Sarasota County Housing Data: Oct 26–Nov 1

Sarasota County Market Snapshot: October 26 – November 1, 2025: Two-Speed Market with 53-Day Single-Family vs 123-Day Condo Close Times

Analysis of 334 active, 188 pending, and 195 closed listings showing dramatic speed disparities between property types.

Market Snapshot: Single-family homes close in 53 days while condos require 123.5 days, creating a pronounced two-speed market dynamic.

All records analyzed

Price Bands

Price bands reveal an unusual luxury inversion pattern. Entry-level properties under $250K close in 101 days, while mid-tier ($250-500K) properties move faster at 78 days. Upper-mid ($500-750K) homes close in 72.5 days, but luxury entry ($750K-1M) properties accelerate dramatically to 41 days. The luxury tier ($1-1.5M) closes even faster at 16 days, with ultra-luxury ($1.5-2M) properties moving exceptionally quickly at just 7 days. However, super-luxury properties over $2M slow significantly to 156 days, suggesting a more selective buyer pool at the highest price points.

Geography (Cities/Zips)

Geographic performance varies significantly across Sarasota County. North Port leads with the fastest close times at 52 days, followed by Nokomis at 33 days. Sarasota city closes in 71 days, while Venice requires 88 days. Englewood matches Venice at 87 days. Premium locations show mixed results: Osprey closes in 78.5 days, but Longboat Key significantly lags at 177 days, indicating luxury waterfront properties face longer marketing periods. ZIP code analysis confirms these patterns, with 34291 (North Port area) closing in just 9 days and 34275 (Nokomis) at 33 days, while 34228 (Longboat Key) requires 177 days.

Property Types

Property type performance shows dramatic differences. Single-family residences dominate the market with 147 closings and close efficiently in 53 days. Condominiums face significantly longer marketing periods at 141 days with only 24 closings. Villas require 123 days with 17 closings, while townhouses close in 102 days with 7 closings. This creates a clear hierarchy where detached homes significantly outperform attached properties in both volume and speed.

Price Bands

Single-family price bands show strong performance across most tiers. Entry-level homes under $250K close quickly in 28 days with 9 sales. Mid-tier properties ($250-500K) dominate with 75 closings in 39 days. Upper-mid homes ($500-750K) require 72 days with 29 sales. Luxury entry ($750K-1M) accelerates to 29 days with 13 closings. The luxury tier ($1-1.5M) moves exceptionally fast at 12.5 days with 12 sales. Ultra-luxury ($1.5-2M) properties close in just 4 days with 4 sales, while super-luxury homes over $2M slow to 156 days with 5 closings.

Geography (Cities/Zips)

Single-family geographic performance shows North Port leading with 30 closings in 45 days, followed by Sarasota with 60 closings in 45.5 days. Venice records 29 closings in 73 days, while Nokomis achieves 13 closings in 33 days. Premium areas show mixed results: Osprey closes in 78.5 days with 4 sales, while Longboat Key requires 164 days for 3 closings. ZIP code analysis reveals 34291 leading at 9 days, 34235 at 16 days, and 34286 at 30 days, while 34242 lags significantly at 214 days.

Property Types

Single-family residences represent the entire segment with 147 closings in 53 days, demonstrating consistent performance across this property category with strong buyer demand and efficient transaction processing.

Price Bands

Condo/townhome/villa price bands show consistently longer marketing periods. Entry-level properties under $250K require 131 days with 16 closings. Mid-tier properties ($250-500K) close in 99 days with 24 sales. Upper-mid homes ($500-750K) extend to 169 days with only 3 closings. Higher price tiers show extreme delays: luxury entry at 141 days, luxury tier at 277 days, ultra-luxury at 185 days, and super-luxury at 155 days, indicating challenging market conditions for attached properties across all price points.

Geography (Cities/Zips)

Geographic performance for condos/townhomes/villas shows widespread challenges. Sarasota leads with 25 closings in 102 days, followed by Venice with 14 closings in 127 days. North Port manages only 3 closings in 124 days, while Englewood records 1 closing in 292 days. Longboat Key requires 185 days for 3 closings, and Nokomis achieves 2 closings in 78.5 days. These extended timelines reflect buyer preference for detached homes and financing challenges for attached properties.

Property Types

Property type breakdown shows condominiums requiring 141 days with 24 closings, villas needing 123 days with 17 closings, and townhouses closing in 102 days with 7 closings. All attached property types significantly underperform single-family homes in both speed and volume.

Two-Speed Market

The market exhibits a pronounced two-speed dynamic with single-family homes closing in 53 days compared to condos/townhomes/villas requiring 123.5 days – a 133% difference that significantly exceeds normal market variation thresholds.

Actionable Playbook

• Sellers: Single-family properties should price competitively for quick 53-day closings, while condo/villa owners must prepare for 123+ day marketing periods and consider aggressive pricing strategies.
• Buyers: Focus on single-family homes for faster transactions and better selection, or target condos/villas for potential negotiation opportunities due to extended marketing times.
• Investors: Capitalize on the luxury inversion where $1-2M properties close in 4-16 days, while avoiding super-luxury over $2M that requires 156 days.
• Target North Port and Nokomis for fastest closings, while avoiding Longboat Key’s 177-day marketing periods unless prepared for extended holding costs.

DOM Basis: CDOM

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

Period: October 26 – November 1, 2025