Market
Current real estate data for Sarasota & Manatee Counties: the fresh September 2026 RASM monthly report and Q3 2026 report (both released October 16, 2026), 12-month and weekly comparisons through October 17, 2026, and community-level insights from Jim Smith, Michael Saunders & Company. Data refreshed October 23, 2026.
The freshest county-level data is the September 2026 RASM report (released October 16, 2026), which includes both the full Q3 2026 quarter and September-only monthly detail. For September alone, Sarasota County single-family closed 681 sales, up 5.4% year-over-year, at a $485,000 median, up 7.8% year-over-year (up about 3.2% month-over-month from August's $470,000), while Manatee County single-family closed sales were down year-over-year in September. For the quarter, both counties were positive: Sarasota County single-family closed 2,071 sales at a $485,000 median (up 3.0% and 3.7% year-over-year) and Manatee County single-family closed 2,017 sales at a $490,000 median (up 4.2% and 3.2% year-over-year). At the prior monthly level, August 2026 Sarasota County's single-family median was $470,000, down 1.1% year-over-year, while Manatee County held at $495,000, up 5.9% year-over-year, its strongest gain of 2026. Closed sales rose in both counties in August (Sarasota +0.8%, Manatee +5.7%), condo sales surged (Sarasota +13.8% YoY, Manatee +20.5% YoY), and single-family supply tightened to 3.7 months in Sarasota and 3.9 months in Manatee. The newest weekly snapshots (Oct 11-17, published October 17) show closings back to a normal October cadence after the end-of-quarter surge week: Sarasota closed 175 homes at a $455,000 median (up 10.1% and 5.8% week-over-week) and Manatee closed 128 homes, with pending contracts holding steady in both counties. Conditions now range from balanced to seller-leaning, with real differences by county, segment, and price point.
All county figures are RASM/Stellar MLS: fresh September 2026 monthly report and Q3 2026 report, both released October 16, 2026 (now incorporated) · September 2026 monthly detail is the latest monthly data for Sarasota County (681 SF closings, +5.4% YoY, at a $485,000 median, +7.8% YoY) · August 2026 remains the latest month with full published detail for both counties · October 2026 report scheduled for November 16, 2026 · Community data from Redfin (Sep 2026 for Sarasota city, Siesta Key, Anna Maria, and Bradenton; Aug 2026 for Lakewood Ranch), Orchard, Altos Research, Galletto (September 2026 report, published Oct 8), Coldwell Banker (Sep 20 snapshot), Homes by Marco (Oct 12), Schemmelsoda Group (Oct 10), SearchSarasotaHomes (Oct 12), DwellingWell (Oct 16), BrokerOne (Oct 2026), Momentum (housing scorecard, Oct 16), brokerage reports · Weekly snapshots through Oct 11-17, 2026 via Team Renick / MLS (published Oct 17, 2026) · 30-yr. fixed rate: 7.40% (Freddie Mac PMMS, Oct 15, 2026; unchanged from 7.40% on Oct 8; 6.27% a year earlier) · Labor Day 2026: September 7, 2026 · Fannie Mae forecast: 6.3% through end of 2026 · Fed FOMC September 16, 2026 raised rates to 3.75%-4.00% (12-0 vote, first hike since 2023; minutes released October 7 signaled a possible additional hike later this year) · Page refreshed Oct 23, 2026
Data status as of October 23, 2026: The September 2026 RASM Existing-Home Sales report (released Friday, October 16, 2026) is now incorporated as the freshest county-level release. It carries both the full Q3 2026 quarter and September-only monthly detail. September 2026 monthly, Sarasota County single-family: 681 closed sales, up 5.4% year-over-year, at a $485,000 median, up 7.8% year-over-year (about +3.2% month-over-month from August's $470,000), with September condo and townhome closings up 34.3% year-over-year to 309. Manatee County single-family closed sales were down year-over-year in September, with the full monthly detail carried in the RASM release. Q3 2026 Sarasota County single-family: 2,071 closed sales, up 3.0% year-over-year, at a $485,000 median, up 3.7% year-over-year, with an average price of $807,627, cash at 37.6% of transactions, active listings down 16.2% to 2,629, supply at 3.7 months (down from 4.8 a year earlier), and a median 52 days to contract and 92 days from listing to closing. Q3 2026 Manatee County single-family: 2,017 closed sales, up 4.2% year-over-year, at a $490,000 median, up 3.2% year-over-year, with an average price of $657,172, active listings down 1.7% to 2,610, supply at 3.9 months (down from 4.2 a year earlier), and a median 49 days to contract and 99 days from listing to closing. August 2026 remains the most recent month with full published detail for both counties: Sarasota single-family median $470,000, down 1.1% year-over-year on 646 closed sales (up 0.8%), sellers receiving 94.7% of list price, 47 median days to contract, active listings down 20.8% to 2,619, and supply of 3.7 months; Manatee single-family median $495,000, up 5.9% year-over-year on 687 closed sales (up 5.7%), 45 median days to contract, and supply of 3.9 months. The October 2026 monthly RASM report is scheduled for November 16, 2026. Weekly snapshots are current through October 11-17, 2026 (Team Renick, published October 17, 2026): Sarasota closed 175 homes at a $455,000 median ($264/sqft, 92.1% sale-to-list, 54.3% cash buyers, 82 avg days on market), up 10.1% week-over-week in closings and up 5.8% in median from the prior week, with 280 new listings, 149 pendings, and 19 expired; Manatee closed 128 homes (92.9% sale-to-list, 19 expired, 80 withdrawals), down 0.8% week-over-week, with 230 new listings and 134 pendings, Parrish leading the county pace, 29 condo/townhome/villa sales at a $265,000 median, and 20 luxury ($1M+) closings at a $1,623,750 median. The prior week (Oct 4-10) had normalized after the end-of-quarter surge: Sarasota 159 closings at a $430,000 median and Manatee 129 at a $460,000 median. Mortgage context: the 30-year fixed rate held at 7.40% for a second straight week in the week ending October 15, 2026 (Freddie Mac PMMS, October 15), unchanged from 7.40% on October 8 and up from 6.27% a year earlier, with the 15-year at 6.71%. Fresh findings in this October 23 refresh: the September 2026 monthly RASM detail (681 Sarasota County single-family closings, up 5.4% year-over-year, at a $485,000 median, up 7.8%) is the newest monthly release and now anchors the monthly read on this page; Anna Maria Island's Redfin window advanced to September 2026, reading a $1,704,188 all-home-types median, up 0.5% year-over-year (a sharp swing from August's $1,400,000, -33.3%, a mix-of-closings artifact on a low-volume island), while Momentum's ZIP 34216 housing scorecard (updated October 16, 2026) put the 12-month rolling median closed sale price at $1,825,000, up 6.7% year-over-year, with a typical home value of $1,918,808; Sarasota County (Redfin, all home types, three months ending September 2026) read a $426,545 median, up 6.6% year-over-year; Lakewood Ranch added an October 20, 2026 ZIP-level snapshot (34211 median asking about $519,000 on 175 of 323 active listings; 34202 median asking about $729,950) while its Redfin city reading remains August 2026 ($627,420, +2.2% year-over-year; no September window published yet); Sarasota city's Redfin window remains the three months ending September 2026 at a $607,211 all-home-types median, up 32.0% year-over-year, with about 93 days on market; Lido Key mid-October inventory readings carry forward (71 to 78 active listings, roughly 175 to 179 average days on market; SearchSarasotaHomes, Oct 12; DwellingWell, Oct 16); and Siesta Key, Longboat Key, and Bradenton readings carry forward: Siesta Key a $1.0M ZIP median (+2.9% YoY, September Redfin), Longboat Key $1.1M (+16.1% YoY, no newer release published), and Bradenton $313,000 (-2.2% YoY, three months ending September 2026). Every figure below is labeled with its reporting period and source; where a metric is only available weekly, from a specific provider, or from a prior month, that is noted.
