Sarasota County Market Snapshot: October 5 – 11, 2025: Luxury Segment Shows Speed Advantage with 19-Day Median

Analysis of 344 active, 224 pending, and 153 closed listings showing strong absorption with luxury speed advantage.

Market Snapshot: Luxury homes ($1-1.5M) are closing in just 19 days while overall market maintains 70-day median with strong 0.65 PAR.

All records analyzed

Price Bands

The luxury segment ($1-1.5M) demonstrates exceptional velocity at 19 days, significantly faster than all other price bands. Entry-level properties (<$250K) close in 70.5 days, while mid-tier ($250-500K) properties close in 61 days. Upper-mid ($500-750K) properties take 87 days, showing conventional price-speed patterns. Ultra-luxury ($1.5-2M) properties require 127 days, and super-luxury ($2M+) properties take 191 days, reflecting typical high-end market dynamics.

Geography (Cities/Zips)

Englewood leads with exceptional 35-day median close times, while North Port lags at 84 days. Sarasota shows 78 days with the highest transaction volume at 63 closings. Venice processes 38 transactions in 63.5 days. Longboat Key demonstrates strong luxury performance at 55 days with a $1,538,000 median price. Geographic performance varies meaningfully across the county, with coastal areas generally showing faster velocity than inland markets.

Property Types

Single-family residences significantly outperform other property types, closing in 61 days with 109 transactions and a $455,000 median price. Condominiums take 92 days with 28 transactions at $246,000 median. Townhouses require 96 days with 5 transactions at $310,000 median. Villas show competitive performance at 55 days with 11 transactions and $370,000 median price, demonstrating the strongest velocity among attached property types.

Price Bands

Single-family luxury properties ($1-1.5M) demonstrate exceptional speed at 13 days, creating a significant inversion compared to lower price bands. Mid-tier properties ($250-500K) close in 60 days, while upper-mid ($500-750K) properties take 57 days. Entry-level single-family homes (<$250K) require 82 days. Ultra-luxury ($1.5-2M) properties take 85 days, and super-luxury ($2M+) properties require 211.5 days, showing the typical high-end market pattern.

Geography (Cities/Zips)

Englewood leads single-family performance with 30-day median close times and 4 transactions. Sarasota processes 41 single-family transactions in 57 days with a $605,000 median price. North Port shows 28 transactions taking 84 days at $331,995 median. Venice handles 27 transactions in 70 days at $450,000 median. North Venice demonstrates exceptional speed with 1 transaction closing in 4 days.

Property Types

Single-family residences represent the entire single-family category with 109 transactions, 61-day median close time, and $455,000 median price. This segment shows strong absorption with 0.86 PAR and just 0.4 months of inventory based on sales, indicating robust demand and efficient processing.

Price Bands

Entry-level condos/townhomes/villas (<$250K) show competitive performance at 52 days with 16 transactions. Mid-tier properties ($250-500K) take 74 days with 19 transactions. Upper-mid properties ($500-750K) require 173 days with only 3 transactions. Luxury properties ($1-1.5M) take 147 days with 2 transactions, while ultra-luxury ($1.5-2M) properties require 127 days with 3 transactions. The super-luxury segment shows one transaction at 71 days.

Geography (Cities/Zips)

Venice leads condo/townhome/villa performance with 20-day median close times and 11 transactions. Longboat Key shows 63 days with 4 transactions at $1,494,000 median price. Sarasota processes 22 transactions in 116.5 days at $265,000 median. Nokomis handles 4 transactions in 77.5 days, while North Port shows 2 transactions taking 64 days.

Property Types

Condominiums lead with 28 transactions taking 92 days at $246,000 median price. Townhouses show 5 transactions requiring 96 days at $310,000 median. Villas demonstrate the strongest performance with 11 transactions closing in 55 days at $370,000 median price, significantly outpacing other attached property types in this category.

Two-Speed Market

The market shows a significant two-speed structure with single-family homes achieving 0.86 PAR and 0.4 months of inventory, while condo/townhome/villa properties show 0.39 PAR and 0.8 months of inventory. Single-family properties close in 61 days compared to 72.5 days for attached properties, indicating stronger demand dynamics in the detached home segment.

Actionable Playbook

• Sellers: Luxury single-family properties ($1-1.5M) are moving exceptionally fast at 13-19 days – price aggressively to capture this velocity window.
• Buyers: Focus on Englewood and North Venice for fastest closings, while North Port offers more time for due diligence at 84 days.
• Investors: Target the condo/townhome segment with 0.8 months of inventory and weaker absorption for potential negotiation opportunities.
• Consider geographic arbitrage between fast-moving coastal markets and slower inland areas for strategic positioning.

DOM Basis: CDOM

Notes: Pending-date coverage low (0%); strict in-window pending subset not used.

Period: October 5-11, 2025