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April 2026 Real Estate Market Report: Trends in Sarasota and Manatee Counties

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May 2026 Real Estate Market Report: Buyer Demand Strengthens as Housing Inventory Declines

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June 2026 Real Estate Market Report: Trends in Sarasota and Manatee Counties

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July 2026 Real Estate Market Report: Trends in Sarasota and Manatee Counties

August 2026 Real Estate Market Report: Trends in Sarasota and Manatee Counties

September 2026 real estate report:

The REALTOR® Association of Sarasota and Manatee (RASM) has released its Q3 2026 real estate market report, showing growth in closed sales and median sale prices across the single-family and townhouse/condo markets in both counties. Condos and townhomes led the sales gains, while available inventory ended the quarter below year-ago levels.

From July through September, the four major market segments recorded a combined 5,699 closed sales, an increase of 8.0 percent compared to the third quarter of 2025. Condo and townhome sales increased 20.9 percent across the two counties, compared to 3.6 percent for single-family homes.

New listings increased across all four segments during the quarter, yet active inventory and months supply were lower at the end of September than one year earlier. Sellers received a larger share of their original asking prices, and median time to contract shortened in every segment.

September reinforced the strength of condo and townhome activity, particularly in Sarasota County, where closings increased 34.3 percent year-over-year. Single-family results were more mixed, with closed sales increasing in Sarasota and declining in Manatee. New pending single-family sales declined year-over-year in both counties, showing that activity varied as the quarter ended.

“The trend line continues to show a strengthening market across multiple data points,” said David Crawford, 2026 RASM President and REALTOR® with The Catalist Group at The Keyes Company. “Even with new listings increasing across all segments, inventory continues to shrink, showing buyer demand is outpacing current supply.”

Key Trends in Sarasota/Manatee Q3 2026

• Condo and Townhome Sales Led Growth: Closed sales increased 26.8 percent in Sarasota County and 13.9 percent in Manatee County during Q3. New pending sales also increased in both markets. These figures show more completed transactions and more properties going under contract, pointing to stronger buyer activity in the condo and townhome segment. Pending sales can indicate future closings, although not every contract results in a completed sale.
• More New Listings, Lower Available Inventory: New listings increased across both counties and property types during the quarter, but active inventory ended September below year-ago levels. Months supply estimates how long current inventory would last at the recent sales pace. Supply of 3.7 to 3.9 months for single-family homes indicates tighter conditions than the 4.9 to 5.0 months for condos and townhomes, which are closer to balance. Fewer available listings generally mean less competition for sellers and fewer choices for buyers than one year earlier.
• Prices and Selling Conditions Improved: Median sale prices increased across all four segments, with gains ranging from 2.3 to 6.4 percent. Sellers received a larger share of their original asking prices, and homes generally reached contract sooner than in Q3 2025. Together, these trends suggest sellers were finding buyers sooner and selling closer to their original asking prices. Median prices reflect the midpoint of homes sold and can also change as the mix of properties sold changes.

Single-Family

In Sarasota County, 2,071 single-family homes sold during the third quarter, an increase of 3.0 percent compared to Q3 2025. The median sale price rose 3.7 percent to $485,000, while the average sale price increased 20.2 percent to $807,627. Cash purchases represented 37.6 percent of closed sales. Sellers received a median of 94.4 percent of their original list price, compared to 91.9 percent one year earlier.

At the end of the quarter, active listings were down 16.2 percent year-over-year to 2,629 homes, with months supply declining from 4.8 to 3.7 months. During Q3, homes spent a median of 52 days on the market before going under contract and 92 days from listing to closing, down from 68 and 107 days, respectively. New pending sales increased 1.7 percent to 2,008.

In Manatee County, single-family closed sales increased 4.2 percent to 2,017 transactions during Q3. The median sale price rose 3.2 percent to $490,000, while the average sale price increased 4.4 percent to $657,172. Cash purchases represented 27.5 percent of closed sales. Sellers received a median of 95.6 percent of their original list price, compared to 93.8 percent in Q3 2025.

At the end of the quarter, active inventory totaled 2,610 homes, down 1.7 percent year-over-year, while months supply declined from 4.2 to 3.9 months. Properties spent a median of 49 days on the market before going under contract and 99 days from listing to closing during Q3, compared to 59 and 104 days one year earlier. New pending sales were nearly unchanged, declining 0.3 percent to 1,877.