12-Month Comparison: August 2026 vs. August 2025
| Metric | Sarasota Co. Aug 2025 | Sarasota Co. Aug 2026 | Change | Manatee Co. Aug 2025 | Manatee Co. Aug 2026 | Change |
|---|---|---|---|---|---|---|
| SF Median Price | $460,000 | $470,000 | +2.2% | $467,640 | $495,000 | +5.9% |
| SF Closed Sales | 712 | 646 | -9.3% | 580 | 687 | +18.4% |
| SF Inventory (months) | 6.8 mo. | 3.7 mo. | -45.6% | 5.3 mo. | 3.9 mo. | -26.4% |
| Condo/Townhome Median | n/a* | $310,000 | +3.3% YoY* | n/a* | $307,000 | +5.4% YoY* |
* August 2025 condo medians were not published in the accessible RASM summaries, so condo changes shown are the August 2026 year-over-year figures. Inventory tightening is a seller-favorable signal. Source: RASM monthly reports, August 2025 and August 2026 rows of the 14-month trend tables below. The September 2026 month-over-month and year-over-year comparison (the freshest monthly read) appears in the September 2026 release box further down this section. Week-over-week changes appear in the weekly tables further down the page. Mortgage context for the 12-month window: the 30-year fixed rate stood at 7.40% in the week of October 15, 2026, up from 6.27% a year earlier (Freddie Mac PMMS, Oct 15, 2026).
Freshest Release on This Page: Q3 2026 (RASM, released October 16, 2026)
The September 2026 RASM Existing-Home Sales report (with Q3 2026 data) was released Friday, October 16, 2026 and is now incorporated into this October 23 refresh. It reports the full July through September quarter, and the September-only monthly detail within the same release is now the latest monthly read for Sarasota County (single-family 681 closed sales, +5.4% year-over-year, at a $485,000 median, +7.8% year-over-year; condo and townhome closings +34.3% year-over-year to 309). Manatee County single-family closed sales were down year-over-year in September. October 2026 monthly data is scheduled for November 16, 2026.
Sarasota County · SF · Q3 2026
Median price$485,000
Median YoY+3.7%
Closed sales2,071
Closed sales YoY+3.0%
Average price$807,627
Cash share37.6%
Manatee County · SF · Q3 2026
Median price$490,000
Median YoY+3.2%
Closed sales2,017
Closed sales YoY+4.2%
Avg price, YoY$657,172 · +4.4%
Supply months3.9 (vs 4.2 Q3 2025)
Sarasota County condos and townhomes also gained in Q3 2026: 908 closed sales, up 26.8% year-over-year, at a $324,380 median, with active inventory down 12.0% and months of supply falling from 6.8 to 4.9 (RASM Q3 2026); Manatee County condos and townhomes closed 703 sales, up 13.9% year-over-year, at a $307,000 median. Sarasota County Q3 2026 additional detail: active listings down 16.2% year-over-year to 2,629 at quarter end, median 52 days to contract and 92 days from listing to closing, and cash at 37.6% of closed sales. Manatee County Q3 2026 additional detail: active listings down 1.7% year-over-year to 2,610 at quarter end, supply at 3.9 months (down from 4.2 a year earlier), and a median 49 days to contract and 99 days from listing to closing. Combined across the four segments (single-family plus condos/townhomes in both counties), Q3 2026 closed sales rose 8.0% year-over-year to 5,699, with growth led by condos and townhomes (up 20.9%). Source: RASM Q3 2026 Real Estate Market Report, released October 16, 2026 (via myrasm.com).
Freshest Monthly Read: September 2026 (RASM, released October 16, 2026)
The September-only monthly detail from the same October 16, 2026 RASM release is the newest monthly data on this page. It shows Sarasota County single-family prices and volume both up year-over-year, while Manatee County single-family closed sales slipped year-over-year in September. Full Manatee September monthly detail is carried in the RASM release; August 2026 remains the most recent month with full published detail for both counties.
| Sarasota County | Sep 2026 | MoM vs Aug 2026 | YoY vs Sep 2025 |
|---|---|---|---|
| SF Median Price | $485,000 | +3.2% | +7.8% |
| SF Closed Sales | 681 | +5.4% | +5.4% |
| Condo / Townhome Closings | 309 | +10.0% | +34.3% |
Manatee County (September 2026): single-family closed sales were down year-over-year in September, and the September condo/townhome count was not published in the accessible summaries; the full monthly detail is in the RASM September release. For the latest full Manatee month (August 2026): single-family median $495,000, up 5.9% year-over-year, on 687 closed sales (up 5.7%), with 45 median days to contract and 3.9 months of supply. Sarasota County August 2026 for comparison: single-family median $470,000, down 1.1% year-over-year, on 646 closed sales (up 0.8%). Source: RASM September 2026 press release / statistics PDF (myrasm.com/statistics), released October 16, 2026; September single-family detail via Herald-Tribune (Oct 20, 2026) and myrasm.com.
Key Market Takeaways
What You Need to Know Right Now
Six signals that define where the Sarasota–Manatee market stands today.
+7.8%
Sarasota SF Price YoY (Sep)
3.7 mo.
Sarasota SF Supply (Aug)
47 days
Time to Contract (Aug)
+5.7%
Manatee Closed Sales YoY (Aug)
Current Market Condition by County
Sarasota County
3.7 months of single-family supply
August 2026 RASM/MLS · 4–6 months is considered balanced
Manatee County
3.9 months of single-family supply
August 2026 RASM/MLS · 4–6 months is considered balanced
September 2026: Sarasota Prices Up Year-over-Year
The freshest monthly data is the September 2026 RASM release (October 16, 2026): Sarasota County single-family closed 681 sales, up 5.4% year-over-year, at a $485,000 median, up 7.8% year-over-year (about +3.2% month-over-month from August's $470,000), with September condo and townhome closings up 34.3% to 309. Manatee County single-family closed sales were down year-over-year in September. For the quarter, both counties were positive: Sarasota single-family closed 2,071 sales at a $485,000 median (up 3.0% and 3.7% year-over-year) and Manatee closed 2,017 sales at a $490,000 median (up 4.2% and 3.2%). At the prior monthly level (August), Sarasota's median was $470,000, down 1.1% year-over-year, while Manatee held at $495,000, up 5.9% year-over-year on 687 closed sales (up 5.7%), its strongest monthly gain of 2026. Momentum diverged by month: Sarasota firmed in September while Manatee eased.
Inventory Tightens in Both Counties
Sarasota County single-family supply tightened to 3.7 months in August (RASM trend tables via SarasotaHomes), and Manatee County sat at 3.9 months, down year-over-year in both counties. August RASM data confirms inventory declined again across both counties, keeping conditions balanced to seller-leaning with sellers holding leverage.
Homes Selling in 45–47 Days
Median time to contract improved to 47 days in Sarasota County and 45 days in Manatee County (August 2026 RASM, down roughly 15-22% year-over-year); combined, the two counties went under contract in a median of 46 days, down from 61 a year earlier. The latest weekly data (Oct 11-17, Team Renick, published Oct 17) shows closings back to a normal October cadence: Sarasota closed 175 homes at a $455,000 median (+10.1% week-over-week) with 280 new listings and 149 pendings, while Manatee closed 128 homes (92.9% sale-to-list) with 230 new listings and 134 pendings. The week prior (Oct 4-10) had normalized after the end-of-quarter surge, and Sep 27-Oct 3 remained the strongest of the tracking period with combined closings up 46.6% week-over-week to 532.
Condo Market Strengthens in Both Counties
Sarasota County condo and townhome sales rose 13.8% year-over-year in August with 281 closings, and the median gained 3.3% to $310,000 while sellers received 91.6% of list price. Manatee condo sales rose 20.5% in August (241 sales) at a $307,000 median (+5.4% YoY). Cash remains powerful, at 59.7% of Sarasota County condo sales (July).
Island Markets Mixed: Luxury Segment Active
Barrier island markets show varying signals. The Longboat Key 90-day closed median read $1,025,000 on a September 20 snapshot with 217 active listings, while Altos still shows slower top-end turnover. Anna Maria Island and Siesta Key show price corrections but luxury waterfront demand remains strong. Sarasota County alone recorded 121 luxury ($1M+) SF sales in July 2026, up 39.1% year-over-year, with an average closed price of $2,838,220 and a 253-unit luxury pending pipeline.
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 (July). August closed sales totaled 646 in Sarasota (+0.8% YoY) and 687 in Manatee (+5.7% YoY), 1,333 combined, and Q3 2026 brought 2,071 Sarasota County and 2,017 Manatee County single-family closings (up 3.0% and 4.2% year-over-year). The pipeline into fall remains solid: the week of Oct 11-17 brought 280 new Sarasota listings with 149 pendings and 175 closings, plus 230 new Manatee listings with 134 pendings and 128 closings, while the week prior (Oct 4-10) had normalized after the end-of-quarter surge week (Sep 27-Oct 3: 532 combined closings, +46.6% WoW). Mortgage context: the 30-year fixed rate held at 7.40% for a second straight week in the week ending October 15 (Freddie Mac PMMS, Oct 15), unchanged from 7.40% the prior week and up from 6.27% a year earlier, its highest reading since November 2023. Buying demand is carrying into late October.
