The Sarasota–Manatee housing market is tightening, but it is not moving in the same way for every property type or price point.
The latest verified report from the REALTOR® Association of Sarasota and Manatee covers July 2026. It shows year-over-year gains in closed sales across all four major residential segments, along with lower inventory in both counties. At the same time, buyers remain selective—especially in the condominium market, where properties are still taking longer to go under contract.
Sarasota County single-family homes
Sarasota County recorded 744 single-family closings in July, up 2.9% from July 2025. The median sale price increased 5.0% to $493,500, while active inventory fell 23.4% year over year to 2,736 homes.
Months of supply declined to 3.9 months, and new pending sales increased 6.6% to 724. Sellers received a median 94.2% of their original asking price, compared with 91.0% one year earlier.
What it means: Well-priced single-family homes are facing less competition than they did a year ago. Buyers still have negotiating room, but the broad inventory picture no longer supports assuming that every seller must make a major concession.
Bradenton and Manatee County single-family homes
Manatee County posted 694 single-family closings, an 11.2% year-over-year increase. Its median sale price rose 1.0% to $495,000, while active inventory declined 7.9% to 2,724 homes. The county ended July with 4.1 months of supply.
New pending sales slipped 2.0% to 653, even though pending inventory remained 7.3% higher than a year earlier.
What it means: More homes are closing, but prices are not accelerating broadly. Buyers remain payment-conscious, and resale properties must compete with new-construction incentives in areas such as Lakewood Ranch and Parrish.
Sarasota condos show renewed activity
The most notable July change occurred in Sarasota County’s townhouse and condo market. Closed sales increased 33.1% year over year to 318, and new pending sales rose 27.7% to 281. Active inventory declined 10.9%, bringing supply down to 5.6 months.
The median sale price was $340,000, up 13.3% from July 2025. However, the average sale price rose much faster—62.7%—because higher-priced transactions had an unusually large influence on the month’s mix of sales.
That luxury activity was significant: Sarasota County recorded 41 townhouse and condo sales of $1 million or more in July, compared with 12 one year earlier. The increase was:
(41 − 12) ÷ 12 × 100 = 241.7%, or approximately 242%.
This does not mean every luxury condo has gained 242% in value. It means the number of $1 million-plus closings was nearly three-and-a-half times the year-earlier total.
Buyers are active—but still careful
Sarasota condos and townhomes spent a median 92 days on the market before going under contract, and sellers received a median 90.8% of their original asking price.
Those figures tell an important story: condo demand has improved, but buyers are not rushing into every listing. They continue to scrutinize pricing, monthly fees, insurance, special assessments, reserve funding and building documentation.
For condo sellers, preparing the association’s budget, insurance information, milestone inspection, structural reserve study and assessment history before an offer can reduce uncertainty and help a qualified buyer move forward.
Lakewood Ranch and Parrish
The official RASM report does not publish separate monthly figures for Lakewood Ranch or Parrish, so Manatee County statistics should not be presented as city-specific results.
The clearest practical issue in these communities is the competition between resale homes and builders. A resale seller should compare not only list prices, but also the builder’s advertised financing, closing-cost assistance, included upgrades, CDD obligations and estimated monthly payment.
For buyers, the same analysis works in reverse: a lower promotional mortgage rate can be valuable, but it should be weighed against the home’s final price, lot, upgrades, taxes, CDD, HOA fees and future resale position.
Mortgage rates remain an affordability constraint
Freddie Mac reported an average 30-year fixed mortgage rate of 6.66% on August 27, 2026, nearly unchanged from 6.65% one week earlier.
For illustration, principal and interest on a $400,000, 30-year loan is approximately:
- $2,398 per month at 6.00%
- $2,569 per month at 6.66%
- Difference: approximately $171 per month
Actual payments and rates depend on the borrower, loan program, points and lender; taxes, insurance, HOA and CDD charges are not included in this illustration.
For some financed buyers, a seller-paid rate buydown may therefore create more immediate value than a modest price reduction. The best structure depends on the buyer’s qualifications and lender approval.
The takeaway for sellers and buyers
The local market has more momentum than broad “Florida slowdown” headlines might suggest, but it remains highly property-specific.
For sellers, accurate pricing and complete documentation matter more than testing the market with an aspirational price. For buyers, shrinking inventory makes it important to act decisively on a well-positioned single-family home, while older or long-listed condos may still offer meaningful negotiating opportunities.
If you are considering selling or buying in Sarasota, Bradenton, Lakewood Ranch or Parrish, Matt & Jenny Cannon can help you evaluate the competition, recent comparable sales and the true monthly cost of each option.
Sources and data note
● REALTOR® Association of Sarasota and Manatee: July 2026 Market Report
● REALTOR® Association of Sarasota and Manatee: June 2026 Market Report
● Freddie Mac Primary Mortgage Market Survey