Townhomes and Condos

The Sarasota County condo and townhome market recorded 908 closed sales during Q3, an increase of 26.8 percent year-over-year. The median sale price increased 6.4 percent to $324,380, while the average sale price rose 77.2 percent to $718,721. Cash buyers accounted for 60.9 percent of sales. Sellers received a median of 92.0 percent of their original list price, up from 88.4 percent in Q3 2025.

At the end of the quarter, active inventory was down 12.0 percent year-over-year to 1,601 units, lowering months supply from 6.8 to 4.9 months. New pending sales increased 20.0 percent to 870 during Q3. Median time to contract edged down from 87 to 86 days, although median time from listing to closing increased from 129 to 133 days.

In Manatee County, condo and townhome sales increased 13.9 percent to 703 transactions during Q3. The median sale price increased 2.3 percent to $307,000, while the average sale price rose 5.7 percent to $348,886. Cash purchases represented 49.4 percent of closed sales. Sellers received a median of 92.8 percent of their original list price, compared to 90.3 percent in Q3 2025.

At the end of the quarter, active inventory was down 13.9 percent year-over-year to 1,191 units, lowering months supply from 6.3 to 5.0 months. During Q3, properties spent a median of 73 days on the market before going under contract and 114 days from listing to closing, down from 82 and 125 days, respectively. New pending sales increased 14.5 percent to 639.

Luxury Highlights

In the single-family market, Sarasota County recorded nine sales of $10 million or more during Q3, up from one in Q3 2025, an 800 percent increase. Sales from $5 million to under $10 million increased 175 percent to 11, compared to four one year earlier. Manatee County also recorded two single-family sales of $10 million or more, compared to none in Q3 2025.

Sarasota’s condo and townhome market also recorded a substantial increase at the highest price points. Ten properties sold for $10 million or more during Q3, compared to none one year earlier. Another 15 sold for $5 million to under $10 million, up from one in Q3 2025. These large transactions are important context for Sarasota’s average sale price increases, since averages are more sensitive than medians to a small number of very high-priced sales.

September Highlights

September single-family results were mixed. Sarasota County recorded 681 closings, an increase of 5.4 percent year-over-year, while Manatee County recorded 636, down 3.9 percent. Both counties reported a median sale price of $485,000, up 7.8 percent in Sarasota and 3.2 percent in Manatee. New pending sales declined in both counties, falling 2.8 percent to 619 in Sarasota and 3.6 percent to 559 in Manatee.

September condo and townhome sales increased year-over-year in both counties. Sarasota recorded 309 closings, up 34.3 percent, and a median sale price of $335,000, up 6.3 percent. New pending sales increased 19.3 percent to 291. In Manatee, closed sales increased 3.7 percent to 224, the median sale price was unchanged at $296,500, and new pending sales rose 3.6 percent to 173.

September accounted for five of Sarasota’s nine Q3 single-family closings at $10 million or more and all ten condo and townhome closings at that price level, concentrating much of the quarter’s highest-priced activity in its final month.

Summary

The third quarter brought increased closings and higher median sale prices across all four major market segments in Sarasota and Manatee counties. Condos and townhomes accounted for most of the regional sales growth, while both property types ended September with lower inventory than one year earlier. September’s mixed single-family results also show that growth was not uniform at the close of the quarter.

Conditions continue to vary by location, property type and price point. Buyers and sellers should work with a REALTOR® who can interpret local data, assess current competition and develop a strategy based on the factors affecting a specific property. Accurate pricing and an understanding of the local market remain essential as sales activity and available inventory change.

Sarasota newspaper, magazine, news, events:

August, 2026

The REALTOR® Association of Sarasota and Manatee
(RASM) has released its August 2026 real estate market report, showing broader buyer activity, continued
inventory tightening and faster transaction timelines across the single-family and townhouse/condo
markets in Sarasota and Manatee counties.

Closed and pending sales increased across all four major market segments, signaling that buyer demand
remained active through late summer. The strongest gains continued to come from townhouses and
condos in both counties.

At the same time, active inventory and months supply declined across every county and property type.
With fewer homes available compared to recent sales activity, market conditions continued to tighten
across both the single-family and townhouse/condo segments.

Seller leverage also continued to improve. Homes generally moved to contract and closing faster than a
year ago, and sellers received a larger share of their original asking prices across all four segments. Price
trends remained relatively steady overall, with modest gains in most segments and limited softness
elsewhere.

