Manatee County posted 184 closed sales for the week of May 10 through May 16, 2026, against 238 pending listings and 223 active listings — a snapshot that points to a market still generating meaningful transaction volume despite elevated days on market for closed properties. The average cumulative d
Anna Maria condos run $500–$850/month while Longboat Key sits at $900–$1,400 — flood insurance and high-rise amenities push the gap.
Lakewood Ranch property taxes run $6,500–$8,000 a year on a $600K home — Manatee or Sarasota millage and Stewardship fees drive the bill.
Selling on Casey Key can pay off, but F.S. 718 reserve assessments and barrier-island insurance binder denials kill deals 3 days before closing.
Anna Maria HOA fees fall on the property owner under F.S. 720. The estoppel letter reveals unpaid dues — pull it early or face a delay at closing.
Englewood buyers cover inspection costs under the AS-IS contract. A failing roof at $15,000 lets you renegotiate or walk — but only inside the window.
Three Longboat Key mortgage traps: insurance binder denials on barrier islands, condo questionnaire delays, and appraisal gaps that lenders won’t fund.
Venice surveys run $300–$600. Skip one and a neighbor’s fence or shed encroaching on your line can stall closing or force a price renegotiation.
Venice title fees are negotiable under F.S. 627. Sarasota County custom usually puts the owner’s policy on the seller — confirm in the contract.
Sarasota escrow fees are negotiable in the contract-F.S. 718 sets no default. A late dispute can stall your closing and force renegotiation.
Let’s talk about your goals and your timeline — no pressure, no scripts, just a clear next step.
Real estate done right on Florida’s West Coast — buyers, sellers, and everything in between.
Team Renick · Mangrove Realty Associates
Serving all of Sarasota and Manatee Counties