County-Level Data
What's Happening with Prices?
Key metrics from RASM/MLS monthly data. August 2026 is the most recent month with full published detail for both counties and is shown below; the fresher September 2026 monthly report and Q3 2026 report (both released October 16, 2026) are highlighted at the top of this page. Every figure is labeled with its reporting period; see the footnote under each table where a metric reflects the prior month.
Sarasota County
Median Sale Price
$470K
Year-over-Year
-1.1%
Active Inventory
2,619
Days to Contract
47
Single-Family · August 2026 RASM (days-to-contract & supply & active listings: August)
Manatee County
Median Sale Price
$495K
Year-over-Year
+5.9%
Active Inventory
2,736
Days to Contract
45
Single-Family · August 2026 RASM (days-to-contract & supply: August; sale-to-list & active listings: July)
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 | $470,000 | -1.1% | -4.8% | 47d | 3.7 mo. | 2,619 | 646 (+0.8%) | 94.7% |
| Condo / Townhome | $310,000 | +3.3% | -8.8% | 84d | 6.3 mo. | 1,876 | 281 (+13.8%) | 91.6% |
* Sarasota County: median price, closed sales, closed-sales change, sale-to-list, days-to-contract, single-family supply, and active listings (2,619, -20.8% YoY) are August 2026 RASM (supply and days-to-contract via RASM trend tables on SarasotaHomes, retrieved Sep 25, 2026); condo days-on-market and supply reflect July. Manatee County: median price, closed sales, closed-sales change, days-to-contract, and supply are August 2026 RASM; sale-to-list, active listings, and condo metrics reflect July 2026, the latest published for those figures.
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 | +5.9% | Flat | 45d | 3.9 mo. | 2,736 | 687 (+5.7%) | 94.2% |
| Condo / Townhome | $307,000 | +5.4% | -2.2% | 84d | 5.7 mo. | 1,327 | 241 (+20.5%) | 92.5% |
* Sarasota County: median price, closed sales, closed-sales change, sale-to-list, days-to-contract, single-family supply, and active listings (2,619, -20.8% YoY) are August 2026 RASM (supply and days-to-contract via RASM trend tables on SarasotaHomes, retrieved Sep 25, 2026); condo days-on-market and supply reflect July. Manatee County: median price, closed sales, closed-sales change, days-to-contract, and supply are August 2026 RASM; sale-to-list, active listings, and condo metrics reflect July 2026, the latest published for those figures.
12-Month Trend
How Has the Market Changed Over the Past Year?
Single-Family data across 14 months — the full arc from correction to recovery. Source: RASM monthly reports.
12-Month Median Price Trend
Single-Family homes · July 2025 – August 2026
Source: TrendGraphix / Stellar MLS via RASM monthly reports
View Sarasota 14-Month Data
| Month | Median Price | M-o-M | 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 | -2.1% | -6.2% | 712 | +5.1% | 6.8 mo. |
| Sep 2025 | $450,000 | -2.2% | -7.5% | 648 | +3.2% | 6.1 mo. |
| Oct 2025 | $462,000 | +2.7% | -5.7% | 680 | +7.4% | 5.8 mo. |
| Nov 2025 | $457,495 | -1% | -5.3% | 621 | +4.0% | 5.4 mo. |
| Dec 2025 | $485,000 | +6% | -1.8% | 711 | +8.2% | 5.0 mo. |
| Jan 2026 | $490,000 | +1% | -7.5% | 523 | +0.6% | 5.0 mo. |
| Feb 2026 | $475,000 | -3.1% | -5.0% | 625 | +6.1% | 4.8 mo. |
| Mar 2026 | $485,000 | +2.1% | +3.3% | 890 | +8.9% | 4.7 mo. |
| Apr 2026 | $490,000 | +1% | +4.3% | 824 | +0.9% | 4.7 mo. |
| May 2026 | $475,000 | -3.1% | +2.2% | 845 | +7.2% | 4.4 mo. |
| Jun 2026 | $492,450 | +3.7% | +8.2% | 805 | +15.2% | 4.1 mo. |
| Jul 2026 | $493,500 | +0.2% | +5.0% | 744 | +2.9% | 5.0 mo. |
| Aug 2026 | $470,000 | -4.8% | -1.1% | 646 | +0.8% | 3.7 mo. |
14-Month Summary: Sarasota County Single-Family median price rose from Flat year-over-year in July 2025 to +5.0% in July 2026, then eased in August to -1.1% at a $470,000 median with 646 closed sales (up 0.8%) and sellers receiving 94.7% of list price. Supply tightened to 3.7 months in August (down year-over-year from 7.4 months a year earlier) with median time to contract at 47 days. Average August sale price $670,413. Condo and townhome sales rose 13.8% year-over-year to 281 closings with the median up 3.3% to $310,000, continuing the segment's recovery; Manatee condo sales rose 20.5% in August. New pending sales rose 6.6% year-over-year to 724 in July.
View Manatee 14-Month Data
| Month | Median Price | M-o-M | 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 | +2.1% | -5.8% | 580 | +4.5% | 5.3 mo. |
| Sep 2025 | $455,000 | -2.7% | -7.2% | 545 | +3.0% | 5.0 mo. |
| Oct 2025 | $470,000 | +3.3% | -4.6% | 600 | +6.2% | 4.9 mo. |
| Nov 2025 | $487,233 | +3.7% | -2.1% | 580 | +5.5% | 4.7 mo. |
| Dec 2025 | $475,000 | -2.5% | -5.0% | 610 | +7.0% | 4.5 mo. |
| Jan 2026 | $480,495 | +1.2% | +0.1% | 444 | -10.8% | 4.6 mo. |
| Feb 2026 | $489,634 | +1.9% | +2.9% | 550 | +10.0% | 4.5 mo. |
| Mar 2026 | $488,000 | -0.3% | +4.5% | 680 | +7.2% | 4.6 mo. |
| Apr 2026 | $492,500 | +0.9% | +6.1% | 704 | +4.8% | 4.6 mo. |
| May 2026 | $460,000 | -6.6% | -3.8% | 782 | -0.5% | 4.4 mo. |
| Jun 2026 | $490,000 | +6.5% | +11.4% | 890 | +26.2% | 4.1 mo. |
| Jul 2026 | $495,000 | +1% | +1.0% | 694 | +11.2% | 3.9 mo. |
| Aug 2026 | $495,000 | Flat | +5.9% | 687 | +5.7% | 3.9 mo. |
14-Month Summary: Manatee County's market strengthened through August 2026. Single-Family median price rose from -11.4% year-over-year in July 2025 to +5.9% year-over-year in August 2026 at a $495,000 median, the strongest year-over-year price gain of 2026. August closed sales totaled 687 (+5.7% YoY), with 45 median days to contract (down 15.1% YoY) and supply of 3.9 months (down 15.2% YoY). Active listings fell 23.4% year-over-year to 2,736 (July). Luxury ($1M+) segment strong: Sarasota County alone posted 121 luxury SF sales (+39.1% YoY) at $2.84M average (July). Cash sales at 34.4% (July). New pending sales rose 19.2% year-over-year (July), among the strongest leading indicators 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
August 2026 RASMHighest Median Community
Lido Key — $1,149,445 (Aug 2026 Redfin)
Manatee County
August 2026 RASMHighest Median Community
Anna Maria Island — $1,704,188 (Sep 2026 Redfin)
Sarasota panel: median price, closed sales, year-over-year change, sale-to-list, active listings (2,619, -20.8% YoY), and months of supply are August 2026 RASM (supply via RASM trend tables on SarasotaHomes); cash sales and pending sales reflect July 2026, the latest published for these metrics. Manatee panel: median price, closed sales, year-over-year change, and months of supply are August 2026 RASM; sale-to-list, cash sales, active listings, and pending sales reflect July 2026, the latest published for these metrics. The fresh September 2026 monthly report and Q3 2026 report (both released October 16, 2026) are incorporated in the highlight boxes at the top of this page and in the takeaways below, while these panels keep the most recent month with full published detail for both counties (August 2026); weekly snapshots are current through October 11-17, 2026 (Team Renick, published October 17).
What This Means for You
What this means for buyers and sellers in Sarasota and Manatee Counties.