“The trend line continues to tell the story of buyers and sellers finding common ground and seeing a true
market value through a similar lens,” said David Crawford, 2026 RASM President and Broker/Owner of
Catalist Realty. “It’s exciting to see this trend of increased sales and shorter sales cycles continue even
through the end of summer!”

Key Trends in Sarasota/Manatee August 2026:
• Sales and Pending Activity Strengthened: Buyer activity remained broad-based, with both
closed sales and new pending sales increasing across every major property segment. Townhouse
and condo activity continued to post the strongest gains, while single-family sales also remained
positive in both counties.

• Inventory Continued to Tighten: Active listings and months supply declined across both
counties and property types, continuing the shift toward a more competitive market. Single-family
inventory remained especially tight, while townhouse and condo supply remains closer to
balanced conditions.

• Homes Moved Faster as Seller Position Improved: Marketing times shortened across every
major segment, and sellers generally received a larger share of their original asking prices. Prices
were comparatively stable, with modest gains in most segments, suggesting buyers and sellers are
becoming more aligned on current market value.

Single-Family
In Sarasota County, 646 single-family homes sold in August, an increase of 0.8 percent compared to
August 2025. The median sale price declined 1.1 percent to $470,000, while the average sale price
decreased 1.9 percent to $670,413. Cash purchases represented 37.3 percent of closed sales. Sellers
received a median of 94.7 percent of their original list price, compared to 92.3 percent one year earlier.
Active listings fell 20.8 percent to 2,619 homes, reducing months supply to 3.7 months in August 2026.
Homes spent a median of 47 days on the market before going under contract and 91 days from listing to
closing.

Higher-priced single-family activity was mixed in Sarasota County. Sales of homes priced at $1 million
or more decreased 8.2 percent to 78 transactions. However, sales between $1.5 million and $1.99 million
increased 46.2 percent to 19, while sales between $2 million and $2.99 million increased 18.2 percent to
13 transactions.

In Manatee County, single-family closed sales increased 5.7 percent to 687 transactions. The median sale
price rose 5.9 percent to $495,000, while the average sale price was nearly unchanged, declining 0.3
percent to $663,878. Cash purchases represented 26.6 percent of closed sales. Sellers received a median
of 95.6 percent of their original list price, compared to 94.8 percent in August 2025.
Active inventory fell 7.0 percent to 2,616 homes, while months supply declined to 3.9 months. Properties
spent a median of 45 days on the market before going under contract and approximately 95 days from
listing to closing.

Higher-priced single-family activity was also mixed in Manatee County. Sales of homes priced at $1
million or more declined 6.6 percent to 71 transactions. Sales between $1 million and $1.24 million
increased 26.1 percent to 29, while sales between $1.25 million and $1.49 million and between $1.5
million and $1.99 million declined year-over-year.

Townhomes and Condos
The Sarasota County condo and townhome market recorded 281 closed sales in August, an increase of
13.8 percent year-over-year. The median sale price increased 3.3 percent to $310,000, while the average
sale price rose 4.7 percent to $441,558. Cash buyers accounted for 59.8 percent of sales. Sellers received a
median of 91.6 percent of their original list price, up from 88.5 percent in August 2025.
Active inventory decreased 11.8 percent to 1,659 units, lowering months supply to 5.2 months in August
2026. Properties spent a median of 83 days on the market before going under contract and approximately
124 days from listing to closing.

Higher-priced condo and townhome activity remained active in Sarasota County. The county recorded 21
sales of $1 million or more in August, an increase of 10.5 percent year-over-year. Sales between $1.5
million and $1.99 million held steady at four transactions, while sales between $2 million and $2.99
million increased to six from two one year earlier.

In Manatee County, condo and townhome sales increased 20.5 percent to 241 transactions. The median
sale price increased 5.4 percent to $307,000, while the average sale price rose 5.0 percent to $372,591.
Cash purchases represented 50.6 percent of closed sales. Sellers received a median of 93.4 percent of their
original list price, compared to 90.4 percent in August 2025.
Active inventory fell 16.1 percent to 1,171 units, lowering months supply to 4.9 months in August 2026.
Properties spent a median of 72 days on the market before going under contract and approximately 116
days from listing to closing.

Summary
The August 2026 housing market reinforced the shift toward tighter and more active conditions across
Sarasota and Manatee counties. Sales and pending activity improved across every major segment while
available inventory continued to decline, helping homes move through the market more quickly and
giving well-positioned sellers somewhat more leverage.

http://photo941.com

Even with the broader improvement, conditions remain highly dependent on location, property type and
price point. Buyers continue to evaluate value carefully, while sellers benefit most when homes are priced
and positioned for current conditions. Buyers and sellers should work with a REALTOR® who can
interpret hyper-local data, assess current competition and develop a strategy based on the factors affecting
a specific property.

