transactions), median price $493,500 (+5.0% year-over-year). Average sale price $764,307 (+11.6% year-over-year). New pending sales rose 6.6% to 724. Active Single-Family listings fell 27.4% year-over-year to ~2,765. Supply expanded to 5.0 months — balanced territory. 33.6% cash purchases (SF) and 59.7% (condo). Sellers receiving 94.2% of original list price. Condo volume surged 33.1% and median price rose 13.3% year-over-year — a meaningful condo recovery. SF median time to contract 46 days (down 22% YoY). Luxury ($1M+) SF sales rose 14.9% to 77 transactions countywide. Supply conditions have shifted to balanced (5.0 mo.) from tighter levels earlier in 2026.
Longboat Key — SF median $1,150,000
Updated August 2026: Longboat Key inventory has grown dramatically — active listings at 370-425, up roughly 150% year-over-year. Island-wide median closed price ~$1.15M (March 2026), recovering from an $800K low but still below pandemic peaks. Median list price $1.125M. Days on market 77-92 days. Sale-to-list ratio 91-96%. Price per sqft $662-$727. Condo median ~$1.08M (+35% YoY). March 2026 saw 53 closed sales (up from 43 a year ago, a ~23% YoY increase). Redfin competitiveness index scores Longboat Key 22/100 — buyer-friendly conditions with real negotiating room. St. Regis and luxury waterfront ($1.3M-$2.5M+) still command premiums. Sources: Team Renick, Local Life Homes, Longboat Key Sales, Florida Real Estate Central.
Lido Key — SF median $1,150,000
Updated August 2026: Lido Key remains a small-volume luxury market. Median price range varies by source: $1.1M-$1.5M with significant year-over-year correction (around -25% per Redfin 3-month rolling). Zillow average home value $909,109 (-8.9% YoY). Price per sqft $761-$957. 94-107 total active listings with only ~11 Single-Family. Approximately 74 residential units sold in the most recent period. Properties typically take 110-168 days to sell, with 5-10% discounts from asking price. Redfin competitiveness index 8/100. St. Armands and Rosewood Residences remain draws. Not very competitive — buyer-friendly conditions. Sources: Redfin, Zillow, Local Life Homes, Movoto, Premier Sotheby.
Siesta Key — SF median $1,425,000
Updated August 2026: Orchard (Jun 2026): Median $1,425,000 (+53.2% year-over-year) — driven by luxury waterfront closings skewing the median. Zillow average home value $825,673 (-5.4%). Q1 2026: 49 Single-Family homes sold at an average price of $2,047,580 (+2.6% YoY). 81 condos sold in Q1 2026 — nearly double Q1 2025, marking the strongest condo recovery in years. Median DOM ~100 days. Redfin (3-month rolling through Jul 2026): $899,462 (-12.6% YoY). Active listings down 24% for SF, 12% for condos. SF supply at 4.8 months (balanced), condos at 8.1 months (buyer-leaning). Redfin competitiveness 18/100. Best beach in the U.S. still draws lifestyle buyers. Sources: Orchard, Zillow, Homes of Sarasota (Q1 2026), Redfin.
Anna Maria Island — SF median $1,600,000
Updated August 2026: May 2026 saw 21 Single-Family sales (up from 18 in May 2025) and 15 condos sold (up from 10). Price distribution: 6% under $1M, 31% $1M-$2M, 20% $2M-$3M, 27% $3M-$5M, 16% above $5M. Average time to sell ~111 days. Active inventory decreasing — from 376 in February to ~358 by end of May. Redfin 3-month rolling (Jul 2026): median $1.6M (-7.1% YoY). Galletto Luxury Real Estate: 8.1 months of supply. Price per sqft $895 (-17.1% YoY reflecting mix shift). Waterfront demand remains strong. Negotiation room exists but market is stabilizing. Sources: Redfin, Galletto Luxury Real Estate, Anna Maria Luxury Real Estate (May 2026), Team Renick.
