Sarasota–Manatee Real Estate Market Gains Momentum in August 2026
The Sarasota–Manatee housing market showed encouraging signs of improvement in August 2026. Closed and pending sales increased across every major residential segment, inventory declined, and homes generally moved faster than they did one year earlier.
The latest report from the REALTOR® Association of Sarasota and Manatee (RASM), using Florida Realtors® data compiled from Stellar MLS, suggests buyers and sellers are finding more common ground on value. However, conditions still vary considerably by county, property type, neighborhood and price range.
Sarasota County Single-Family Homes
Sarasota County recorded 646 single-family closed sales, a 0.8% increase from August 2025.
- Median sale price: $470,000, down 1.1%
- Average sale price: $670,413, down 1.9%
- Active listings: 2,619, down 20.8%
- Months of supply: 3.7 months
- Median time to contract: 47 days
- Median time from listing to closing: 91 days
- Cash sales: 37.3%
- Median percentage of original list price received: 94.7%, up from 92.3% one year earlier
The decline in inventory is especially notable. Although the median price was slightly lower than last August, fewer available homes and a better sale-to-original-list-price ratio point to firmer conditions for properly priced properties.
Luxury activity was mixed. Sarasota County recorded 78 single-family sales at $1 million or more, down 8.2% year over year. Within that market, sales from $1.5 million to $1.99 million increased 46.2% to 19 transactions, while sales from $2 million to $2.99 million increased 18.2% to 13 transactions.
Manatee County Single-Family Homes
Manatee County posted stronger growth, with 687 single-family closed sales, an increase of 5.7% from August 2025.
- Median sale price: $495,000, up 5.9%
- Average sale price: $663,878, down 0.3%
- Active listings: 2,616, down 7.0%
- Months of supply: 3.9 months
- Median time to contract: 45 days
- Median time from listing to closing: approximately 95 days
- Cash sales: 26.6%
- Median percentage of original list price received: 95.6%, up from 94.8% one year earlier
Manatee County combined rising sales and a higher median price with declining inventory. That does not mean every property gained value, but it does indicate stronger overall momentum in the single-family segment.
Sales of Manatee County homes priced at $1 million or more declined 6.6% to 71 transactions. However, the $1 million to $1.24 million bracket increased 26.1% to 29 sales.
Sarasota County Condos and Townhomes
Sarasota County’s condo and townhome market recorded one of the strongest increases in transaction activity:
- Closed sales: 281, up 13.8%
- Median sale price: $310,000, up 3.3%
- Average sale price: $441,558, up 4.7%
- Active listings: 1,659, down 11.8%
- Months of supply: 5.2 months
- Median time to contract: 83 days
- Median time from listing to closing: approximately 124 days
- Cash sales: 59.8%
- Median percentage of original list price received: 91.6%, up from 88.5% one year earlier
The 5.2-month supply indicates more balance than in the single-family market, but the combination of higher sales, lower inventory and an improving sale-to-list-price ratio represents a meaningful shift.
Sarasota County recorded 21 condo and townhome sales at $1 million or more, up 10.5%. Six properties sold between $2 million and $2.99 million, compared with two in August 2025.
Manatee County Condos and Townhomes
Manatee County’s condo and townhome segment recorded the largest percentage increase in sales among the four markets:
- Closed sales: 241, up 20.5%
- Median sale price: $307,000, up 5.4%
- Average sale price: $372,591, up 5.0%
- Active listings: 1,171, down 16.1%
- Months of supply: 4.9 months
- Median time to contract: 72 days
- Median time from listing to closing: approximately 116 days
- Cash sales: 50.6%
- Median percentage of original list price received: 93.4%, up from 90.4% one year earlier
- This segment showed broad improvement: more sales, higher prices, tighter inventory and a stronger percentage of original asking price received.
What the August Market Means for Sellers
Sellers have somewhat more leverage than they did a year ago, particularly where inventory has tightened. Still, buyers remain value-conscious.
The fact that sellers received between 91.6% and 95.6% of their original asking prices across these markets shows that pricing accurately from the beginning remains essential.
A home that is well presented, effectively marketed and positioned against its true competition has a stronger chance of selling within a reasonable timeframe. Overpricing can still lead to extended market time and later reductions, especially in property types or price ranges with more competition.
What the August Market Means for Buyers
Buyers are seeing less inventory than they did one year ago, but opportunities remain. Condo and townhome supply is still more balanced than single-family supply, and individual sellers may be motivated depending on their circumstances and how long a property has been listed.
Rather than relying only on countywide medians, buyers should examine recent comparable sales, competing listings, building or community conditions, insurance costs, association fees and the property’s pricing history.
The Bottom Line
August’s figures represent a healthier and more active Sarasota–Manatee market than the broad slowdown narrative might suggest.
Across the two counties, single-family sales increased 3.3% year over year and condo and townhome sales increased 16.8%. Inventory declined in all four major segments, marketing times improved, and sellers received a larger percentage of their original asking prices.
This is not a uniform seller’s market, and the results do not apply equally to every neighborhood or price point. It is a market in which informed pricing and hyperlocal analysis matter more than ever.
If you are considering buying or selling in Sarasota, Bradenton, Lakewood Ranch, Parrish or the surrounding area, Matt and Jenny Cannon with Coldwell Banker can help you understand what the latest data means for your specific property or home search.
Source: REALTOR® Association of Sarasota and Manatee, August 2026 Real Estate Market Report. Monthly figures were provided by Florida Realtors® using data compiled from Stellar MLS. Statistics compare August 2026 with August 2025 unless otherwise stated.