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 rea

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July 2024 Real Estate Market Report: Trends in Sarasota and Manatee Counties

SARASOTA, Fla. (August 22, 2024) – The REALTOR® Association of Sarasota and Manatee (RASM) has released its monthly market report, highlighting real estate trends for July 2024. According to data compiled by Florida Realtors®, the real estate markets in Sarasota and Manatee counties have returned to conditions similar to those seen before the COVID-19 pandemic, reflecting a market correction that brings us back to pre-pandemic norms.

Key Trends in Sarasota/Manatee July 2024:

• Both counties experienced a cooling in market activity in July 2024 compared to the same period in 2023. This is evidenced due to the longer median time to contract and sale.
• Inventory levels have risen significantly in both counties, contributing to a more balanced market with an increase in the months’ supply of inventory year-over-year. This marks the highest inventory levels since 2019.
• The median sale price has shown a decrease year-over-year in July 2024, indicating some price corrections across both counties.
• The median percent of the original list price received by sellers has decreased in both counties, indicating that buyers now have more leverage to negotiate.

Single-Family Homes

In Sarasota County, closed sales for single-family homes remained relatively stable, with a slight year-over-year increase of 1.4 percent to 642 sales, with 37.1 percent of sales being cash transactions. The median sale price dropped by 12.1 percent to $470,000, while the average sale price decreased by 2.1 percent to $678,657. Sellers received a median of 93.1 percent of their original list price, a 3.3 percent decrease compared to July 2023.

Inventory levels saw a significant rise, with 3,068 active listings, a 59.5 percent increase, leading to a months’ supply of inventory at 4.8 months. The median time to contract extended to 52 days, up 108 percent, and the median time to sale increased by 28.8 percent to 94 days.

In Manatee County, the single-family home market saw a 9.9 percent increase in closed sales, with 686 transactions compared to 624 in July 2023, with 31.6 percent of sales being cash deals. The median sale price slightly decreased by 3.1 percent to $499,000, while the average sales price increased by 3 percent to $661,104, reflecting the strength of the luxury market in Manatee County. Sellers received a median of 95.8 percent of their original list price, a 1.3 percent decrease compared to July 2023.

Active listings in Manatee County rose by 55.2 percent to 2,488, resulting in a months’ supply of inventory of 3.9 months. The median time to contract grew by 79.3 percent to 52 days, and the median time to sale increased by 19 percent to 100 days compared to July 2023.

“The market is getting back to how it was before the pandemic, and while it might seem like things are cooling off, that’s actually a good thing,” said Tony Barrett, 2024 RASM President and Broker/Owner of Barrett Realty. “It means we’re in a more balanced market, which is great news for both buyers and sellers.”

Townhomes and Condos

The townhouse and condo market in Sarasota County closed July 2024 with 285 sales, a 7.1 percent increase year-over-year, with 60.7 percent of sales being cash transactions. The median sale price decreased by 6.3 percent to $365,000, while the average sales price increased by 2.7 percent to $537,872. Sellers received a median of 92 percent of their original list price, a 3.5 percent decrease compared to July 2023.

Inventory for townhomes and condos in Sarasota County increased by 72 percent to 1,777 active listings, resulting in a months’ supply of inventory of 5.7 months. The median time to contract increased by 86.1 percent to 67 days, and the median time to sale rose by 55.8 percent to 120 days.

In Manatee County, the townhouse and condo market experienced a 9.6 percent decline in closed sales year-over-year, resulting in 225 sales, with 50.2 percent of sales being cash transactions. The median sale price decreased by 6 percent to $329,000. Sellers received a median of 92 percent of their original list price, a 3.9 percent decrease compared to July 2023.

Inventory levels for townhomes and condos in Manatee County increased by 68.1 percent to 1,261 active listings, leading to a months’ supply of inventory of 5.6 months. The median time to contract rose by 63.8 percent to 77 days, and the median time to sale increased by 33 percent to 121 days.

http://photo941.com

Summary

In summary, both Sarasota and Manatee counties experienced a shift in the market in July 2024, with declining median prices, longer times to sell, and rising inventory. These trends suggest a shift towards a more balanced market, giving buyers more power and options while putting downward pressure on prices.

