Sarasota County Weekly Update: Dec 14–20

Sarasota Market Snapshot: December 14 – 20, 2025: Lightning-Fast Inventory Turnover with 3-Day Active Median

Analysis of 238 active, 173 pending, and 244 closed listings showing exceptional velocity with rapid inventory absorption.

Market Snapshot: Active listings are moving at lightning speed with a 3-day median DOM, indicating an extremely dynamic seller’s market.

All records analyzed

Price Bands

Price bands show a notable inversion in the luxury segment. Entry-level properties under $250K close in 49 days, while mid-tier ($250-500K) and upper-mid ($500-750K) properties move faster at 40.5 and 38 days respectively. The luxury entry tier ($750K-1M) accelerates to 28 days, but the luxury segment ($1-1.5M) slows dramatically to 149.5 days. Ultra-luxury properties ($1.5-2M) recover to 115 days, while super-luxury ($2M+) properties close rapidly in just 35 days, indicating strong high-end demand.

Geography (Cities/Zips)

Geographic performance varies significantly across the market. Venice leads with 31 days median DOM, followed closely by Englewood at 34 days and Sarasota at 36.5 days. Nokomis matches Sarasota at 36.5 days, while Osprey shows exceptional speed at just 11 days. North Port significantly underperforms at 83 days, more than double the market leaders. Longboat Key takes 70 days, indicating luxury waterfront properties face longer marketing periods. ZIP code analysis reveals 34231 and 34285 as standout performers with 5.5 and 10 days respectively.

Property Types

Property types show relatively consistent performance across the market. Villas lead at 39 days median DOM, followed by single-family residences at 42 days and condominiums at 45 days. Townhouses take 52.5 days, though this represents only 2 transactions. The differences between major property types are modest, with villas showing a slight speed advantage over condos by 6 days, indicating balanced demand across residential categories.

Price Bands

Single-family price bands mirror overall market patterns with some variations. Entry-level properties close in 47 days, while mid-tier moves faster at 40 days. Upper-mid maintains 38 days, and luxury entry accelerates to 25 days. The luxury segment shows the most dramatic slowdown at 173.5 days, while ultra-luxury extends to 318.5 days. Super-luxury single-family homes recover to 35 days, suggesting strong demand at the highest price points despite challenges in the luxury tier.

Geography (Cities/Zips)

Single-family geographic performance shows Sarasota leading at 30 days, significantly faster than the overall city median of 36.5 days. Venice single-family homes take 42 days, while North Port remains the slowest at 83 days. Nokomis performs well at 36.5 days, and Englewood takes 65 days. Osprey shows exceptional performance at 7.5 days for single-family properties, while Longboat Key records just 1 day, though this represents limited sample size.

Property Types

Single-family residences represent the dominant property type with 172 closings at a 42-day median DOM and $470,000 median price. This category shows consistent performance across the market with strong absorption rates and steady velocity.

Price Bands

Condo/townhome/villa price bands show distinct patterns from single-family homes. Entry-level properties take 65 days, significantly slower than single-family entry at 47 days. Mid-tier performs at 41 days, while upper-mid slows to 74.5 days. Luxury entry takes 63 days, and the luxury segment performs at 70.5 days. Ultra-luxury condos/townhomes/villas show exceptional speed at just 3 days, while super-luxury closes in 24.5 days, indicating strong high-end condo demand.

Geography (Cities/Zips)

Condo/townhome/villa geographic performance shows Englewood leading at just 1 day, followed by Venice at 30 days and Nokomis at 30 days. Sarasota condos take 41 days, while Longboat Key extends to 112 days, reflecting the luxury condo market dynamics. Osprey shows 240 days for this category, though representing limited sample size.

Property Types

Within this category, condominiums lead with 50 closings at 45 days and $324,000 median price. Villas show 20 closings at 39 days and $362,500 median, while townhouses represent 2 closings at 52.5 days and $971,000 median. Villas demonstrate the fastest velocity in this segment.

Actionable Playbook

• Sellers: Price aggressively and prepare for rapid showings – with 3-day active median DOM, properly priced properties move immediately in this market.
• Buyers: Act decisively on new listings under 7 days – with 224 fresh properties and only 10 stale listings, competition is fierce for quality inventory.
• Investors: Focus on North Port for potential value opportunities where 83-day DOM suggests less competition, while avoiding luxury tier ($1-1.5M) showing 149.5-day absorption challenges.
• Consider geographic arbitrage between Venice (31 days) and North Port (83 days) for strategic positioning in this rapid-turnover market.

DOM Basis: CDOM

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

Period: December 14-20, 2025