Sarasota County Real Estate Roundup: August 24 – 30
🏖️ Sarasota County Real Estate: The $248,000 Pool Premium Discovery
August 2025 Market Analysis | Based on 700 MLS Properties
Shocking Discovery: Sarasota County’s pool premium is even HIGHER than Manatee’s. Pools add $248,000 to home values – the highest premium we’ve seen in Southwest Florida.
Market Snapshot: 700 Properties Analyzed
The $248,000 Pool Premium – Highest in the Region
Our analysis of 447 pending and sold properties reveals an extraordinary pattern:
| Pool Status | Properties | Average Price |
|---|---|---|
| WITH Pool | 313 (70%) | $683,000 |
| WITHOUT Pool | 134 (30%) | $435,000 |
| POOL PREMIUM | – | +$248,000 (57%) |
💡 Key Insight: Sarasota’s pool premium exceeds Manatee County by $40,000. This is the highest pool value differential in Southwest Florida.
City-by-City Market Analysis
Where are properties moving, and at what prices?
- SARASOTA: 202 sales, averaging $696,000 (108 days on market)
- VENICE: 118 sales, averaging $463,000 (119 days on market)
- NORTH PORT: 60 sales, averaging $323,000 (110 days on market) – Best value market!
- NOKOMIS: 35 sales, averaging $603,000 (122 days on market)
- ENGLEWOOD: 16 sales, averaging $643,000 (110 days on market)
Value Alert: North Port offers homes at less than HALF the price of Sarasota city, with similar days on market. Smart buyers are taking notice.
New Construction: A Different Story Than Manatee
Unlike Manatee County’s 38% new construction surge, Sarasota shows more balance:
- New Construction (2023+): 110 properties (24.6% of market)
- Average Days on Market: 117 days
- Older Homes: 337 properties
- Average Days on Market: 114 days
Surprising Finding: New construction is NOT selling faster in Sarasota County – both new and older homes take about 115 days to sell.
Price Per Square Foot: Your Value Guide
| Property Type | Active Listings | Price/SqFt |
|---|---|---|
| Single Family | 145 | $319 |
| Condominium | 40 | $387 |
| Villa | 21 | $273 |
| Townhouse | 14 | $221 (BEST VALUE) |
The Sweet Spot: Where Buyers Are Actually Buying
Analysis of 447 pending and sold properties shows clear price preferences:
- 📊 Under $300k: 111 properties (25% of sales)
- 🎯 $300k-$500k: 176 properties (39% of sales) – THE SWEET SPOT!
- 📈 $500k-$750k: 76 properties (17% of sales)
- 💎 $750k-$1M: 36 properties (8% of sales)
- 🏖️ Over $1M: 48 properties (11% of sales)
Inventory by Decade: The Age Factor
Active listings show when Sarasota’s homes were built:
- 2020s: 77 homes (35% of inventory – modern hurricane codes)
- 2000s: 24 homes
- 2010s: 21 homes
- 1980s: 22 homes
- 1990s: 13 homes
Insurance Tip: Those 77 homes from the 2020s qualify for the best insurance rates due to current building codes.
Success Rate: 95.3%
Only 33 out of 700 listings expired unsold. Price it right, and you have a 95.3% chance of selling!
Your Action Plan
For Buyers:
- North Port offers incredible value at $323k average
- Townhouses at $221/sqft are the best price per square foot
- The $300k-$500k range is where most deals happen
- Factor in the $248k pool premium – it’s real and substantial
For Sellers:
- Your pool adds quarter-million in value – highlight it!
- Properties take 108-122 days to sell – price accordingly
- 95.3% success rate means proper pricing works
- Venice and North Port are moving faster than luxury markets
Ready to Make Your Move in Sarasota County?
This data-driven analysis comes from 700 actual MLS listings. I’m Michael Renick, your Florida West Coast Real Estate specialist.
Call me on my cell: 941-400-8735
Data source: Analysis of 700 properties from Sarasota County MLS data, August 2025. Including 220 active, 205 pending, and 242 sold properties. 33 expired listings.