“The drop in median sales prices shows the market is adjusting, making it more affordable for buyers. It’s a sign that we’re moving toward a healthier, more balanced market overall,” added Barrett.

The REALTOR® Association of Sarasota and Manatee continues to monitor these changes closely, providing valuable insights for both buyers and sellers in the region.

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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Sarasota-Bradenton Real Estate Report 2026

The REALTOR® Association of Sarasota and Manatee (RASM) has released its June 2026 real estate market report, showing broad-based sales growth, sharply tightening inventory and a widening gap between single-family and condo pricing trends across Sarasota and Manatee counties.

Closed sales increased year-over-year in all four major market segments, with gains ranging from 11.2 percent to 26.2 percent. New pending sales also increased across every county and property type, indicating that buyer demand accelerated heading into the peak of summer.

At the same time, active inventory declined by double digits in all four segments, ranging from a 12.1 percent decline in Sarasota County condos to a 27.4 percent decline in Sarasota County single-family homes. Months supply fell considerably from June 2025 in every segment, pushing both single-family markets down to 4.1 months, further below the level traditionally associated with a balanced market. Condo and townhome buyers continued to have more options, although available supply also tightened substantially in that segment.

Prices told two different stories depending on property type rather than county. Median single-family prices climbed in both Sarasota and Manatee counties, while median condo and townhome prices declined in both counties. Sellers also closed the gap with their original asking prices, with the median percent of original list price received rising year-over-year in three of the four segments, a sign that competition for well-priced homes has intensified.

“June was one of the clearest signals yet that buyers who had been waiting on the sidelines are moving forward,” said David Crawford, 2026 RASM President and Broker/Owner of Catalist Realty. “Sales grew across every segment we track, and sellers who priced their homes appropriately were rewarded with faster contracts and stronger offers. At the same time, the growing divide between single-family and condo pricing shows just how important it is to understand the dynamics of each property type before making a decision.”

Key Trends in Sarasota/Manatee June 2026:

• Sales Growth Accelerated: Closed sales rose across all four market segments, led by a substantial increase in Manatee County single-family homes. New pending sales also increased in every segment, led by a strong jump in Sarasota County condos, pointing to continued momentum ahead.
• Inventory Tightened Further: Active listings decreased across every county and property type for the second consecutive month. The largest decline occurred in Sarasota County’s single-family market, pushing months supply to its lowest level in years.
• Prices Diverged by Property Type: Median single-family prices rose in both Sarasota and Manatee counties, while median condo and townhome prices fell in both counties. This underscores the importance of viewing single-family homes and condos as distinct markets rather than relying on one overall regional trend.

Single-Family

In Sarasota County, 805 single-family homes sold in June, an increase of 15.2 percent compared to June 2025. The median sale price increased 8.2 percent to $492,450, while the average sale price rose 5.7 percent to $732,527. Cash purchases represented 39.0 percent of closed sales, up from 35.8 percent a year earlier. Sellers received a median of 94.4 percent of their original list price, compared to 92.2 percent one year earlier.

Buyer activity remained strong, with new pending sales increasing 4.1 percent to 686, while new listings declined 6.5 percent, contributing to the continued drop in available inventory.

Active listings fell 27.4 percent to 2,870 homes, reducing months supply from 6.3 months in June 2025 to 4.1 months in June 2026. Homes spent a median of 47 days on the market before going under contract and 89 days from listing to closing, both notably shorter than last year.

In Manatee County, single-family closed sales increased 26.2 percent to 890 transactions, the largest year-over-year gain of any segment this month. The median sale price rose 11.4 percent to $490,000, while the average sale price increased 11.2 percent to $648,560. Cash sales represented 25.2 percent of closed sales, down from 28.9 percent a year earlier. Sellers received a median of 95.8 percent of their original list price, up from 94.3 percent in June 2025.

New pending sales increased 22.8 percent to 716, providing a positive indicator for future closings. New listings rose 4.9 percent to 831.

Active inventory fell 15.3 percent to 2,706 homes, while months supply declined from 5.2 months to 4.1 months. Properties spent a median of 45 days on the market before going under contract and approximately 99 days from listing to closing, both shorter than one year ago.

Growth in Manatee County was broad-based across price points. Sales between $800,000 and $899,999 more than doubled, increasing 116.0 percent, while sales between $2 million and $2.99 million increased 162.5 percent and sales between $3 million and $4.99 million increased 166.7 percent.

