Sarasota Market Report
Current real estate data for Sarasota & Manatee Counties — monthly data through April 2026 (RASM/MLS), weekly snapshots through June 6, 2026
The Sarasota and Manatee County real estate markets have turned a decisive corner in 2026. After a correction through 2025, year-over-year median sale prices have been climbing steadily — Sarasota County single-family prices moved from -7.5% YoY in January to +4.3% YoY by April, a full swing of nearly 12 percentage points in four months. Manatee County shows even stronger momentum at +6.1% YoY. Inventory is tightening, homes are selling in just 44 days, and transaction volume is rising across both counties. Whether you're buying, selling, or investing, these shifting dynamics create both opportunity and the need for a data-driven strategy.
Monthly data sourced from the REALTOR® Association of Sarasota & Manatee (RASM) through April 2026. Weekly snapshots through June 6, 2026 via MLS transaction data. Community data from Redfin, Movoto, local brokerage reports, and public MLS records. Page refreshed June 11, 2026.
Key Market Takeaways
What You Need to Know Right Now
Prices Have Fully Recovered
Year-over-year median sale prices are now solidly positive: Sarasota County SF up 4.3% (Apr), Manatee County SF up 6.1% (Apr). The monthly trend shows consistent acceleration — Sarasota SF went from -7.5% YoY in January to +4.3% by April. The 2025 correction is definitively over.
Inventory Is Tightening Fast
Active listings are declining across both counties. Sarasota County condo inventory fell 13.3% YoY to 2,300 listings. Manatee SF listings dropped to 2,929. At 4.6–4.7 months of SF supply, both counties are in balanced-to-tight territory — below the 6-month threshold that defines a buyer's market.
Homes Selling in 44 Days
Median time to contract is just 44 days for single-family homes in both counties — a dramatic improvement from the 80–100+ day ranges that persisted through 2025. Weekly data through June 6 shows median DOM of 46.5 days in the core $250K–$500K price band.
Condos Surging in Volume
Condo sales volume is exploding: Sarasota County condo closed sales jumped 18.7% in April and a remarkable 40.4% in March. Manatee condo prices surged 6.6% YoY. Post-Surfside adjustments are maturing, and buyers are returning to well-managed buildings.
Barrier Islands: Buyer Opportunity
Longboat Key, Lido Key, Siesta Key, and Anna Maria Island all favor buyers right now. Inventory is at multi-year highs on Longboat (150% above 2021–22 levels), Siesta Key prices are down 10.5% YoY, and days on market range from 85–174 days. Premium locations still command value, but negotiation leverage is real.
Transaction Volume Rising
Closed transactions are growing: Sarasota SF up 8.9% in March, Manatee SF up 10% in February and 4.8% in April. Weekly data shows 249–309 closings per week across each county. In-migration from the Northeast and Midwest continues to fuel demand.
County-Level Data
Sarasota & Manatee at a Glance
April 2026 full-month data. Source: RASM/MLS monthly report.
Sarasota County
| Property Type | Median Sale Price | Year-over-Year | Month-over-Month | Avg. Days on Market | Inventory (Months) | Active Listings | Closed Sales | Sale-to-List |
|---|---|---|---|---|---|---|---|---|
| Single-Family | $490,000 | +4.3% | +1.0% | 44 days | 4.7 mo. | 3,258 | 824 (+0.9%) | 94.3% |
| Condo / Townhome | $337,500 | -0.6% | -6.1% | 67 days | 7.7 mo. | 2,300 | 445 (+18.7%) | 91.1% |
Manatee County
| Property Type | Median Sale Price | Year-over-Year | Month-over-Month | Avg. Days on Market | Inventory (Months) | Active Listings | Closed Sales | Sale-to-List |
|---|---|---|---|---|---|---|---|---|
| Single-Family | $492,500 | +6.1% | +0.6% | 44 days | 4.6 mo. | 2,929 | 704 (+4.8%) | 94.1% |
| Condo / Townhome | $320,000 | +6.6% | +2.6% | 67 days | 6.9 mo. | 1,582 | 285 (+12.5%) | 91.5% |
Monthly Price Trends
The 2026 Recovery in Numbers
Single-family median sale prices and closed sales volume, January–April 2026. Source: RASM monthly reports.