Lakewood Ranch — SF median $600,000
Updated August 2026: Lakewood Ranch remains one of the most active master-planned communities in the U.S. Redfin (Jul 2026): $600K median (+2.9% YoY), $274/sqft, sale-to-list ratio 97.0% — buyers negotiating ~3% off list. Q1 2026 (NOWTB): $550K median (-3.0% YoY). January 2026 closed ~1,080 homes (up from 854 a year ago). Days on market 55-65 days — well-priced homes in ~15 days. Active listings up ~52% from 2023 levels with 1,386-1,826 homes for sale. Months of supply 4.3-6.5 — balanced to slightly buyer-favoring. ~25-30% new construction. Builders competing with rate buydowns and closing cost incentives. Ranked No. 1 for multigenerational master-planned community sales with 1,035 homes in H1 2026. Sources: Redfin, NOWTB (Q1 2026), Local Life Homes, Movoto.
Bradenton — SF median $319,816 (city) / $495K (Co. Jul)
Manatee County SF (Jul 2026 RASM): $495K median (+1.0% YoY), 694 closed sales (+11.2% YoY). Bradenton city median (Redfin Jun 2026): $319,816 (+1.5% YoY) — prices firming. Active listings fell 23.4% year-over-year to 2,736. Supply at 3.9 months — balanced, leaning seller. Cash sales at 34.4%. $1M+ segment grew 14.9% year-over-year with 77 transactions. Weekly data (Aug 16-22): Manatee posted 186 new listings and 175 pending — Bradenton submarket contributed 68 new listings, 64 pending, and 58 closings. 117 of 186 new county listings priced below $500K. New pending sales up 19.2% countywide. Strong value relative to Sarasota proper.
Land & Investment
What About Vacant Land & Investment Properties?
Vacant land and investment property markets often follow different dynamics than improved residential. Here is what we are seeing.
Vacant Land — Sarasota County
Median Price: ~$206,000 (avg. listing)
Price/Acre: $371,000+ (avg.)
Active Listings: ~1,569
Avg Days on Market: 100–150+ days
Vacant land in Sarasota County is hyperlocal — pricing varies dramatically by zoning, proximity to water, and development potential. Coastal and waterfront parcels command significant premiums. Buildable infill lots in desirable areas are limited. Land transactions often carry longer timelines and more complex due diligence than improved properties.
Vacant Land — Manatee County
Median Price: ~$459,000 (list, mixed use)
Price/Acre: $42,000–$62,500 (undeveloped)
Active Listings: ~210
Avg Days on Market: 120–180+ days
Manatee County offers more land inventory at lower per-acre costs than Sarasota, particularly in eastern areas near Lakewood Ranch and along the I-75 corridor. Agricultural and rural parcels offer value for buyers seeking acreage or development sites. Coastal and Gulf-access lots remain scarce and command premiums.
Investment Properties — Both Counties
Median Price: Varies by type
Price/Acre: N/A
Active Listings: Widely available
Avg Days on Market: 50–100 days (Single-Family) · 67–90 days (Condo)
Rental-friendly investment properties — including duplexes, multi-family, and vacation-rental-eligible condos — remain in demand. Short-term rental regulations vary by municipality (Sarasota city has restrictions; unincorporated Sarasota and Manatee County are generally more permissive). Cap rates have expanded as prices moderated, making cash-flow analysis more favorable than the 2022–2023 peak. With 39–59% cash transactions countywide, investor interest remains strong.
Deep Dive
The Full Picture: Price Trends, Data & Context
Everything you need to understand where prices have been and where they are going.
Sarasota County — Condo / Townhome Monthly Trend
| Period | Median Price | YoY Change | Closed Sales | Sales YoY | Mo. Supply |
|---|---|---|---|---|---|
| Jun 2025 | $371,500 | -5.5% | 290 | -10.5% | 8.3 mo. |
| Dec 2025 | $335,000 | -14.0% | 316 | Flat | 8.5 mo. |
| Mar 2026 | $337,000 | -4.3% | 372 | +13.5% | 7.5 mo. |
| May 2026 | $347,000 | +4.9% | 371 | +8.5% | 7.1 mo. |
| Jul 2026 | $340,000 | +13.3% | 318 | +33.1% | 6.3 mo. |
Key observation: Condo volume surged 33.1% year-over-year and median price rose 13.3% in July 2026, marking a meaningful recovery after months of price declines. Supply at 6.3 months, down from 8.3 a year ago, signals continued tightening.