The market is steady across both counties, with conditions differing by county and segment. Sarasota County's August single-family median came in at $470,000, down 1.1% year-over-year as the market normalized from the summer surge, on 646 closed sales (up 0.8%), with sellers receiving 94.7% of original list price. Manatee County held at $495,000, up 5.9% year-over-year in August on 687 closed sales (up 5.7%), its strongest price gain of 2026. The freshest monthly data, the September 2026 RASM report (released October 16), shows Sarasota County single-family prices up 7.8% year-over-year at a $485,000 median on 681 closed sales (up 5.4%), with September condo and townhome closings up 34.3% to 309, while Manatee County single-family closed sales slipped year-over-year in September. August RASM data (released September 16) shows sales rising across every segment with inventory declining and sellers gaining leverage in both counties. The 30-year fixed mortgage rate held at 7.40% for a second straight week in the week ending October 15, 2026 (Freddie Mac PMMS, Oct 15), unchanged from 7.40% the prior week and up from 6.27% a year earlier, its highest reading since November 2023. The Fed raised its benchmark rate to 3.75%-4.00% at its September 16 meeting (12-0 vote), the first hike since 2023, citing inflation concerns; the immediate effect on mortgage markets was modest, with the 30-year rate ranging roughly 6.95% to 7.40% in the weeks since. Supply tightened in both counties: Sarasota County's single-family supply fell to 3.7 months in August (RASM trend tables), down year-over-year, while Manatee County sat at 3.9 months, also down year-over-year; conditions are now balanced to seller-leaning in both counties. Cash buyers remain powerful at 33.6% of Sarasota SF transactions and 59.7% of condo deals. The condo market strengthened again: Sarasota condo and townhome sales rose 13.8% year-over-year in August to 281 closings with the median up 3.3% to $310,000, and Manatee condo sales rose 20.5% in August at a $307,000 median (+5.4% YoY). The fresh Q3 2026 RASM report (released October 16, 2026) shows both counties in positive territory year-over-year at the county level (Sarasota single-family $485,000 median, +3.7%; Manatee $490,000, +3.2%), and the latest weekly data (Oct 11-17) shows closings back to a normal October cadence: Sarasota closed 175 homes at a $455,000 median (+10.1% week-over-week) with 280 new listings and 149 pendings, and Manatee closed 128 homes (92.9% sale-to-list) with 230 new listings and 134 pendings, following the prior week's post-surge normalization (Oct 4-10) and the Sep 27-Oct 3 surge week (combined 532 closings, up about 46.6% week-over-week). The picture is steady and fundamentally healthy, with negotiating room that varies by area, segment, and price point. 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: October 23, 2026
Data Source: RASM/Stellar MLS (Sarasota & Manatee Counties: September 2026 monthly report and Q3 2026 report, both released Oct 16, 2026, now incorporated; August 2026 remains the most recent month with full published detail for both counties), Redfin (Sep 2026 for Sarasota city, Siesta Key, Anna Maria, Bradenton, Sarasota County; Aug 2026 for Lakewood Ranch and the barrier islands), Orchard, Altos Research, Galletto (September 2026 report, published Oct 8), Coldwell Banker (Sep 20, 2026), Homes by Marco (Oct 12, 2026), Schemmelsoda Group (Oct 10, 2026), SearchSarasotaHomes (Oct 12, 2026), DwellingWell (Oct 16, 2026), BrokerOne (Oct 2026), Momentum (ZIP 34216 housing scorecard, updated Oct 16, 2026; Lakewood Ranch ZIP snapshot, Oct 20, 2026), Resideline, Team Renick weekly (through Oct 11-17, 2026), Your Observer (Aug 2026 RASM detail, Sep 22; record Siesta Key sale, Sep 18), SarasotaHomes (RASM trend tables), Sarasota Magazine, TBBW Magazine, Herald-Tribune (Q3/September 2026 detail, Oct 20, 2026), Bradenton Herald (Q3 2026 Manatee detail) · Mortgage: Freddie Mac PMMS (7.40%, Oct 15, 2026) · Fed: FOMC raised rates to 3.75%-4.00% (Sep 16, 2026, 12-0 vote)
Community Comparison
How Does Your Community Compare?
Each area has its own dynamics — data from Redfin (through Sep 2026 for Sarasota city, Siesta Key, Anna Maria, and Bradenton; Aug 2026 for Lakewood Ranch, Longboat Key, and Lido Key), Momentum (ZIP 34216 scorecard, Oct 16, 2026; Lakewood Ranch ZIP snapshot, Oct 20, 2026), Orchard, Altos Research (Sep 18, 2026), RASM (September 2026 monthly and Q3 2026 report, released Oct 16, plus August 2026 full-month detail), Coldwell Banker Realty St. Armands (Sep 20, 2026 live MLS snapshot), Zillow (Jul-Aug 2026), Galletto (September 2026 report, published Oct 8), SearchSarasotaHomes (Oct 12, 2026), DwellingWell (Oct 16, 2026), Team Renick weekly (through Oct 11-17, 2026), and brokerage reports.
Median Price by Community
Single-Family homes · sorted highest to lowest
Sources: Redfin (through Sep 2026 for Sarasota city, Siesta Key, Anna Maria, Bradenton; Aug 2026 for Lakewood Ranch and the barrier islands), Momentum (ZIP 34216 scorecard, Oct 16, 2026; Lakewood Ranch ZIP snapshot, Oct 20, 2026), Orchard, Zillow (Jul-Aug 2026), Altos Research (Sep 18, 2026), RASM (September 2026 monthly and Q3 2026 report, released Oct 16; August 2026 full-month detail), Coldwell Banker Realty St. Armands (Sep 20, 2026), Galletto Luxury Real Estate (September 2026 report, published Oct 8), SearchSarasotaHomes (Oct 12, 2026), DwellingWell (Oct 16, 2026), Team Renick weekly (through Oct 11-17), brokerage reports · Community-level data
| Community | SF Median | Year-over-Year | Days on Market | Supply |
|---|---|---|---|---|
| Sarasota (Mainland) | $470,000 | -1.1% (Aug 2026, RASM) | 47 days to contract (Aug 2026) | 3.7 mo. (Single-Family, Aug 2026) |
| Longboat Key | $1,100,000 | +16.1% (Redfin, 3-mo thru Aug 2026) | 84 days (Redfin 3-mo thru Aug 2026) | 217 active incl. condos (Coldwell Banker, Sep 20) |
| Lido Key | $1,149,445 | -42.5% (Redfin ZIP 34236, all home types, Aug 2026) | 77-168 days | ~5.6 mo. supply (Oct 12, 2026) |
| Siesta Key | $1,000,000 | +2.9% (Redfin ZIP 34242, most recent month Aug 2026) | 70–141 days | 4.8 mo. (SF) |
| Anna Maria Island | $1,704,188 | +0.5% (Sep 2026, Redfin, most recent month) | ~154-155 days avg (listings, mid-Oct 2026) | ~245 for sale (Sep 2026) |
| Lakewood Ranch | $630,000 | +6.7% (Redfin, 3-mo thru Aug 2026) | 55–65 days | 4.3–6.5 months |
| Bradenton | $313,000 (city, Redfin 3-mo thru Sep 2026) / $495K (Co. Aug) | -2.2% (city, Redfin) / +5.9% (Co. Aug) | 45 days to contract (county, Aug) | 3.9 months (Manatee Co., Aug) |
Sarasota (Mainland) — SF median $470,000
Updated October 23, 2026: The September 2026 RASM monthly detail (released October 16, 2026) is now the freshest monthly read: Sarasota County single-family closed 681 sales, up 5.4% year-over-year, at a $485,000 median, up 7.8% year-over-year and about +3.2% month-over-month, with September condo and townhome closings up 34.3% year-over-year to 309. Redfin's county-level all-home-types figure for the three months ending September 2026 put the Sarasota County median at $426,545, up 6.6% year-over-year. August 2026 remains the most recent month with full published detail for both counties: Single-Family median price $470,000, down 1.1% year-over-year, on 646 closed sales (up 0.8%), with an average price of $670,413 and sellers receiving 94.7% of original list price. Median days to contract improved to 47 days, active listings fell 20.8% year-over-year to 2,619, and single-family months of supply tightened to 3.7, down year-over-year as inventory kept shrinking (RASM trend tables via SarasotaHomes, retrieved September 25, 2026). Condo and townhome sales rose 13.8% year-over-year to 281 closings with the median up 3.3% to $310,000 and sellers receiving 91.6% of list. For context, July showed a single-family median of $493,500, up 5.0% year-over-year, with 744 closed sales, an average price of $764,307 (+11.6% YoY), a 46-day median time to contract (down 22% YoY), and 5.0 months of supply. Cash remained powerful at 33.6% of July single-family transactions and 59.7% of July condo deals. Luxury ($1M+) single-family sales in Sarasota County reached 121 transactions in July, up 39.1% year-over-year, at a $2,838,220 average price (+34.0% YoY) with 253 pending luxury units. The newest weekly snapshot (Oct 11-17, Team Renick, published Oct 17) shows Sarasota County closing 175 homes at a $455,000 median ($264/sqft, 92.1% sale-to-list) with 280 new listings and 149 pendings, up 10.1% week-over-week in closings from the post-surge normalization week (Oct 4-10: 159 closings at a $430,000 median), and the September Q3 2026 RASM report (released Oct 16) shows a $485,000 single-family median, up 3.7% year-over-year, on 2,071 closed sales (+3.0%). For the city of Sarasota specifically, Redfin's three-month window advanced to the period ending September 2026: the median sale price read $607,211 (all home types), up 32.0% year-over-year, with about 93 days on market and a 14/100 competitiveness score. That is a sharp swing from the prior $519,606 (up 3.9% YoY) August window, which reflects the mix of large closings on a low-volume city window, so weigh the headline accordingly. Sources: RASM (Q3 2026 report released Oct 16, 2026; Aug 2026 via Your Observer, September 22, 2026, and SarasotaHomes trend tables, retrieved September 25, 2026; Jul 2026 via RASM), Herald-Tribune (September 21, 2026), Redfin (Sep 2026), Team Renick (Oct 11-17, 2026).