Townhomes and Condos

The Sarasota County condo and townhome market recorded 364 closed sales in June, an increase of 25.5 percent year-over-year. The median sale price declined 7.5 percent to $343,750, while the average sale price edged down 1.0 percent to $571,877. Cash buyers accounted for 59.1 percent of sales, down from 67.2 percent a year earlier. Sellers received a median of 92.0 percent of their original list price, up from 89.7 percent in June 2025.

New pending sales increased 27.4 percent to 307, while new listings rose 14.0 percent to 359. Active inventory decreased 12.1 percent to 1,959 units. Months supply declined from 8.3 months to 6.3 months, although the segment continued to offer buyers more selection than the single-family market.

Properties spent a median of 71 days on the market before going under contract, nearly unchanged from 72 days last year, and approximately 109 days from listing to closing, five days faster than a year ago.

Higher-priced condo and townhome activity increased considerably. Sarasota County recorded 45 sales of $1 million or more, an increase of 50.0 percent. Sales between $1.25 million and $1.49 million nearly tripled, increasing 175.0 percent, and sales between $2 million and $2.99 million more than doubled, increasing 140.0 percent.

In Manatee County, condo and townhome sales increased 11.2 percent to 259 transactions. The median sale price declined slightly, down 0.9 percent to $310,000, while the average sale price rose 4.7 percent to $349,674. Cash purchases represented 50.2 percent of closed sales, up from 46.4 percent a year earlier. Sellers received a median of 92.1 percent of their original list price, nearly unchanged from the previous year.

New pending sales increased 15.8 percent to 242, while new listings rose 4.6 percent to 271. Active inventory fell 18.2 percent to 1,327 units, lowering months supply to 5.7 months.

Properties spent a median of 84 days on the market before going under contract, up from 68 days last year, and approximately 123 days from listing to closing, both notably longer than a year ago.

Summary

The June 2026 housing market was defined by across-the-board sales growth, tightening inventory and a clear divergence in pricing between single-family homes and condos. Single-family supply tightened further in both counties, while condo and townhome buyers continued to have more selection despite that supply also declining. Median single-family prices rose in both counties even as median condo and townhome prices fell, and rising average prices across most segments show that upper-price transactions continue to shape overall market activity.

These differences reinforce the importance of reviewing housing conditions at the neighborhood, property-type and price-point levels. Buyers and sellers should work with a REALTOR® who can interpret hyper-local data, evaluate current competition and develop a strategy based on the conditions affecting a specific property.

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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The REALTOR® Association of Sarasota and Manatee (RASM) has released its May 2026 real estate market report, showing continued buyer demand, declining inventory and increasingly distinct pricing trends across Sarasota and Manatee counties.

Closed sales increased year-over-year in three of the four major market segments, while Manatee County single-family sales remained nearly even with the previous year. New pending sales increased across every county and property type, indicating that buyer activity remained strong heading into the summer months.

At the same time, active inventory declined by double digits in all four segments. Months supply also fell considerably from May 2025, bringing both single-family markets below the level traditionally associated with a balanced market. Condo and townhome buyers continued to have more options, although available supply also tightened substantially in that segment.

Prices presented a more mixed picture. Median prices increased for both property types in Sarasota County but declined in Manatee County. However, average single-family prices rose in both counties, indicating that higher-priced transactions continued to influence overall market activity.

“We continue to see strong buyer demand alongside lower inventory, but what makes this market unique is that buyers are not rushing into decisions,” said David Crawford, 2026 RASM President and Broker/Owner of Catalist Realty. “They are taking the time to evaluate each property, understand its value and complete their homework before moving forward. Buyers remain active, but they are also disciplined and strategic.”

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Key Trends in Sarasota/Manatee May 2026:

• Buyer Activity Remained Strong: Closed sales increased in both Sarasota County property segments and in Manatee County’s condo and townhome market. Manatee County single-family sales remained nearly unchanged. Pending sales rose across all four segments, suggesting that buyer demand remained active.
• Inventory Continued to Tighten: Active listings declined by double digits across every county and property type. The largest decline occurred in Sarasota County’s single-family market, where inventory fell by more than 25 percent compared to last year.
• Prices Split by County: Median prices increased in Sarasota County but declined in Manatee County. This reflects the importance of viewing the region as a collection of separate markets rather than relying on one overall trend.
• Single-Family Supply Fell Below Balanced Levels: Both Sarasota and Manatee counties recorded 4.4 months of single-family inventory. Condo and townhome supply remained higher, at 7.1 months in Sarasota County and 6.3 months in Manatee County.

