Manatee County Real Estate Roundup: August 24 – 30
Manatee County Real Estate: The 73.8% Pool Factor
August 2025 Market Analysis | Based on 670 MLS Properties
Breaking Discovery: 73.8% of Manatee County properties have pools – and they’re selling for $208,000 MORE than homes without pools. That’s a 53.1% premium that nobody’s talking about.
The Real Market Snapshot
From our analysis of 670 actual MLS listings in Manatee County:
The Pool Premium Nobody’s Discussing
Here’s what our data reveals about pools in Manatee County:
- 316 properties WITH pools: Average price $599,000
- 112 properties WITHOUT pools: Average price $391,000
- The difference: $208,000 premium (53.1% higher)
💡 Key Insight: In Manatee County, a pool isn’t just an amenity – it’s a $200,000+ value driver. This is significantly higher than state averages.
The New Construction Surge
37.6% of properties in our dataset are new construction (built 2023 or later). That’s 161 properties flooding the market with brand-new inventory.
| Property Age | Count | Avg Days on Market |
|---|---|---|
| New Construction (2023+) | 161 properties | 87 days |
| Existing Homes (Pre-2023) | 267 properties | 100 days |
What this means: New construction is selling 13 days faster than existing homes, despite the influx of inventory.
Where The Action Is: City Breakdown
Based on pending and sold properties (428 total transactions):
- Bradenton: 177 properties – Average 90 days on market
- Parrish: 95 properties – Average 91 days on market
- Lakewood Ranch: 69 properties – Average 113 days on market
- Palmetto: 46 properties – Average 83 days on market
- Sarasota: 25 properties – Average 115 days on market
Surprising Finding: Palmetto properties are selling fastest (83 days average), while premium Lakewood Ranch is taking 30 days longer to sell.
Property Type Analysis
From the 203 active listings with complete data:
| Property Type | Count | Avg Price/SqFt |
|---|---|---|
| Single Family | 147 listings | $324/sqft |
| Condominium | 39 listings | $308/sqft |
| Townhouse | 9 listings | $216/sqft |
| Villa | 8 listings | $234/sqft |
The Decade Development Pattern
When were these homes built? The data tells an interesting story:
- 2020s: 84 homes (41% of active inventory)
- 2000s: 31 homes
- 2010s: 26 homes
- 1970s: 21 homes
- 1990s: 13 homes
- 1980s: 11 homes
🎯 The Opportunity: The 2020s construction boom means buyers have more new, hurricane-code compliant options than ever before. These homes typically qualify for better insurance rates.
What This Means For You
For Buyers:
- Consider Palmetto for faster-moving inventory and better deals
- Townhouses offer the best price per square foot at $216/sqft
- New construction is abundant but selling quickly – act fast on good properties
- Factor in the pool premium – it’s real and substantial in Manatee County
For Sellers:
- Highlight your pool – it adds significant value in this market
- New construction is moving 13 days faster – price competitively if you have an older home
- Bradenton and Parrish are the hottest markets for sales velocity
- Properties are averaging 90-100 days on market – be patient but realistic
Ready to Navigate Manatee County’s Unique Market?
This data-driven analysis is just the beginning. Let’s discuss how these trends affect your specific situation and create a winning strategy together.
Data source: Analysis of 670 properties from Manatee County MLS data, August 2025. Including 203 active, 181 pending, and 247 sold properties.