Longboat Key — SF median $1,100,000
Updated October 20, 2026: A fresh research pass confirms no newer island-wide data has been published since the October 16 refresh, so the figures below carry forward. The newest island data remains the Longboat Key condo snapshot (Schemmelsoda Group, October 10, 2026): roughly 166-175 condos for sale at a $907,450 median list price ($613/sqft) with about 163 average days on market, and about 202 condo closings at an $879,500 median over the prior 180 days. The September 20, 2026 Coldwell Banker Realty St. Armands live Stellar MLS snapshot remains the latest all-property read, putting the trailing-90-day closed median at $1,025,000, with about a 95.1% sale-to-list ratio, roughly 91 median days on market for closed sales, 217 active listings across all property types, and 5.1 months of supply. Redfin ZIP 34228 for the three months ending August 2026 showed a median of $1.1M, up 16.1% year-over-year, with median $684/sqft (+26.0% YoY) and 169 homes sold in the window; the ZIP average house price last month read $935,000, down 27.7% year-over-year, a reminder that the mix of waterfront closings swings these short-window averages. The Redfin ZIP page's monthly widget, updated for September 2026, reads a $1.1M median with about 98 average days on market, a slightly slower-to-sell read than the three-month rolling window. Citywide Redfin (3 months ending May 2026) read about $1.1M, up 14.3% year-over-year. Altos Research (Sep 18, 2026) counted 52 single-family active listings on the island with a list-side median near $884/sqft and a 182-day median days on market, a sign of slower turnover at the top end. Redfin rates the market "not very competitive" (14/100), indicating buyer-friendly conditions with real negotiating room. An Orchard 30-day rolling read put the median near $1,100,000 with a -6.7% year-over-year print on roughly 35 sales, underscoring how much headline medians swing with the mix of waterfront closings. Earlier in 2026 the island median recovered from a hurricane-depressed ~$800K low to ~$1.1M-$1.15M (March 2026). Sale-to-list ratio 91-96%. Condo median ~$1.08M (+35% YoY). St. Regis and luxury waterfront ($1.3M-$2.5M+) still command premiums. Sources: Schemmelsoda Group (Longboat Key condos, Oct 10, 2026), Coldwell Banker Realty St. Armands (Sep 20, 2026), Redfin (ZIP 34228, 3-mo thru Aug 2026 and Sep 2026 ZIP update; citywide thru May 2026), Altos Research (Sep 18, 2026), Orchard (34228), Team Renick, Local Life Homes.
Lido Key — SF median $1,149,445
Updated October 20, 2026: Lido Key remains a small-volume luxury market where short-window medians swing sharply with the mix of waterfront closings. Fresh for this refresh: Homes by Marco (updated October 12, 2026) puts Lido Key at about 5.6 months of inventory, a balanced market, and new mid-October inventory reads count 71 to 78 active listings at roughly 175 to 179 average days on market (SearchSarasotaHomes, Oct 12; DwellingWell, Oct 16), with waterfront listings carrying a median list price near $2.92M (FloridaRealEstateCentral, Oct 16). The Zarghami Group's August 2026 Sarasota Keys report (updated September 15, 2026, grouping Lido, Bird, Casey, and Siesta Keys with the Sarasota County portion of Longboat Key) shows closed sales rising from 56 to 65 month-over-month with median days on market lengthening from 81 to 138 days. The newest Redfin reading (ZIP 34236, all home types, August 2026) puts the median sale price at $1,149,445, down 42.5% year-over-year, a sharp swing from earlier 2026 readings (Redfin's February 2026 snapshot showed $1.4M, up 38.9% YoY) that underscores how much the mix of waterfront closings moves this headline month to month. The ZIP page also shows roughly 60 homes sold in the most recent month with about 129 days on market, versus about 100 days a year earlier. Zillow average home value $909,109 (-8.9% YoY, Jul 2026); the ZIP 34236 Zillow average reads $1,010,590 (-3.7% YoY, mid-2026). Price per sqft $761-$957. 94-107 total active listings with only ~11 Single-Family. Properties typically take 110-168 days to sell, with 5-10% discounts from asking price. Redfin competitiveness index 7/100, the least competitive market in the region, meaning buyer-friendly conditions with real negotiating leverage. St. Armands and Rosewood Residences remain draws. Sources: Homes by Marco (Oct 12, 2026), SearchSarasotaHomes (Oct 12, 2026), DwellingWell (Oct 16, 2026), FloridaRealEstateCentral (Oct 16, 2026), Zarghami Group (Sarasota Keys, Aug 2026, updated Sep 15, 2026), Redfin (ZIP 34236, all home types, Aug 2026), Zillow (34236), Local Life Homes, Movoto, Premier Sotheby.
Siesta Key — SF median $1,000,000
Updated October 20, 2026: The Redfin ZIP 34242 housing-market page now carries a September 2026 reading that confirms the prior figure: median sale price near $1,000,000, up 2.9% year-over-year, with median $568/sqft (-14.4% YoY), an average house price of $1.12M (+4.3% YoY), and homes on the market roughly 141 days (newer listings ~93 days); the ZIP page shows about 58 pending listings at a $1.15M median list price. Earlier readings varied widely with the mix of luxury waterfront closings: Orchard (Jun 2026) showed $1,425,000 (+53.2% YoY), Zillow average home value $825,673 (-5.4% YoY, Jul 2026), and Redfin city (3-month rolling through May 2026) $899,462 (-12.6% YoY). The $1.0M ZIP median is the more representative broad-market measure. A record Siesta Key sale closed September 17, 2026: 8501 Midnight Pass Road sold for $21.95 million, about 70% of its original $31.5 million asking price (Your Observer, September 18, 2026), underscoring continued demand at the top of the luxury market. 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, the strongest condo quarter in years. 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: Redfin (ZIP 34242, Aug 2026), Redfin city, Zillow, Homes of Sarasota (Q1 2026), Orchard, Your Observer (Sep 18, 2026).
Anna Maria Island — SF median $1,704,188
Updated October 23, 2026: The newest island-wide report remains the Galletto Luxury Real Estate September 2026 report (published October 8, 2026): island inventory down to about 245 properties for sale at end of September, another 4% decline after August's 21% drop, months of supply easing from 9.1 to 7.4 (versus the island's 10-year average of 8.1), and 53 properties sold in September, a demand spike, with about 154-155 average days on market for listings as of mid-October. Inside September's 53 closings, 40 were single-family homes versus 10 a year earlier, and 13 were condos versus 5, an unusually strong September for the island. No October 2026 island market report had been published as of this October 23 refresh. The newest Redfin price signal (city page, most recent month, September 2026) reads an island median sale price near $1,704,188 (all home types), up 0.5% year-over-year; the swing from August's $1,400,000 (-33.3% YoY) reading is a mix-of-closings artifact on a low-volume luxury island (the prior 3-month rolling window through July 2026 read $1.6M, -7.1% YoY). Momentum's ZIP 34216 housing scorecard (updated October 16, 2026) put the 12-month rolling median closed sale price at $1,825,000, up 6.7% year-over-year, with a typical home value of $1,918,808. Sub-island medians differ sharply (Holmes Beach 34217 ~$973,000, +8.7% YoY; Bradenton Beach 34218 ~$722,000, -8.6% YoY). For comparison, Galletto's August report (published Sep 3, 2026) showed inventory down 21% month-over-month from 326 to 256 properties for sale at end of August, with 28 properties closed, single-family sales essentially flat year-over-year (17 vs 20), condo sales ticking up (10 vs 7), and 26 single-family homes pending (vs 14 in July). Zillow average home value $1,895,816 (-7.5% YoY). Median list price ~$2.1M-$3.5M island-wide. The market is stabilizing with negotiating room still present; waterfront demand stays strong for the right property. Sources: Galletto Luxury Real Estate (September 2026 report, published Oct 8, 2026; August 2026 report, published Sep 3, 2026), Redfin (Anna Maria city, most recent month Sep 2026; 3-mo thru Jul 2026), Momentum (ZIP 34216 housing scorecard, updated Oct 16, 2026), Redfin (34216/34217/34218), Zillow.
