BETA PREVIEW — Coast Tape concept with real data · this page is not linked from the site · the live Decoded page is unchanged
GULF COAST decodedNo spin. Just the read.
The Buyer Leverage Score · Reading Nº 1 · June 2026
Buying or selling? Know who holds the power before you negotiate.
Every month we measure the balance of negotiating power between buyers and sellers in 14 Sarasota & Manatee communities — computed from live MLS data, explained in plain English. This is the work a strong agent does before the conversation.
Published July 2026 · computed from 7,605 active listings and 5,706 recent sales · Stellar MLS via Bridge Interactive
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Find your communityFourteen communities, one page, sorted by buyer leverage.
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See who has the edgeA plain verdict and a power bar — no jargon to decode.
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Get your playOne strategy line if you’re buying. One if you’re selling.
This Week · updated every MondayThe Coast Tape · the 7 days ending July 1, 2026 · Edition Nº 0 (beta)
Homes for sale
7,605
across our 14 communities
Sold this past week
614
month-end closing surge
Sellers who have cut price
54.0%
4,105 of 7,605 listings
New listings this week
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coming with Edition Nº 1
Went under contract
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coming with Edition Nº 1
Back on market
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coming with Edition Nº 1
Most sellers cutting: Holmes Beach 65% · Palmetto 60% · Parrish 59%
Firmest market: Lakewood Ranch — homes selling in about 27 days
The read: The coast closed June with a bang — 614 sales in the final week, the month-end surge doing what it always does. Inventory sits at 7,605 homes, and more than half of all sellers — 54% — have already cut their asking price at least once. That’s real buyer leverage sitting on the shelf. The islands carry the deepest discounts; Lakewood Ranch remains the firm exception, still moving homes in under a month. Week-over-week arrows begin with the next edition, once there’s a last week to compare against.
The Official Monthly Reading · Reading Nº 1 · June 2026Everything below updates monthly · next reading Monday, August 3
The coast at a glance · June 2026
The islands belong to buyers. The mainland is even.
Every dot is a community — the farther right, the more power buyers hold there. Four communities give buyers a clear edge, eight are an even match, and Lakewood Ranch is the firmest market on the coast. One caution if you’re buying: June’s sales pace ran ahead of seasonal norms in most communities. The leverage is real — but it isn’t growing.
Scale shown 40–85 of 0–100 — every scored community falls inside that range this month. Bradenton Beach is not shown: too few June sales for an honest reading. See why ↓
Your community
The verdict, community by community
Full details on the live page — this beta shows two sample cards so you can judge the layout.
Holmes BeachBuyers have the edge
Sellers hold the powerBuyers hold the power
Buying? The strongest buyer position on the coast — 65% of sellers have already cut at least once. Negotiate price and terms.
Selling? You’re competing with 134 other listings and most have blinked. Price below the last cut, not above it.
Reading: 79 of 100 · sample: 135 listings, 54 sales (90d) High confidence
Lakewood RanchAn even match
Sellers hold the powerBuyers hold the power
Buying? The firmest market on the board — two months of supply and June sales 35% above norm. Bring a clean, strong offer.
Selling? You hold the best cards on the coast. Negotiate terms, not price.
Reading: 43 of 100 · sample: 234 listings, 353 sales (90d) High confidence
…plus the other 12 community cards, Mike’s Read, and the methodology section exactly as on the live Decoded page.
BETA page for layout review only. Weekly figures read 2026-07-02 from Team Renick’s daily-updated community market pages (Stellar MLS via Bridge Interactive): 7,605 active residential listings, 614 closings in the trailing 7 days, 4,105 listings (54.0%) with at least one price reduction. Not linked from site navigation. © 2026 Team Renick · Mangrove Realty Associates Inc.