Month-by-Month Commentary — July 2025 through July 2026
July 2025: Sarasota Single-Family median $470,000 (flat year-over-year), with sales surging 12.6% — the first sign of volume-driven recovery. Inventory peaked at 7.4 months.
August–October 2025: Median prices oscillated between $450K and $462K, still down 5.7-7.5% year-over-year. Closed sales stayed positive in 5 of 6 months — demand was building quietly.
November–December 2025: Holiday months showed median prices firming to $457K-$485K. Year-over-year declines narrowed to 1.8-5.3%. Inventory tightened from 7.4 to 5.0 months, entering balanced territory.
January–February 2026: The year opened with median prices holding at $475K-$490K but still showing negative year-over-year comparisons due to the 2024 correction base effect. Inventory continued tightening to 4.8 months.
March 2026: A breakout month — Sarasota prices turned positive for the first time (+3.3% year-over-year). Closed sales surged to 890 — the highest monthly volume of the entire 13-month period. Inventory hit 4.7 months.
April–May 2026: Prices maintained positive year-over-year momentum (+4.3% in April, +2.2% in May). Closed sales at 824 and 845 respectively. Active listings fell 25.2% year-over-year by May. Supply dropped to 4.4 months.
June 2026: The strongest month in over 2 years — Sarasota SF median $492,450 (+8.2% year-over-year), Manatee $490,000 (+11.4%). Closed sales surged 15.2% (Sarasota) and 26.2% (Manatee). Active listings fell 27.4% (Sarasota) and 15.3% (Manatee). Supply at 4.1 months — the tightest since April 2024. New pending sales up 4.1% in Sarasota. Cash buyers at 39% (SF) and 59% (condo). The recovery is now decisively broad-based.
July 2026: Market normalized after June's surge. Sarasota SF median $493,500 (+5.0% YoY), Manatee $495,000 (+1.0% YoY). Supply diverged: Sarasota eased to 5.0 months (balanced) while Manatee tightened to 3.9 months (leaning seller). The condo market staged a notable recovery: Sarasota condos up 13.3% in median price with 318 sales (+33.1% YoY). New pending sales rose 6.6% in Sarasota and 19.2% in Manatee. Average sale price in Sarasota jumped 11.6% to $764,307. Luxury ($1M+) SF sales rose 14.9% year-over-year with 77 transactions. Cash buyers at 33.6% (SF) and 59.7% (condo). The combined market across both counties posted 1,695 closed sales (+20.7% YoY) with time to contract down 22% to 46 days.
May–July 2026: Weekly Signals
The most recent weekly MLS snapshots through August 22, 2026 confirm the recovery momentum is sustaining. Week-over-week (WoW) percentage changes show closed sales volume direction: the Jun 7-13 dip reflects holiday timing, while the Jul 5-11 drop is the July 4 holiday effect. The Jul 26-Aug 1 week showed a strong rebound: Sarasota posted 245 closings (+33.9% WoW) and Manatee posted 241 (+74.6% WoW). The Aug 2-8 week followed with 168 closings in Sarasota and 197 new listings plus 216 pending (Sarasota $450K median, 83 avg DOM), and Manatee added 191 new listings with 178 pending (median sold price $445K, 72 avg DOM, 94.2% list price achieved, 34.6% cash sales, 16% new construction). The Aug 9-15 week produced 157 Sarasota closings at $444,500 median with 97.7% sale-to-list — the highest list price realization rate in months. Manatee posted 147 closings with 184 pending and 178 new listings. The most recent week (Aug 16-22) delivered 165 Sarasota closings at $460,000 median with 96.5% sale-to-list, 189 new listings, and 207 pending. Manatee posted 155 closings with 186 new listings and 175 pending. Late-summer volume remains steady and the pending pipeline into September is solid.