Single-Family

In Sarasota County, 845 single-family homes sold in May, an increase of 7.2 percent compared to May 2025. The median sale price increased 2.2 percent to $475,000, while the average sale price rose 3.4 percent to $673,741.

Cash purchases represented 42.0 percent of closed sales. Sellers received a median of 94.2 percent of their original list price, compared to 92.8 percent one year earlier.

Buyer activity remained strong, with new pending sales increasing 11.4 percent to 808. New listings also rose 8.7 percent to 924, although the increase was not enough to offset the broader decline in available inventory.

Active listings fell 25.2 percent to 3,099 homes, reducing months supply from 6.6 months in May 2025 to 4.4 months in May 2026. Homes spent a median of 50 days on the market before going under contract and 92 days from listing to closing, both slightly shorter than last year.

In Manatee County, single-family closed sales remained relatively stable, declining 0.5 percent to 782 transactions. The median sale price decreased 3.8 percent to $460,000. However, the average sale price increased 4.5 percent to $667,503, indicating that higher-priced transactions continued to influence the market.

Cash sales represented 27.0 percent of closed sales. Sellers received a median of 95.4 percent of their original list price, up from 94.4 percent in May 2025.

New pending sales increased 19.2 percent to 839, providing a positive indicator for future closings. New listings declined slightly by 1.4 percent to 889.

Active inventory fell 11.8 percent to 2,832 homes, while months supply declined from 5.2 months to 4.4 months. Properties spent a median of 47 days on the market before going under contract and approximately 95 days from listing to closing, both shorter than one year ago.

The difference between Manatee County’s declining median price and rising average price reflects an uneven sales mix. Sales below $500,000 increased modestly, while several upper-luxury categories also recorded growth. Sales from $3 million to $4.99 million increased 83.3 percent, and five homes sold between $5 million and $9.99 million.

Townhomes and Condos

The Sarasota County condo and townhome market recorded 371 closed sales in May, an increase of 8.5 percent year-over-year. The median sale price rose 4.9 percent to $336,829, while the average sale price increased 1.6 percent to $496,451.

Cash buyers accounted for 61.5 percent of sales. Sellers received a median of 91.2 percent of their original list price.

New pending sales increased 13.2 percent to 342, while new listings declined 8.9 percent to 377. Active inventory decreased 13.2 percent to 2,149 units. Months supply declined from 9.2 months to 7.1 months, although the segment continued to offer buyers more selection than the single-family market.

Properties spent a median of 67 days on the market before going under contract, up from 59 days last year, and approximately 108 days from listing to closing.

Higher-priced condo and townhome activity increased considerably. Sarasota County recorded 38 sales of $1 million or more, an increase of 40.7 percent. Sales between $1.25 million and $1.49 million tripled from the previous year, although luxury properties generally required considerably more time to secure a contract.

In Manatee County, condo and townhome sales increased 8.7 percent to 288 transactions. The median sale price declined 5.1 percent to $297,000, while the average sale price decreased 1.0 percent to $341,985.

Cash purchases represented 51.0 percent of closed sales. Sellers received a median of 93.2 percent of their original list price, nearly unchanged from the previous year.

New pending sales increased 4.6 percent to 272, while new listings declined sharply by 23.1 percent to 277. Active inventory fell 16.9 percent to 1,452 units, lowering months supply to 6.3 months.

Properties spent a median of 61 days on the market before going under contract and approximately 106 days from listing to closing. Sales growth was concentrated at the lower end of the market, with transactions below $200,000 increasing 93.9 percent.

Summary

The May 2026 housing market was defined by active buyer demand, declining inventory and significant differences between counties and property types. Pending sales increased throughout the region, while inventory fell across every major segment.

Single-family supply tightened to 4.4 months in both counties, creating more competitive conditions for desirable and appropriately priced properties. Condo and townhome buyers continued to have greater selection, but supply in those markets also declined substantially.

Price trends were not uniform. Sarasota County recorded modest median-price increases, while median prices declined in Manatee County. At the same time, rising average single-family prices demonstrate that upper-price transactions continue to play an important role in the market.

These differences reinforce the importance of reviewing housing conditions at the neighborhood, property-type and price-point levels. Buyers and sellers should work with a REALTOR® who can interpret hyper-local data, evaluate current competition and develop a strategy based on the conditions affecting a specific property.