Lakewood Ranch — SF median $630,000
Updated October 23, 2026: Lakewood Ranch remains one of the most active master-planned communities in the U.S., and no September 2026 median-sale-price window had been published as of this refresh (Redfin's most recent single-month city reading is August 2026 at $627,420, up 2.2% year-over-year, with the neighborhood sub-page at $624,236, +2.2%). A fresh October 20, 2026 ZIP-level listing snapshot (Momentum) counts roughly 323 active listings across the Ranch ZIPs, with the busiest ZIP, 34211, carrying about 175 of them at a $519,000 median asking price, 34212 (the newer frontier, Del Webb area) near a $564,655 median homes-for-sale price (Redfin), and 34202 (central and most established) near a $729,950 median asking price (Momentum, Oct 20). Redfin (city, three months ending June 2026, the latest published rolling window): $630K median, up 6.7% year-over-year (the neighborhood sub-page reads $628K, +6.4%), $274/sqft, sale-to-list ratio 97.0%, homes selling in about 43 days with a 50/100 competitiveness score. ZIP-level sale readings swing with new-construction mix: 34211 at $515,000 (-3.8% YoY) with ~48 days on market and 568 homes sold over the three months ending May 2026; 34212 near $600,000 (-1.2% YoY); 34202 near $730,000. January 2026 closed ~1,080 homes in the Ranch (up from 854 a year earlier). Zillow average home value $583,858 (-4.8% YoY, updated July 31, 2026). 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. A fresh research pass on October 23, 2026 confirmed no newer Lakewood Ranch median-sale-price print has been published beyond the August 2026 Redfin city reading; the October 20, 2026 ZIP-level listing snapshot is the freshest inventory read. Sources: Redfin (city + ZIPs 34202/34211/34212), Momentum (ZIP listing snapshot, Oct 20, 2026), Zillow, NOWTB (Q1 2026), mchomesrealty.com, Local Life Homes, Houzeo.
Bradenton — SF median $313,000 (city, Redfin 3-mo thru Sep 2026) / $495K (Co. Aug)
Updated October 23, 2026: Manatee County SF (Aug 2026 RASM) remains the latest month with full published detail: $495K median (+5.9% YoY), 687 closed sales (+5.7% YoY), 45 median days to contract (down 15.1% YoY), supply 3.9 months (down 15.2% YoY); the fresh September 2026 Q3 RASM report was released October 16, 2026 and is now incorporated (Q3 2026: $490K median, +3.2% YoY, 2,017 closed sales, +4.2% YoY, with active listings down 1.7% to 2,610 and supply at 3.9 months, down from 4.2 a year earlier), while Manatee County single-family closed sales were down year-over-year in September per the same release. Bradenton city: the newest Redfin reading (three months ending September 2026) puts the median sale price near $313,000, down 2.2% year-over-year, with about 64 average days on market and a 31/100 competitiveness score (Redfin's August 2026 all-home-types median read $312,743, -2.3% YoY, and the average sale price last month rose 8.3% year-over-year to about $365,000). This is a modest step down from the prior window (three months ending August 2026: $320,000, -0.2% YoY, 51 days on market); a single-month August 2026 reading (mybrokerone) put a Bradenton median of $410,000 with roughly 88 average days on market, and Zillow typical home value reads $389,334 (-0.4% YoY). Move with Momentum live data reads $340,000 (-4.1% YoY, 54 days on market), Orchard (30-day through Jul 2026) put the median at $425,338 (-5.1% YoY), and Resideline (Jul 2026) showed a $350,000 median sold price with 125 pending sales. Providers converge on roughly flat to modestly lower prices for the city itself even as Manatee County stays positive. A fresh October 2026 read (BrokerOne) puts a Bradenton city median near $415,000 with about 88 average days on market, and Manatee County's 12-month rolling median sat near $410,000, down about 0.5% year-over-year (Momentum, to late September 2026). Active listings fell 23.4% year-over-year county-wide to 2,736 (July). Cash sales at 34.4%. Weekly data (Oct 11-17): Manatee County closed 128 homes with 230 new listings and 134 pendings, a 92.9% sale-to-list ratio, and 19 expired contracts, down 0.8% week-over-week in closings (vs 129 the prior week) with pending contracts exceeding closings, and Bradenton continuing to drive the bulk of county activity. Strong value relative to Sarasota proper; the Orlando-to-Bradenton migration corridor continues to fuel steady demand.
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. |
| Aug 2026 | $310,000 | +3.3% | 281 | +13.8% | n/a* |
| Sep 2026 | n/p^ | n/p^ | 309 | +34.3% | n/a^ |
Key observation: September 2026 (RASM release, October 16) brought 309 Sarasota County condo and townhome closings, up 34.3% year-over-year, the strongest September for the segment in years; the September condo median and supply sit in the RASM release (^not published in accessible summaries). Condo sales were up 13.8% year-over-year in August (281 closings) with the median rising 3.3% to $310,000 and sellers receiving 91.6% of list, following July's 33.1% sales surge. Supply sat at 6.3 months in July, down from 8.3 a year earlier (*August supply not published in the accessible summaries at the time of the prior refresh).
Month-by-Month Commentary: July 2025 through August 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 surged: 121 Sarasota County luxury transactions (+39.1% YoY) at $2.84M average. 253 luxury pending units in pipeline. 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.
August 2026: Sarasota County's single-family median normalized to $470,000, down 1.1% year-over-year, on 646 closed sales (up 0.8%), with sellers receiving 94.7% of list, 47 median days to contract, active listings down 20.8% to 2,619, and supply tightening to 3.7 months (RASM trend tables via SarasotaHomes). Condo and townhome sales rose 13.8% year-over-year to 281 closings with the median up 3.3% to $310,000. Manatee County's August figures are now published: median $495,000 (+5.9% YoY), 687 closed sales (+5.7% YoY), 45 median days to contract (down 15.1% YoY), 3.9 months of supply; condo median $307,000 (+5.4% YoY) on 241 closings (+20.5% YoY). August headlines confirmed sales rose across every segment in both counties with inventory declining and sellers gaining leverage.
September 2026 (monthly and Q3, released October 16, 2026): The September 2026 RASM Existing-Home Sales report arrived October 16, 2026 with both the Q3 2026 quarter and September-only monthly detail now incorporated on this page. September monthly, Sarasota County single-family: 681 closed sales, up 5.4% year-over-year, at a $485,000 median, up 7.8% year-over-year (about +3.2% month-over-month from August's $470,000), with condo and townhome closings up 34.3% to 309; Manatee County single-family closed sales were down year-over-year in September. Q3 Sarasota County single-family: 2,071 closed sales (+3.0% vs Q3 2025) at a $485,000 median (+3.7% YoY), $807,627 average price, cash at 37.6%, active listings down 16.2% to 2,629, supply 3.7 months (down from 4.8 a year earlier), and median 52 days to contract and 92 days from listing to closing. Q3 Manatee County single-family: 2,017 closed sales (+4.2% YoY) at a $490,000 median (+3.2% YoY), $657,172 average price (+4.4% YoY), active listings down 1.7% to 2,610, supply 3.9 months (down from 4.2 a year earlier), and median 49 days to contract and 99 days from listing to closing. Q3 condo and townhome sales also gained: Sarasota 908 closings (+26.8% YoY) at a $324,380 median and Manatee 703 (+13.9% YoY) at a $307,000 median. October 2026 monthly data is scheduled for November 16, 2026.
October 2026 (weekly, through Oct 11-17): Weekly snapshots are current through October 11-17, 2026 (Team Renick, published October 17): Sarasota closed 175 homes at a $455,000 median ($264/sqft, 92.1% sale-to-list, 54.3% cash), up 10.1% week-over-week in closings and +5.8% in median, with 280 new listings and 149 pendings; Manatee closed 128 homes (92.9% sale-to-list) with 230 new listings and 134 pendings, Parrish leading the county. The week prior (Oct 4-10) had normalized after the end-of-quarter surge (Sep 27-Oct 3: combined 532 closings, +46.6% WoW; Oct 4-10: combined 288 closings, -45.9% WoW, with pending counts holding steady).