| Week | Sarasota Median | Sarasota Closings | Sarasota WoW | Manatee Median | Manatee Closings | Manatee WoW |
|---|---|---|---|---|---|---|
| May 10-16 | $355,000 | 242 | -- | -- | -- | -- |
| May 17-23 | $430,000 | 275 | +13.6% | $421,000 | 256 | -- |
| May 24-30 | -- | -- | -- | $412,000 | 315 | +23.0% |
| May 31-Jun 6 | $420,000 | 309 | -- | $434,990 | 249 | -21.0% |
| Jun 7-13 | $450,000 | 183 | -40.8% | $455,000 | 171 | -31.3% |
| Jun 14-20 | $352,000 | 270 | +47.5% | $467,500 | 224 | +31.0% |
| Jun 21-27 | $472,500 | 239 | -11.5% | $430,000 | 252 | +12.5% |
| Jun 28-Jul 4 | $425,000 | 277 | +15.9% | $447,540 | 298 | +18.3% |
| Jul 5-11 | $450,000 | 186 | -32.9% | $412,025 | 130 | -56.4% |
| Jul 12-18 | $430,000 | 204 | +9.7% | $429,999 | 175 | +34.6% |
| Jul 19-25 | $406,250 | 183 | -10.3% | $422,500 | 138 | -21.1% |
| Jul 26-Aug 1 | $450,000 | 245 | +33.9% | $457,000 | 241 | +74.6% |
| Aug 2-8 | $450,000 | 168 | -31.4% | $445,000 | N/A | -- |
| Aug 9-15 | $444,500 | 157 | -6.5% | N/A | 147 | -- |
Sarasota (Jul 12-18): 204 closings, $430K median. Sale Price vs. List Price 91.8%. ~$250/sqft. 215 new listings. 13.2% new construction (86.8% resale). Average days on market for closed sales: ~91 days.
Manatee (Jul 12-18): 175 closings, $429,999 median. Sale Price vs. List Price 92.2%. 203 new listings, 198 pending. Activity concentrated in Bradenton, Parrish, Palmetto, and Lakewood Ranch.
Sarasota (Jul 19-25): 183 closings, $406,250 median. Sale Price vs. List Price 91.6%. $242/sqft. 218 new listings, 235 pending. 88.4 avg days on market. Single-family: 128 sales at $498,750 median (81.3 avg days). Condos: 45 sales at $315,000 median (127.9 avg days). Villas: 17 sales at $294,000 median. Luxury ($1M+): 35 transactions at $1,500,000 median.
Manatee (Jul 19-25): 138 closings, $422,500 median. Sale Price vs. List Price 92.3%. 231 new listings, 204 pending. Under $500K band led with 56 closings at $379,750 median. $500K-$999K: 44 closings. Active, well-balanced market per local analysts.
Sarasota (Jul 26–Aug 1): 245 closings, $450,000 median. Sale Price vs. List Price 91.7%. $255/sqft. 226 new listings, 215 pending. 83 avg days on market. Strong rebound week with 33.9% WoW volume growth — the highest weekly closings total since May 31–Jun 6.
Manatee (Jul 26–Aug 1): 241 closings, $457,000 median. Sale Price vs. List Price 93.6%. $233/sqft. 234 new listings. 34.4% cash sales. 39.4% new construction. 79 avg days on market. A massive 74.6% WoW volume surge — the strongest weekly closings in Manatee since Jun 28–Jul 4. New construction share remains elevated at nearly 40%.
Sarasota (Aug 2-8): 168 closings, $450,000 median. 197 new listings, 216 pending. 83 avg days on market. Sarasota city led with 98 new listings, 95 pending, 66 closed sales. Venice followed with 40 new listings. Late-summer volume normalization.
Manatee (Aug 2-8): Median sold price $445,000 with 72 avg DOM. List price achieved 94.2%. 191 new listings, 178 pending. Bradenton submarket: 82 new listings, 78 pending, 75 closings. 121 of 191 new county listings priced below $500K. 34.6% cash sales. 16% new construction.
Sarasota (Aug 9-15): 157 closings, $444,500 median. Sale Price vs. List Price 97.7% — the highest list price realization in months. $250/sqft. 81 avg days on market. Late-summer activity continues at a steady, sustainable pace.