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The REALTOR® Association of Sarasota and Manatee (RASM) has released its March 2026 real‑estate market report, highlighting shifts across property types and counties. The housing market across Sarasota and Manatee Counties continues to challenge traditional expectations, as rising sales activity coincides with tightening inventory and steady prices. Closed sales increased year-over-year in both single-family homes and the condo and townhouse segment, while inventory declined significantly, signaling that demand continues to outpace supply.

Despite these conditions, prices have remained relatively stable. Median sale prices rose modestly, but not at a pace that reflects the strength in sales, suggesting that sellers are reaching a pricing ceiling. At the same time, longer days on market indicate that buyers are taking a more deliberate approach, carefully evaluating options and negotiating terms rather than reacting to urgency.

This dynamic points to a market where demand is active but disciplined, with buyers increasingly setting the upper limits of pricing, even as inventory tightens and competition persists.

“We are continuing to see increased demand across both counties and across multiple property types, with buyers taking a more calculated approach to their purchasing decisions,” said David Crawford, 2026 RASM President and Broker/Owner of Catalist Realty. “Today’s buyers are focused on value and are approaching the process with less emotion and a more strategic, data-driven mindset.”

Key Trends in Sarasota/Manatee March 2026:

• Shrinking Inventory: Inventory declined across all areas and property types, as homes are selling faster than new listings are entering the market.
• Sales Growth: Sales activity is increasing, with more homes closing compared to last year. Buyer demand remains steady and continues to support market activity.
• Price Stabilization: Prices are holding relatively steady. Despite increased sales, sellers are facing limits on how much they can raise prices, as buyers remain cautious.
• Longer Days on Market: Homes are taking longer to go under contract. Buyers are moving more carefully, taking time to evaluate options and negotiate terms before making a decision.

Single-Family

In Sarasota County, March recorded 890 closed single-family sales, an increase of 8.9 percent compared to the same month last year. The median sale price increased 3.3 percent to $485,000, suggesting that some buyers may be reaching affordability limits. Cash buyers accounted for 42.0 percent of transactions, with 374 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 24.0 percent to 3,351 homes. This represents a 4.8-month supply of inventory. Homes spent a median of 49 days on the market before going under contract and took about 88 days to close.

In Manatee County, single-family home sales rose 21.9 percent year-over-year, reaching 814 closed sales in March. The median sale price decreased 2.4 percent to $494,205 year-over-year. Cash transactions accounted for 256 sales, or about 31.4 percent of sales. Sellers received a median of 94.4 percent of their original list price.

Active inventory declined 8.1 percent to 2,991 listings. This represents a 4.7-month supply of homes. Properties spent a median of 51 days on the market before going under contract and approximately 102 days to close.

Townhomes and Condos

The condo and townhome market in Sarasota County experienced strong growth in March, with closed sales increasing 40.4 percent year-over-year to 455 transactions. The median sale price increased slightly by 3.8 percent to $359,500. Cash transactions remained dominant, representing 65.5 percent of sales with 298 cash purchases. Sellers received a median of 92.3 percent of their original asking price.

Active inventory decreased by 11.9 percent to 2,392 units, representing an 8.1-month supply of inventory. Properties spent a median of 65 days on the market before going under contract and about 104 days to close.

In Manatee County, condo and townhome sales increased by 12.0 percent year-over-year, totaling 336 closed transactions. The median sale price fell 11.3 percent to $300,000. Cash buyers accounted for 55.1 percent of purchases, or 185 transactions. Sellers received a median of 92.9 percent of their original list price.

Active inventory declined 12.1 percent to 1,597 units, equal to a 7.1-month supply of homes. Properties spent a median of 61 days on the market before going under contract and about 105 days to close.

Summary

In March 2026, four key trends are defining the current market. Inventory is shrinking across property types, sales activity is increasing, prices have stabilized, and buyers are leveraging time as a primary negotiating tool.

The data suggests a shift away from a fast-moving, seller-driven environment toward a more balanced and strategic market. While demand remains strong, buyers are exercising patience and control, using longer decision timelines and, in many cases, cash offers to strengthen their position.

Market conditions can vary significantly between neighborhoods and property types, making it essential to analyze the data at a hyper-local level. For both buyers and sellers, success will depend on understanding these shifts and adjusting strategies accordingly. Working with a REALTOR® who understands these evolving market conditions can provide the guidance and expertise needed to navigate today’s complex housing landscape.
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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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