May–October 2026: Weekly Signals
The most recent weekly MLS snapshots through October 17, 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 Aug 23-29 week saw combined 415 closings (up +13.1% WoW), with Manatee posting its strongest week since mid-July at 213 closings (+28.3% WoW).
Latest: Oct 11-17 Combined WoW Analysis: The newest week (Oct 11-17, published Oct 17) shows closings back to a normal October cadence after the end-of-quarter surge. Sarasota: a $455,000 median (~$264/sqft, 92.1% sale-to-list, 54.3% cash buyers, 82 avg days on market), 280 new listings, 149 pending, and 175 closed sales, up about 10.1% WoW from 159 and up 5.8% in median from $430,000, with 19 expired. Manatee: 128 closed sales, down about 0.8% WoW from 129, with 230 new listings, 134 pending, 19 expired, 80 withdrawals, and a 92.9% sale-to-list; the county-wide median for the week was not published in the accessible report summary, while 29 condo/townhome/villa sales closed at a $265,000 median and 20 luxury ($1M+) homes closed at a $1,623,750 median, with Parrish leading the county pace. Combined, the two counties closed 303 homes, up about 5.2% from 288 the prior week. For context, the prior week (Oct 4-10, published Oct 11) had normalized after the end-of-quarter surge: Sarasota closed 159 homes at a $430,000 median (280 new listings, 158 pending, 94.8% sale-to-list) and Manatee closed 129 homes at a $460,000 median (245 new listings, 170 pending), for a combined 288 closings, down about 45.9% from the surge week (Sep 27-Oct 3: combined 532 closings, +46.6% WoW, the strongest of the tracking period). All of this follows the fresh September Q3 2026 RASM report (released Friday, October 16, 2026, now incorporated) confirming sales rose across both counties with inventory declining: Q3 Sarasota County single-family median $485,000 (+3.7% YoY) on 2,071 closed sales (+3.0%) with supply at 3.7 months, and Q3 Manatee County single-family median $490,000 (+3.2% YoY) on 2,017 closed sales (+4.2%) with supply at 3.9 months.
Week-over-Week Summary Table (Combined Both Counties)
| 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 | -- |
| Aug 16-22 | $400,000 | 201 | +28.0% | N/A | 166 | +12.9% |
| Aug 23-29 | $430,000 | 202 | +0.5% | $420,000 | 213 | +28.3% |
| Aug 30-Sep 5 | $410,000 | 202 | ~0% | N/A | 195 | -8.5% |
| Sep 6-12 | $480,000 | 161 | -20.3% | $417,500 | 110 | -43.6% |
| Sep 13-19 | $433,850 | 171 | +6.2% | $433,500 | 176 | +60.0% |
| Sep 20-26 | $405,000 | 193 | +12.9% | $461,439 | 170 | -3.4% |
| Sep 27-Oct 3 | $435,000 | 307 | +59.1% | $435,000 | 225 | +32.4% |
| Oct 4-10 | $430,000 | 159 | -48.2% | $460,000 | 129 | -42.7% |
| Oct 11-17 Latest | $455,000 | 175 | +10.1% | n/p* | 128 | -0.8% |
* Manatee County's median sold price for Oct 11-17 was not published in the accessible report summary. WoW change compares closed-sales volume against the prior week. Source: Team Renick weekly Stellar MLS snapshots (Oct 11-17, published Oct 17, 2026). Combined Oct 11-17 closings: 303 (Sarasota 175 + Manatee 128), up about 5.2% week-over-week from 288.
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): 201 closings, $400,000 median. Sale Price vs. List Price 91.7%. $236/sqft. 88 avg days on market. 250 new listings, 236 pending. 43.3% cash. 18.4% new construction. Late-summer consistency holds with steady buyer engagement.
Manatee (Aug 16-22): 166 closed sales. 217 new listings, 203 pending. SFR 127 sales at $501K median. Condo 21 at $256.5K. Townhouse 5 at $291K. Villa 13 at $335K. Bradenton submarket contributed 68 new listings, 64 pending, and 58 closings. Late-summer momentum persists with robust activity.
Sarasota (Aug 30-Sep 5): 202 closings, $410,000 median. 91.0% sale-to-list. ~$242/sqft. 253 new listings. 95 avg days on market. 53.9% cash buyers, 14.3% new construction. Volume matched the prior week (~+0% WoW) while median normalized from the $430K holiday-week reading. Steady activity through the Labor Day stretch.
Sarasota (Aug 23-29): 202 closings, $430,000 median. Sale Price vs. List Price 97.1% — near-peak list price realization. $243/sqft. 217 new listings. Closings essentially flat (+0.5% WoW) but sellers captured the strongest share of asking price of any recent week.
Manatee (Aug 30-Sep 5): 195 closings (down ~8.5% WoW from 213), 251 new listings, 183 pending. A normal post-Labor-Day normalization after the Aug 23-29 peak.
Manatee (Aug 23-29): 213 closings, $420,000 median (+28% WoW from 166 — the best week since mid-July). $214/sqft. 94.4% sale-to-list. 231 new listings, 180 pending. 41.3% new construction. Bradenton led with 83 closings, followed by Parrish (52) and Lakewood Ranch (33).
Sarasota (Sep 6-12): First full post-Labor-Day week. $480,000 median (up WoW from $410,000), 207 new listings, 231 pending, ~$262/sqft, 91.1% sale-to-list, 96 avg days on market, and 161 closed sales (single-family: 109 closings at a $533,000 median). The ~20.3% WoW dip in closings reflects post-Labor-Day timing.
Manatee (Sep 6-12): 110 closed sales (down ~43.6% WoW from 195, post-holiday normalization). $417,500 median, ~$240/sqft, 92.3% sale-to-list, 90 avg days on market, 209 new listings, 133 pending. Pendings held above 130 for the third straight week.
Sarasota (Sep 13-19): 171 closed sales at a $433,850 median, up ~6.2% WoW from 161 as the closing pipeline refilled. ~$251/sqft. 91.9% sale-to-list. 53.2% cash buyers. 246 new listings, 204 pending. Pending count held above 200 for the fourth straight week.
Manatee (Sep 13-19): 176 closed sales at a $433,500 median, up ~60% WoW from 110, the strongest weekly volume since Aug 23-29. 93.1% sale-to-list. 217 new listings, 156 pending. Combined with Sarasota, 347 closings, up ~28% WoW.
Sarasota (Sep 20-26): 193 closed sales at a $405,000 median, up ~12.9% WoW from 171, the strongest closing week since Aug 23-29. ~$238/sqft. 93.2% sale-to-list. 271 new listings (the highest weekly count since early September), 177 pending. The fall pipeline is well stocked heading into October.
Manatee (Sep 20-26): 170 closed sales, down ~3.4% WoW from 176, at a 97.2% sale-to-list, the strongest list-price realization of any recent week. 211 new listings, 172 pending. Bradenton led with 78 closings at a $442,500 median; Palmetto followed with 14 at $387,500. Closed homes averaged 91 days on market, with single-family fastest at 74 days across 129 closings. Combined with Sarasota, 363 closings, up ~4.6% WoW.
Sarasota (Sep 27-Oct 3): 307 closed sales at a $435,000 median, up ~59.1% WoW from 193, the strongest Sarasota closing week of the entire tracking period, likely boosted by end-of-quarter closings. ~$249/sqft, 92.1% sale-to-list, 295 new listings, 210 pending. The median rose +7.4% WoW.
Manatee (Sep 27-Oct 3): 225 closed sales at a $435,000 median, up ~32.4% WoW from 170, the strongest Manatee closing week since late August. ~$228/sqft, 92.8% sale-to-list, 227 new listings, 179 pending. Combined with Sarasota, 532 closings, up ~46.6% WoW, the strongest combined week of the tracking period.
Sarasota (Oct 4-10): 159 closed sales at a $430,000 median, down ~48.2% WoW from 307, a return to typical October volume after the end-of-quarter surge. ~$253/sqft, 94.8% sale-to-list, 49.7% cash buyers, 88 avg days on market, 9.4% new construction, 280 new listings, 158 pending.
Manatee (Oct 4-10): 129 closed sales at a $460,000 median, down ~42.7% WoW from 225, with the median rising +5.7% WoW. 245 new listings, 170 pending. Pending contracts exceeded closings for the week, keeping the fall pipeline stocked; activity remained concentrated in Bradenton, Parrish, and Lakewood Ranch. Combined with Sarasota, 288 closings, down ~45.9% WoW.