Manatee (Aug 9-15): 147 closed sales. 178 new listings, 184 pending — the pending pipeline into September is strong. Activity concentrated in Bradenton, Parrish, and Palmetto submarkets.
Sarasota (Aug 16-22): 165 closings, $460,000 median. Sale Price vs. List Price 96.5%. $256/sqft. 78 avg days on market. 189 new listings, 207 pending. Sarasota city led with 71 closed sales at $475K median. Late-summer consistency holds with steady buyer engagement.
Manatee (Aug 16-22): 155 closed sales. 186 new listings, 175 pending. Bradenton submarket contributed 68 new listings, 64 pending, and 58 closings. 117 of 186 new listings priced below $500K. 32% cash sales. Late-summer momentum persists with robust new listing activity.
Mortgage context: 30-year fixed at 6.52% (Freddie Mac PMMS, Aug 20, 2026). Fannie Mae projects 6.3% through end of 2026. Fed held rates at 3.50%-3.75% (Jul 29, 2026, 9-3 vote, fifth consecutive hold).
Mortgage Rate Context — What Buyers Are Paying
Current 30-yr Fixed
6.52%
Freddie Mac PMMS, Aug 20
Fannie Mae Forecast
6.3%
Through end of 2026
Oct 2023 Peak
8.0%
Highest since 2000
Rates dipped to 6.52% in mid-August 2026, down from the 6.7% range earlier in the month and significantly lower than the October 2023 peak of nearly 8%. The market recovery continues without meaningful rate relief, driven instead by lifestyle migration, demographic tailwinds, and cash buyers (33.6% of Sarasota SF, 59.7% of condo). The Fed held rates at 3.50%-3.75% at its July 28-29 meeting, the fifth consecutive hold, with a 9-3 vote. Three dissenting members advocated for a 0.25% hike, signaling potential rate increases later in 2026 if inflation persists. Fannie Mae's July 2026 forecast projects rates near 6.3% through the remainder of 2026. Freddie Mac PMMS (Aug 20): 30-year at 6.52%.
Q&A
Common Questions About Today's Market
Straight answers to the questions I hear most often from buyers and sellers.
Q Is this a good time to buy in Sarasota and Manatee Counties?
Q Is now a good time to sell?
Q Are buyers still coming to the area?
Q What's the difference between monthly and weekly data?
Have a specific question about your situation? I would love to help.
Schedule a Consultation Data Source: Stellar MLS Market Statistics
Reporting Period: July 2026
Last Updated: August 20, 2026
Primary Sources
Monthly County Data: REALTOR Association of Sarasota & Manatee (RASM) / Stellar MLS — July 2026 Market Report, released August 17, 2026.
12-Month Trends: RASM monthly reports via TrendGraphix / Stellar MLS.
Community Data: Redfin (3-month rolling through Jul-Aug 2026), Orchard (Jun-Jul 2026), Movoto (Jul-Aug 2026), Zillow (Jul-Aug 2026), Local Life Homes, Galletto Luxury Real Estate (Jul-Aug 2026), Your Observer, Team Renick (through Aug 15, 2026), brokerage reports.
Weekly Data & Mortgage
Weekly Data (May-Aug 2026): Team Renick / MLS transaction snapshots. Latest week: August 9-15, 2026. Sarasota: 157 closed sales, $444,500 median, 97.7% sale-to-list. Manatee: 147 closed sales, 178 new listings, 184 pending.
Mortgage Rates: Freddie Mac PMMS (6.52%, Aug 20, 2026). Forecasts: Fannie Mae (6.3%), MBA (6.5%).
Market Commentary: Sarasota Magazine (Jul 18, 2026), TBBW Magazine (Jul 19, 2026), Bradenton Herald. Fed Policy: FOMC held rates at 3.50%-3.75% (Jul 29, 2026, 9-3 vote).
Disclaimer
This report is provided for informational purposes and does not constitute an appraisal or guaranteed prediction of future market conditions. Data is believed accurate but not guaranteed. For a personalized market analysis of your specific property or neighborhood, contact Jim Smith. Page last refreshed August 20, 2026.