Sarasota County Home Data for Nov 9 to 15
Sarasota Market Snapshot: November 9 – 15, 2025: Lightning-Fast Listings with 47-Day Median Close Times
Analysis of 318 active, 204 pending, and 176 closed listings showing exceptional velocity with lightning-fast new inventory turnover.
Market Snapshot: Lightning-fast market with 296 new listings under 7 days and strong 0.64 absorption rate driving rapid turnover.
All records analyzedSegment Performance (Overall)
Price Bands
Notable price tier inversion with luxury properties ($1-1.5M) closing significantly faster at 24.5 days versus upper-mid tier ($500-750K) at 74 days. Entry level (<$250K) and mid-tier ($250-500K) both show consistent 48-day performance. Luxury entry tier ($750K-1M) demonstrates strong velocity at 38.5 days, while ultra-luxury ($1.5-2M) closes in 25 days and super-luxury (2M+) takes 41 days.
Geography (Cities/Zips)
Dramatic geographic performance variations with Nokomis leading at 16.5 days median DOM, followed by Longboat Key at 20.5 days. Sarasota and Venice show moderate performance at 48 and 47.5 days respectively, while Englewood significantly lags at 150 days. ZIP code analysis reveals 34275 (Nokomis) and 34228 (Longboat Key) as top performers, while 34223 (Englewood) shows the slowest absorption at 150 days.
Property Types
Single-family residences demonstrate superior market velocity at 35 days median DOM with 117 closings. Condominiums require 55 days, while villas take 84 days and townhouses need 102 days to close. Single-family homes command the highest median price at $450,000, followed by condos and villas both at $325,000.
Segment Performance — Single-Family
Price Bands
Single-family homes show strong mid-tier performance with $250-500K properties closing in 32 days. Entry level (<$250K) takes longer at 73.5 days, while luxury ($1-1.5M) demonstrates exceptional velocity at 17 days. Upper-mid tier ($500-750K) requires 46.5 days, and luxury entry ($750K-1M) takes 56.5 days. Super-luxury (2M+) closes in 41 days.
Geography (Cities/Zips)
Nokomis leads single-family performance at 11.5 days median DOM, followed by Osprey at 19 days. North Port and Venice show solid performance at 39 and 43 days respectively, while Sarasota requires 35 days. Englewood significantly lags at 150 days for single-family homes. Premium ZIP codes 34275 (Nokomis) and 34241 show exceptional velocity at 11.5 and 20 days respectively.
Property Types
Single-family residences comprise the entire segment with 117 closings at $450,000 median price and 35 days median DOM, demonstrating consistent performance across the category.
Segment Performance — Condo/Townhome/Villa
Price Bands
Condo/townhome/villa segment shows mixed performance with luxury entry tier ($750K-1M) achieving exceptional 20.5 days, while upper-mid tier ($500-750K) significantly lags at 208 days. Mid-tier ($250-500K) requires 85 days, and entry level (<$250K) closes in 48 days. Luxury ($1-1.5M) takes 172 days, while super-luxury (2M+) demonstrates strong velocity at 37.5 days.
Geography (Cities/Zips)
Longboat Key leads the condo/villa segment with exceptional 20.5 days median DOM at $1,040,000 median price. Venice follows at 55 days, while Osprey requires 87 days. Sarasota and Nokomis show slower performance at 102 and 105 days respectively. Englewood significantly lags at 355.5 days for condos and villas.
Property Types
Condominiums lead the segment with 55 days median DOM and $375,000 median price across 33 closings. Villas require 84 days at $325,000 median, while townhouses take the longest at 102 days, also at $325,000 median price.
Actionable Playbook
- Sellers: List in hot zones like Nokomis and Longboat Key for fastest absorption, price single-family homes competitively in the $250-500K range for 32-day closings.
- Buyers: Act quickly on new listings under 7 days, focus on condo/villa segment for more negotiating power with 0.35 PAR versus 0.85 for single-family.
- Investors: Target the luxury entry tier ($750K-1M) condos for exceptional 20.5-day velocity, avoid Englewood market with 150+ day absorption times.
- Monitor the 296 lightning-fast new listings for immediate opportunities in this high-velocity market environment.
DOM Basis: CDOM
Notes: Pending-date coverage low (0%); strict in-window pending subset not used.
Period: November 9-15, 2025
Frequently Asked Questions
What does the 47-day median closed DOM tell us about the Sarasota County market from November 9-15, 2025?
A 47-day median closed DOM means half the homes that sold in Sarasota County that week went from listing to closing in under seven weeks. Paired with just 4 days median active DOM and 296 new listings under 7 days, it confirms a high-velocity, fast-turnover market where well-priced homes are moving quickly.
How are different Sarasota County cities performing in terms of days on market?
Nokomis leads with a 16.5-day overall median DOM and just 11.5 days for single-family homes, making it the hottest spot. Longboat Key follows at 20.5 days overall and 20.5 days for condos/villas. Sarasota and Venice are in the mid-range around 48 and 47.5 days, while Englewood is the slowest by far at 150 days overall and 355.5 days for condos/villas.
Why are single-family homes considered the strongest segment in this Sarasota County snapshot?
Single-family residences closed in a median of 35 days with 117 closings and a $450,000 median price, showing both speed and depth of activity. They outperform condos at 55 days and villas at 84 days, and mid-tier single-family homes priced $250-500K are especially strong, closing in just 32 days.
Should Sarasota County buyers focus on condos and villas or single-family homes for better leverage?
Buyers looking for more negotiating power should lean into the condo and villa segment, where the PAR is 0.35, lower than the 0.85 PAR for single-family homes. That lower PAR, plus slower segments like mid-tier condos at 85 days and upper-mid condos at 208 days, suggests more room to negotiate than in the tighter single-family market.
About the Author
I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.
