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February 2026 Real Estate Market Report: Trends in Sarasota and Manatee Counties
SARASOTA, Fla. (March 16, 2026) – The REALTOR® Association of Sarasota and Manatee (RASM) has released its February 2026 real‑estate market report, highlighting shifts across property types and counties. February’s data show the two counties moving in slightly different directions: Manatee County’s single‑family market continued to grow, while Sarasota’s single‑family market cooled. Buyers are gravitating toward condos and townhomes, especially in Sarasota, contributing to a notable surge in sales for that segment. Despite longer marketing times, healthy levels of inventory, and the return of cash buyers suggest opportunities remain for buyers and sellers alike.
“Across both Sarasota and Manatee Counties, and across single-family homes and the condo and townhome market, we’re seeing some variation between segments,” said David Crawford, 2026 RASM President and Broker/Owner of Catalist Realty. “But two trends are clear throughout the region: pending sales are rising year over year, and cash buyers continue to represent a meaningful share of transactions.”
Key Trends in Sarasota/Manatee February 2026:
- Sales Activity: Sales trends varied by county and property type. Manatee County saw continued growth in single-family home sales, while Sarasota County experienced stronger activity in the condo and townhome segment. These shifts suggest that buyer preferences are evolving as some purchasers seek more attainable price points or different lifestyle options.
- Median Sales Price: Home prices showed mixed movement across the region. In some segments, prices softened slightly, indicating that affordability may be influencing buyer decisions. In others, prices continued to rise, reflecting steady demand and limited inventory in certain areas.
- Inventory: Housing supply remained relatively stable overall, though the number of available listings varied between counties and property types. In general, single-family homes remain closer to a balanced market, while the condo and townhome segment offers buyers more choices and negotiating flexibility.
- Cash Sales: Cash buyers continued to play a significant role in the local housing market, particularly in the condo and townhome segment. The strong presence of cash transactions suggests ongoing interest from investors, second-home purchasers, and relocation buyers who can move quickly and compete without financing contingencies.
Single-Family
In Sarasota County, February recorded 625 closed single-family sales, an increase of 6.1 percent compared to the same month last year. The median sale price declined 5.0 percent to $475,000, suggesting that some buyers may be reaching affordability limits. Cash buyers accounted for 47.0 percent of transactions, with 294 cash sales recorded during the month. Sellers received a median of 93.8 percent of their original list price.
Inventory levels declined, with active listings falling 20.3 percent to 3,420 homes. This represents a 5.0-month supply of inventory. Homes spent a median of 59 days on the market before going under contract and took about 94 days to close.
In Manatee County, single-family home sales rose 10.0 percent year-over-year, reaching 550 closed sales in February. The median sale price increased 2.9 percent to $489,634, reflecting continued buyer demand despite higher prices. Cash transactions accounted for 176 sales, or about 32.0 percent of the market. Sellers received a median of 94.2 percent of their original list price.
Active inventory declined slightly, falling 2.1 percent to 3,031 listings. This represents a 4.8-month supply of homes. Properties spent a median of 65 days on the market before going under contract and approximately 109 days to close.
Townhomes and Condos
The condo and townhome market in Sarasota County experienced strong growth in February, with closed sales increasing 35.9 percent year-over-year to 322 transactions. The median sale price declined slightly by 3.5 percent to $330,000. Increased inventory and greater buyer choice are giving purchasers more negotiating power in this segment.
Cash transactions remained dominant, representing 68.0 percent of sales with 219 cash purchases. Sellers received a median of 92.1 percent of their original asking price. Active inventory totaled 2,443 units, representing an 8.6-month supply of homes. Properties spent a median of 76 days under contract and about 109 days to close.
In Manatee County, condo and townhome sales declined 18.7 percent year-over-year, totaling 204 closed transactions. The median sale price fell 2.5 percent to $311,995. Cash buyers accounted for 63.7 percent of purchases, or 130 transactions. Sellers received a median of 93.0 percent of their original list price.
Active inventory declined 8.6 percent to 1,670 units, equal to a 7.5-month supply of homes. Properties spent a median of 67 days on the market before going under contract and about 105 days to close. Despite softer sales and prices, new pending sales increased 6.2 percent, and pending inventory rose 18.5 percent, suggesting potential improvement in future months.
Summary
February 2026 market data highlight how localized and property type specific the Sarasota and Manatee housing markets have become. Manatee County’s single-family market continues to show steady growth, supported by rising prices and solid sales activity. In Sarasota County, the single-family market is showing signs of cooling as affordability pressures begin to influence buyer behavior and homes take longer to sell.
At the same time, many buyers are shifting toward condos and townhomes, particularly in Sarasota County. Sales activity in that segment increased significantly and higher inventory levels give buyers more negotiating power. The strong presence of cash buyers, especially in the condo market, also points to continued interest from investors and second home purchasers.
While some segments of the market are adjusting and others remain stable, opportunities still exist for both buyers and sellers who price strategically and work with a knowledgeable REALTOR® to navigate the evolving housing market.
Monthly reports are provided by Florida Realtors® with data compiled from Stellar MLS. For comprehensive statistics dating back to 2015, visit www.MyRASM.com/statistics.