Sarasota County — Single-Family Homes
| Month | Median Sale Price | Year-over-Year | Closed Sales | Sales YoY |
|---|---|---|---|---|
| Jan 2026 | $490,000 | -7.5% | 523 | +0.6% |
| Feb 2026 | $475,000 | -5.0% | 625 | +6.1% |
| Mar 2026 | $485,000 | +3.3% | 890 | +8.9% |
| Apr 2026 | $490,000 | +4.3% | 824 | +0.9% |
Sarasota County SF median price swung from -7.5% YoY in January to +4.3% in April — a 11.8 percentage point recovery in four months.
Manatee County — Single-Family Homes
| Month | Median Sale Price | Year-over-Year | Closed Sales | Sales YoY |
|---|---|---|---|---|
| Jan 2026 | $480,495 | +0.1% | 444 | -10.8% |
| Feb 2026 | $489,634 | +2.9% | 550 | +10.0% |
| Apr 2026 | $492,500 | +6.1% | 704 | +4.8% |
Manatee County has posted positive YoY growth every month in 2026, accelerating from +0.1% in January to +6.1% by April.
Weekly Snapshot
Week-over-Week Trends
Real-time weekly transaction data from MLS. Source: Team Renick / MLS weekly reports. All property types combined.
Sarasota County
| Week | Median Price | Closed Sales |
|---|---|---|
| May 10–16 | $355,000 | 242 |
| May 17–23 | $430,000 | 275 |
| May 31–Jun 6 | $420,000 | 309 |
Latest WoW (Jun 6 vs. May 23): Median -2.3% to $420,000 · Closed sales +12.4% to 309
$1M+ segment: 44 sales, median $1,632,500
Manatee County
| Week | Median Price | Closed Sales |
|---|---|---|
| May 17–23 | $421,000 | 256 |
| May 24–30 | $412,000 | 315 |
| May 31–Jun 6 | $434,990 | 249 |
Latest WoW (Jun 6 vs. May 30): Median +5.6% to $434,990 · Closed sales -20.9% to 249
Median DOM 46.5 days ($250K–$500K)
Note: Weekly data covers all property types and reflects a single county-wide snapshot. Weekly medians fluctuate based on the mix of properties closing that week (e.g., a week with more luxury closings will show a higher median). Monthly data from RASM provides a more stable view of market direction.
Neighborhood Breakdown
Market Conditions by Community
Each community has its own dynamics. Here's what's happening across the areas I serve, with the most current data available.
| Area | SF Median Price | SF YoY | Condo Median | Days on Market | Inventory | Current Trend |
|---|---|---|---|---|---|---|
| Sarasota (Mainland) | $490,000 | +4.3% | $337,500 | 44 (SF) · 67 (Condo) | 4.7 mo. (SF) · 7.7 mo. (Condo) | YoY prices turned positive for the first time since the 2022–2023 peak. Sales volume up 8.9% in March, 0.9% in April. Market is stabilizing and building momentum. |
| Longboat Key | $1,100,000–$1,150,000 | ~Stable | ~$895,000 (listing) | 85–141 days (avg ~92) | ~330–425 active (↑150% vs. 2021–22) | Buyer-friendly shift with inventory at 3-year highs. Sale-to-list ratio ~94%. Luxury waterfront ($1.3M–$2.5M+) still commands premium but takes longer to sell. |
| Lido Key | $1,200,000 (listing median) | ~-5% to -8% | $300,000–$6,000,000+ | 110–150 days | ~11 SF active · ~81 condos | Buyer's market. Properties selling ~5% below list. St. Armands and Rosewood Residences remain draws. Limited SF inventory keeps floor under prices. |
| Siesta Key | ~$850,000 | -10.5% | $400,000–$700,000 | ~92 days | Rising | Downward price pressure from elevated insurance costs and rising inventory. Best beach in the U.S. still draws lifestyle buyers — negotiation room exists. |
| Anna Maria Island | $1,600,000–$2,000,000 | Variable (low volume) | $500,000–$1,000,000 | 111–174 days | ~360 active (↓ from 376 in Feb) | Ultra-premium, low volume. Apr 2026 split: 14% under $1M, 36% $1M–$2M, 29% $2M–$3M, 21% $3M–$5M. Inventory declining — demand persists. |