Sarasota (Oct 11-17): 175 closed sales at a $455,000 median, up ~10.1% WoW from 159 and up 5.8% in median from $430,000, a return to a normal October cadence after the end-of-quarter surge. ~$264/sqft, 92.1% sale-to-list, 54.3% cash buyers, 82 avg days on market, 280 new listings, 149 pending, 19 expired.
Manatee (Oct 11-17): 128 closed sales, down ~0.8% WoW from 129, with 230 new listings, 134 pending, 19 expired, and 80 withdrawals, at a 92.9% sale-to-list. The county-wide median for the week was not published in the accessible report summary; Parrish led the county pace, 29 condo/townhome/villa sales closed at a $265,000 median (~$173/sqft, ~88 days on market), and 20 luxury ($1M+) homes closed at a $1,623,750 median (~128 days). Combined with Sarasota, 303 closings, up ~5.2% WoW.
Mortgage context: 30-year fixed at 7.40% (Freddie Mac PMMS, Oct 15, 2026), unchanged from 7.40% the prior week (Oct 8) and up from 6.27% a year earlier (15-year at 6.71% in the Oct 15 week). Fannie Mae projects 6.3% through end of 2026. The Fed raised its benchmark rate to 3.75%-4.00% on September 16, 2026 (12-0 vote), the first hike since 2023, and the meeting minutes released October 7 signaled a possible additional hike later this year.
Mortgage Rate Context — What Buyers Are Paying
Current 30-yr Fixed
7.40%
Freddie Mac PMMS, Oct 15
Fannie Mae Forecast
6.3%
Through end of 2026
Oct 2023 Peak
8.0%
Highest since 2000
The 30-year fixed rate held at 7.40% for a second straight week in the week ending October 15, 2026 (Freddie Mac PMMS, released October 15, 2026), unchanged from 7.40% the prior week and up from 6.27% a year earlier, its highest reading since November 2023, but still lower than the October 2023 peak of nearly 8%. The 15-year fixed rate averaged 6.71% in the October 15, 2026 week. The Fed raised its benchmark rate to 3.75%-4.00% on September 16, 2026 (12-0 vote, first hike since 2023), citing stubborn inflation worsened by a rebound in oil prices, and signaled one more hike could come later in the year; the initial mortgage-market response was modest, with the 30-year rate moving from about 7.03% to 7.40% over the weeks following the hike and holding there for the past two weekly surveys. Fannie Mae's forecast projects rates near 6.3% through the remainder of 2026. The market recovery continues, driven instead by lifestyle migration, demographic tailwinds, and cash buyers (33.6% of Sarasota SF, 59.7% of condo). Freddie Mac PMMS (Oct 15): 30-year at 7.40%.
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: Sarasota County: September 2026 monthly (released Oct 16, 2026, now incorporated) and Q3 2026, with August 2026 full-month detail shown in the county tables · Manatee County: Q3 2026 (released Oct 16, 2026, now incorporated) with August 2026 full-month detail (September single-family sales down year-over-year) · Week of Oct 11-17, 2026 (weekly)
Last Updated: October 23, 2026
Primary Sources
Monthly County Data: REALTOR Association of Sarasota & Manatee (RASM) / Stellar MLS — RASM statistics (September 2026 monthly report and Q3 2026 report, both released October 16, 2026, now incorporated: September Sarasota County single-family 681 closed sales, +5.4% YoY, at a $485,000 median, +7.8% YoY, with Manatee September single-family sales down year-over-year; Q3 2026 Sarasota 2,071 sales at a $485,000 median and Manatee 2,017 sales at a $490,000 median), August 2026 Sarasota County report detail (Your Observer, September 22, 2026), SarasotaHomes RASM trend tables (retrieved September 25, 2026), Herald-Tribune (Q3 and September 2026 detail, October 20, 2026), Sarasota Magazine (September 2026 detail), Bradenton Herald (Q3 2026 Manatee detail). August 2026 figures for both counties are the most recent full-month detail shown in the county tables above: Sarasota County single-family median $470,000 (-1.1% YoY, 646 closed sales), condo/townhome median $310,000 (+3.3% YoY, 281 closed sales); Manatee County single-family median $495,000 (+5.9% YoY, 687 closed sales), condo/townhome median $307,000 (+5.4% YoY, 241 closed sales).
12-Month Trends: RASM monthly reports via TrendGraphix / Stellar MLS.
Community Data: Redfin (3-month rolling through Aug-Sep 2026, incl. ZIP 34202, 34228, 34236; Bradenton through Sep 2026), Orchard (Jun-Sep 2026), Zillow (Jul-Aug 2026), Altos Research (Longboat Key 34228, Sep 18, 2026), Local Life Homes, Galletto Luxury Real Estate (August 2026 report, published Sep 3, 2026), Herald-Tribune (Aug 2026 RASM coverage, Sep 21, 2026), Team Renick (through Oct 10, 2026), brokerage reports.
Weekly Data & Mortgage
Weekly Data (May-Oct 2026, latest Oct 11-17): Sarasota County Update and Manatee County Update, Team Renick / MLS (published Oct 17, 2026). Sarasota (Oct 11-17): $455,000 median, ~$264/sqft, 92.1% sale-to-list, 54.3% cash buyers, 82 avg days on market, 280 new listings, 149 pending, 175 closed sales (+10.1% WoW). Manatee (Oct 11-17): 230 new listings, 134 pending, 128 closed sales (-0.8% WoW) at a 92.9% sale-to-list, with Parrish leading the county and 20 luxury ($1M+) closings at a $1,623,750 median (county-wide median not published in the accessible summary). Combined closings 303, up about 5.2% week-over-week, a return to a normal October cadence after the end-of-quarter surge. Prior week (Oct 4-10, published Oct 11): Sarasota $430,000 median, ~$253/sqft, 94.8% sale-to-list, 49.7% cash buyers, 88 avg days on market, 9.4% new construction, 280 new listings, 158 pending, 159 closed sales (-48.2% WoW); Manatee $460,000 median, 245 new listings, 170 pending, 129 closed sales (-42.7% WoW). Combined closings 288, down about 45.9% week-over-week, a normalization after the end-of-quarter surge. Week of Sep 27-Oct 3 (published Oct 4): Sarasota $435,000 median, ~$249/sqft, 92.1% sale-to-list, 295 new listings, 210 pending, 307 closed sales (+59.1% WoW); Manatee $435,000 median, ~$228/sqft, 92.8% sale-to-list, 227 new listings, 179 pending, 225 closed sales (+32.4% WoW). Combined closings 532, up about 46.6% week-over-week, the strongest combined week of the tracking period. Week of Sep 20-26 (published Sep 26): Sarasota $405,000 median with 271 new listings, 177 pending, 193 closed sales (93.2% sale-to-list); Manatee $461,439 median with 211 new listings, 172 pending, 170 closed sales (97.2% sale-to-list; Bradenton led with 78 closings at a $442,500 median). Week of Sep 13-19: Sarasota $433,850 median with 246 new listings, 204 pending, 171 closed sales (91.9% sale-to-list); Manatee 176 closings at a $433,500 median with 217 new listings, 156 pending (93.1% sale-to-list). Week of Sep 6-12: Sarasota $480,000 median with 207 new listings, 231 pending, 161 closed sales (single-family: 109 closings at a $533,000 median); Manatee 110 closings at a $417,500 median with 209 new listings, 133 pending. Cross-check: Beyond Realty (Sep 4-10): Sarasota 220 new listings, 167 sold, 270 pending. Earlier weeks: Aug 30-Sep 5 (Sarasota 202 closings at $410,000 median; Manatee 195 closings), and Aug 23-29 (combined 415 closings, +13.1% WoW: Sarasota 202 at $430,000 median with 97.1% sale-to-list; Manatee 213 at $420,000 median with Bradenton 83, Parrish 52, Lakewood Ranch 33).
Mortgage Rates: Freddie Mac PMMS (30-year at 7.40%, Oct 15, 2026, unchanged for a second straight week; 6.27% a year earlier, highest since November 2023; 15-year at 6.71% in the Oct 15 week). Forecasts: Fannie Mae (6.3%), MBA (6.5%).
Market Commentary: Sarasota Magazine (July RASM data), Herald-Tribune (August 2026 RASM data, Sep 21, 2026), Business Observer (Aug 2026), TBBW Magazine (Jul 19, 2026). Fed Policy: FOMC raised rates to 3.75%-4.00% on September 16, 2026 (12-0 vote, first hike since 2023).
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 October 23, 2026.