Sarasota County Market Snapshot: October 19 – 25, 2025: Two-Speed Market with 47-Day Single-Family vs 132-Day Condo Close Times

Analysis of 322 active, 208 pending, and 192 closed listings showing pronounced two-speed market dynamics.

Market Snapshot: Single-family homes close in 47 days while condos require 132 days, creating distinct buyer opportunities.

All records analyzed

Price Bands

Mid-tier properties ($250-500K) performed best with 53.5 days median close time from 90 transactions. Entry-level homes under $250K took 63.5 days with 34 closings, while upper-mid properties ($500-750K) required 62 days from 39 sales. Luxury entry ($750K-1M) moved quickly at 52 days, but higher luxury tiers showed mixed results with $1-1.5M taking 98 days and ultra-luxury properties varying from 18 to 109.5 days.

Geography (Cities/Zips)

Venice led performance with 22 days median close time from 58 transactions, followed by North Port at 37 days from 31 sales. Sarasota city showed slower pace at 117.5 days despite strong volume of 74 closings. Englewood significantly lagged at 199 days from 8 transactions, while Osprey took 268.5 days from just 2 sales. Longboat Key performed well at 18 days from 5 luxury transactions.

Property Types

Single-family residences dominated with 123 transactions closing in 47 days at $452,500 median price. Condominiums took significantly longer at 125.5 days from 36 sales with $270,500 median price. Villas required 115 days from 25 transactions at $319,900 median, while townhouses took 134.5 days from 8 sales at $312,500 median.

Price Bands

Single-family homes showed strong performance across price tiers. Mid-tier properties ($250-500K) led with 37.5 days from 56 transactions. Entry-level homes under $250K closed in 47 days from 11 sales, while luxury entry ($750K-1M) performed exceptionally at 34 days from 11 transactions. Upper-mid properties ($500-750K) took longer at 81.5 days from 32 sales, and luxury homes ($1-1.5M) required 76 days from 10 transactions.

Geography (Cities/Zips)

Venice single-family homes led at 19 days from 40 transactions, followed by North Port at 35.5 days from 28 sales. Sarasota single-family properties took 93.5 days from 38 transactions, while Englewood required 184 days from 5 sales. Nokomis performed moderately at 51 days from 11 transactions.

Property Types

Single-family residences comprised the entire category with 123 transactions closing in 47 days at $452,500 median price, demonstrating consistent performance across the segment.

Price Bands

Condo/townhome/villa segment showed slower overall performance. Mid-tier properties ($250-500K) took 137.5 days from 34 transactions, while entry-level properties under $250K required 115 days from 23 sales. Upper-mid properties ($500-750K) performed better at 62 days from 7 transactions, and luxury entry properties took 125.5 days from 2 sales. Ultra-luxury properties showed strong performance at 17.5 days from 2 transactions.

Geography (Cities/Zips)

Venice condos/townhomes/villas performed best at 25.5 days from 18 transactions. Longboat Key required 104.5 days from 4 luxury transactions, while Sarasota took 137.5 days from 36 sales. Englewood lagged significantly at 226 days from 3 transactions, and Osprey took 268.5 days from 2 sales.

Property Types

Condominiums took 125.5 days from 36 transactions at $270,500 median price. Townhouses required 134.5 days from 8 sales at $312,500 median, while villas needed 115 days from 25 transactions at $319,900 median price.

Two-Speed Market

The market shows a pronounced 85-day gap between single-family homes (47 days) and condominiums (125.5 days), with single-family properties moving 2.7 times faster. This creates distinct market segments with different competitive dynamics and buyer strategies.

Actionable Playbook

• Sellers: Single-family sellers should price competitively given 47-day median close times and 0.71 PAR, while condo sellers have more pricing flexibility with 132-day close times.
• Buyers: Single-family buyers need to act quickly in a competitive 0.71 PAR environment, while condo buyers can take time to negotiate in the slower 0.5 PAR market.
• Investors: Focus on Venice and North Port for faster turnover, avoid Englewood and Osprey where properties take 200+ days to close.
• Target mid-tier properties ($250-500K) for optimal velocity across both single-family and condo segments.

DOM Basis: CDOM

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

Period: October 19-25, 2025