| Lakewood Ranch | $550,000–$651,000 | ~Flat to slight softening | $375,000–$450,000 | 44–90 days | 3.5–4.5 months | Balanced market. ~25–30% of activity is new construction. Builders competing with rate buydowns and closing cost incentives. New EverCreek community announced (1,000 homes). |
| Bradenton | $430,000–$460,000 | +4.8% (Manatee Co.) | $271,000–$320,000 | 46–50 days | 4.6 months (Manatee Co.) | Manatee County's core market showing strong momentum. Sales volume up, prices climbing. Strong value relative to Sarasota proper for buyers seeking space and affordability. |
Price Trend Analysis
How We Got Here — and Where We're Headed
2025: The Correction Year
Through 2025, the Sarasota and Manatee County markets experienced a meaningful correction from the 2022–2023 peaks. Single-family median prices in Sarasota County declined approximately 6% year-over-year to $474,700 by year-end. Manatee County saw a similar 5% decline to $475,000. Condo markets faced steeper headwinds, driven by new Florida insurance requirements and post-Surfside HOA reserve mandates.
- Total closed sales in Sarasota County rose 9.3% in 2025 to 8,183 transactions — lower prices brought more buyers to the table.
- Condo median time to sale stretched to 112 days vs. 99 days for single-family homes, reflecting slower absorption.
- Manatee County closed 7,521 single-family transactions in 2025, with inventory rising to a 4.3-month supply from a much tighter market in 2023.
Jan–Apr 2026: The Recovery Takes Hold
The 2026 monthly data tells a clear story of accelerating recovery. Sarasota County single-family median prices swung from -7.5% YoY in January to +3.3% in March and +4.3% in April. Manatee County has been positive every month, climbing from +0.1% in January to +6.1% in April. Transaction volume is also growing — Sarasota SF closed sales jumped 8.9% in March and Manatee SF closed sales rose 10% in February.
- January 2026: Sarasota SF median $490,000 (-7.5% YoY), 523 closed sales. Manatee SF median $480,495 (+0.1%), 444 sales. Both counties in balanced inventory (4.6–5.0 months).
- February 2026: Sarasota SF median dipped to $475,000 (-5.0% YoY) but sales volume surged to 625 (+6.1%). Manatee SF median climbed to $489,634 (+2.9%), with 550 sales (+10%).
- March 2026: Breakout month. Sarasota SF median $485,000 (+3.3% YoY) on 890 sales (+8.9%). Condo market exploded: 455 sales (+40.4% YoY) at a median of $359,500 (+3.8%).
- April 2026: Sarasota SF median $490,000 (+4.3%), 824 sales. Manatee SF median $492,500 (+6.1%), 704 sales (+4.8%). Condo sales up 18.7% in Sarasota, 12.5% in Manatee. Median DOM just 44 days for SF in both counties.
May–June 2026: Weekly Signals
The most recent weekly MLS snapshots through June 6, 2026 confirm the recovery momentum is sustaining:
- Sarasota County: 309 closings the week of May 31–Jun 6 (up 12.4% from 275 the prior comparison week). County-wide median $420,000. The $1M+ luxury segment saw 44 closings at a median of $1,632,500.
- Manatee County: 249 closings the week of May 31–Jun 6 at a median of $434,990 (up 5.6% from the prior week). Median DOM in the core $250K–$500K band was just 46.5 days.
- Manatee weekly breakdown (May 24–30): SF median $457,500 (50 days on market) vs. Condo median $271,250 (65.5 days) — condos remain slower but are seeing increasing transaction volume.