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About REALTOR® Association of Sarasota and Manatee
The REALTOR® Association of Sarasota and Manatee (RASM) is the largest real estate trade association in Sarasota and Manatee counties, serving over 9,000 members. RASM provides technology, training, networking, and business support to members, and supports a healthy real estate market by upholding high professional and ethical standards through a Code of Ethics, ongoing education, and certification programs. As the advocate for the real estate brokerage industry, RASM is the Voice for Real Estate® in the Sarasota/Manatee region. For more information, call (941) 952-3400 or visit
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January 2026 Sarasota – Manatee Real Estate Report
The REALTOR® Association of Sarasota and Manatee (RASM) has released its January 2026 real‑estate market report, providing a snapshot of market conditions across the two counties. According to data from Florida Realtors®, January 2026 reflects a housing market that is adjusting rather than slowing down. In Sarasota County, sales improved in both the single-family and condo markets, while Manatee County experienced softer activity, particularly in single-family homes. Home prices declined in most segments, though Manatee’s single-family market saw a slight increase. Overall inventory levels decreased, keeping the single-family market relatively balanced, while condo and townhome inventory remains higher and gives buyers more options. Pending sales increased across most property types, which typically signals stronger closed sales in the months ahead. Although homes are taking longer to go under contract and close, the market remains active and positioned for steady movement as the year progresses.
“As buyers and sellers evaluate their value propositions, we are seeing the market finding more of a balance and a feeling of confidence that we have settled into a more stable or “new normal” market compared to the swings we saw over the past few years,” said David Crawford, 2026 RASM President and Broker/Owner of Catalist Realty. “This benefits all parties and can be seen in the data with the decrease in active inventory and the increase in pending sales as we move into the spring season.”
Key Trends in Sarasota/Manatee January 2026:
- Sales Activity: Sarasota County posted a 0.6 percent year‑over‑year increase in single‑family home sales and a 9.1 percent rise in condo/townhome sales. Manatee County saw the opposite: single‑family sales declined 10.8 percent, while condo/townhome sales slipped 1.7 percent.
- Median Sales Price: Sarasota’s median sale price fell 7.5 percent for single‑family homes and 9.5 percent for condos/townhomes. In Manatee County, the median price for single‑family homes edged up 0.1 percent, while condo/townhome prices dropped 9.2 percent.
- Inventory: Active listings declined 13.7 percent for Sarasota single‑family homes and 2.2 percent for Manatee single‑family homes. Condo/townhome inventory slipped 0.6 percent in Sarasota and 4.8 percent in Manatee. Months supply stood at 5.0 for Sarasota single‑family, 4.6 for Manatee single‑family, 8.9 for Sarasota condos and 7.2 for Manatee condos.
- Pending Inventory: Pending inventory rose 10.9 percent for Sarasota single‑family homes, 23.9 percent for Sarasota condos/townhomes and 21.4 percent for Manatee single‑family homes, while it declined 1.9 percent for Manatee condos/townhomes. An uptick in pending inventory is typically a leading indicator of demand and often translates into stronger closed sales in the following months.
Single-Family
In Sarasota County, January 2026 posted 523 closed sales, a slight 0.6 percent increase over the prior year. The median sale price fell 7.5 percent to $490 000, indicating that sellers are adjusting expectations amid softer demand. Cash buyers made up nearly 45.5 percent of transactions, a sign that well‑capitalized buyers remain active, while sellers received a median of 93.7 percent of their original list price.
Inventory tightened 13.7 percent to 3,444 active listings, equating to a 5.0-month supply. A supply of 5.5 months is generally considered balanced, so buyers have more choice but not enough to force dramatic price cuts. Homes spent a median of 48 days under contract and 96 days to close, reflecting a slower yet orderly market.
In Manatee County, closed sales declined 10.8 percent to 444, yet the median sale price edged up 0.1 percent to $480 495. This slight uptick suggests tight supply and buyer competition are keeping prices stable despite softer demand. Cash purchases accounted for about 32.4 percent, and sellers received a median of 94.2 percent of their list price.
Active listings declined 2.2 percent to 2,843, leaving a consistent 4.6‑month supply. However, homes stayed on the market longer, taking a median of 58 days to secure a contract and 105 days to close. The combination of higher prices and longer market times may reflect cautious buyer behavior: buyers are willing to wait, but limited inventory supports prices.
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Townhomes and Condos
Sarasota County’s condo and townhome segment recorded 264 closed sales in January, up 9.1 percent from a year earlier. Even with stronger sales, the median price dropped 9.5 percent to $314 175, pointing to increased negotiation power for buyers. Cash deals represented a dominant 68.9 percent of transactions, showing how heavily investors and second‑home buyers influence this market. Sellers achieved a median of 92.2 percent of their asking price.
With 2,449 units available and an 8.9‑month supply, supply is well above a balanced level. Buyers have abundant choices and this helps explain the longer marketing times of 66 days to contract and 110 days to sale.
In Manatee County, condo and townhome sales slipped 1.7 percent to 169, and the median price fell 9.2 percent to $305 000. Cash purchases comprised 61.5 percent, underscoring continued investor interest. Sellers received a median of 91.2 percent of the original list price.
Active inventory decreased 4.8 percent to 1,631 units, translating to a 7.2‑month supply, which still favors buyers. Median times were 65 days to contract and 110 days to close, indicating a market where patience and strategic pricing remain crucial for sellers.
Summary
Overall, the January 2026 statistics reflect a housing market settling into a more sustainable rhythm. Moderating prices in most segments, longer marketing periods and higher months-supply figures suggest buyers have gained breathing room. With pending sales up sharply in both counties, the coming months could bring an uptick in closed transactions. Buyers who have been waiting on the sidelines may find more opportunities, while sellers who price realistically can still achieve strong results. As the market transitions away from the extremes of the past few years, balanced conditions should benefit both sides. In such a nuanced environment, partnering with a knowledgeable local REALTOR® can be invaluable, helping clients interpret market data, price homes appropriately, and navigate negotiations to achieve the best possible outcomes.
Monthly reports are provided by Florida Realtors® with data compiled from Stellar MLS. For comprehensive statistics dating back to 2015, visit www.MyRASM.com/statistics.
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