180

214

277

59

• 0–7 days: 20 (11.1%)
• 8–30 days: 28 (15.6%)
• 31–60 days: 24 (13.3%)
• 61+ days: 108 (60.0%)

What it means: Quick hits exist, but most sales need a longer runway.

• SFR — SP/LP 0.96, $/sf $254.85 (n=116)
• Condo — SP/LP 0.93, $/sf $263.89 (n=35)
• Townhome — $/sf $218.09 (n=4), Villa — $/sf $214.04 (n=16)

What it means: Condos command higher $/sf, but buyers negotiate harder on them.

• Entry (≤Q1): CDOM 90, Over‑list 8.9%
• Mid (Q1–Q3): CDOM 88, Over‑list 2.2%
• Luxury (>Q3): CDOM 66, Over‑list 2.2%

What it means: High‑end buyers are decisive when pricing is tight.

• Private — $/sf $271.76, SP/LP 0.96 (n=61)
• Community — $/sf $220.13, SP/LP 0.94 (n=73)
• None — $/sf $206.61, SP/LP 0.95 (n=46)

What it means: Private pools add clear value; community access helps, but less.

• ≤1979: $264.11/sf (n=48)
• 1980–1999: $241.67/sf (n=60)
• 2000–2009: $223.39/sf (n=27)
• 2010–2019: $259.93/sf (n=7)
• 2020+: $219.86/sf (n=37)

What it means: Older, well‑located homes often outrun newer builds on a $/sf basis.

• Conventional — SP/LP 0.96, CDOM 68 (n=64)
• Cash — SP/LP 0.95, CDOM 81 (n=96)
• FHA — SP/LP 0.975, CDOM 98 (n=10)
• VA — SP/LP 0.975, CDOM 135 (n=8)

What it means: FHA/VA hold price but need time; Conventional is the speed play.

• SARASOTA — SP/LP 0.95, $/sf $268.45, CDOM 78 (n=84)
• VENICE — SP/LP 0.95, $/sf $232.56, CDOM 129 (n=44)
• NORTH PORT — SP/LP 0.96, $/sf $188.61, CDOM 126 (n=32)
• LONGBOAT KEY — SP/LP 0.90, $/sf $489.72, CDOM 49 (n=6)

What it means: Sarasota leads volume; Longboat’s prestige drives $/sf but needs price precision.

County‑wide PND/ACT: 0.77 (214 pendings / 277 actives).

• VENICE — 1.08 (55/51)
• LONGBOAT KEY — 1.00 (4/4)
• SARASOTA — 0.74 (99/134)
• ENGLEWOOD — 0.36 (4/11)

What it means: Venice is the demand standout this week.

Highest city expired shares (EXP ÷ total listings in file):

• OSPREY — 40.0% (2 of 5)
• LONGBOAT KEY — 17.6% (3 of 17)
• ENGLEWOOD — 17.4% (4 of 23)
• VENICE — 11.8% (20 of 170)

Legal subdivisions with multiple expireds:

• SOUTH VENICE (3)
• WINDWARD AT LAKEWOOD RANCH (2)
• ISLANDWALK/THE WEST VLGS PH 7 (2)
• GRAN PARADISO PH 1 (2)

What it means: Price precisely in these pockets or expect a relist.

Condos out‑price SFRs by $9.04/sf on median ($263.89 vs $254.85) even as condos carry a softer SP/LP (0.93 vs 0.96).

What it means: Sellers: lead with amenity/location value. Buyers: expect negotiating room.

• Two solds show negative Days‑to‑Contract; CDOM used for speed metrics.
• SP/LP and $/sf figures are medians from this file only.
• Where a stat isn’t in the file (e.g., SP/LP for actives/pendings), we state “Not in file”.