Condo Market: Special Considerations
Condos across Sarasota and Manatee Counties are showing strong signs of recovery in transaction volume, though pricing recovery is uneven. New state legislation — including mandatory structural inspections and fully funded HOA reserves — has increased carrying costs for owners, particularly in older buildings. Insurance premiums remain elevated. Here's where things stand:
- Sarasota County condos (Apr 2026): Median $337,500 (-0.6% YoY), but closed sales surged 18.7% to 445 transactions. Inventory fell 13.3% YoY to 2,300 listings (7.7-month supply). Sellers receiving 91.1% of list price. Median time to sale: 103 days.
- Manatee County condos (Apr 2026): Median $320,000 (+6.6% YoY), with closed sales up 12.5%. Inventory at 6.9-month supply with 1,582 active listings. The stronger price recovery here suggests well-managed buildings with healthy reserves are seeing genuine value appreciation.
- March 2026 standout: Sarasota County condo closed sales jumped a remarkable 40.4% year-over-year to 455 transactions at a median of $359,500 (+3.8% YoY). This was the strongest monthly condo sales performance in over a year.
Jim's Market Perspective
What This Means for You
For Buyers
- The price recovery is underway — buying now means catching the early stage. Sarasota SF prices went from -7.5% in January to +4.3% by April. The window of maximum value is narrowing with each month of positive growth.
- Balance still exists in the mainland market. At 4.6–4.7 months of SF supply, you have options and room to negotiate. Sellers are receiving 94.1–94.3% of list price, meaning there's real room for strategic offers.
- Barrier islands favor buyers right now. Longboat Key inventory is at 3-year highs. Siesta Key is down 10.5% YoY. Days on market run 85–174 days. If you've been eyeing island living, this is the most negotiating leverage you'll have.
- New construction incentives persist. Builders in Lakewood Ranch and surrounding areas are still offering rate buydowns and closing cost assistance — take advantage while available.
For Sellers
- Your home's value is appreciating again. Single-family medians are up 4.3% in Sarasota and 6.1% in Manatee — every month in 2026 has shown positive or improving YoY trends. The correction is behind us.
- Homes are selling in 44 days. Well-priced homes in desirable areas are moving faster than they have in two years. The weekly data confirms: median DOM in the core price band is under 47 days.
- Inventory is tightening — that benefits you. Active listings are declining across both counties. Less competition means more buyer attention on your listing. In Sarasota County, condo listings fell 13.3% year-over-year.
- Pricing strategy matters more than ever. Sellers are receiving 91–95% of list price. Pricing right from day one is the difference between selling in 44 days and sitting for 90+.
Common Questions
Market Questions I Hear Most
Is now a good time to buy a home in Sarasota?
Is it a good time to sell my home in Sarasota?
How are condo prices being affected in Sarasota?
What's the market like on the barrier islands?
Are people still relocating to Sarasota?
What's the difference between monthly and weekly data?
Data Sources & Disclaimer
Monthly Data (Jan–Apr 2026): REALTOR® Association of Sarasota & Manatee (RASM) monthly market reports — April 2026, March 2026, February 2026, January 2026. Year-end 2025 data from RASM Year-End 2025 Report.
Weekly Data (May–Jun 2026): MLS transaction snapshots via Team Renick weekly market reports — Sarasota May 31–Jun 6, Manatee May 31–Jun 6.
Community Data: Redfin, Movoto, Homes.com, LocalLifeHomes.com, Galletto Team (Anna Maria Island), and public MLS records. Community-level data represents general market ranges and may vary by specific neighborhood, property type, and price point.
Additional Sources: Sarasota Magazine, Bradenton Herald, Business Observer FL, and regional brokerage market analyses.
This report is provided for informational purposes and does not constitute an appraisal or guaranteed prediction of future market conditions. For a personalized market analysis of your specific property or neighborhood, contact Jim Smith. Page last refreshed June 11, 2026.
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