Market Update

Manatee County added 245 new listings, recorded 170 pending contracts and closed 129 sales from October 4 through 10, 2026, at a median sold price of $460,000 and 92.5% of list price achieved, with new construction at 21.7% of closings.

Sarasota County added 280 new listings, recorded 158 pending contracts and closed 159 sales from October 4 through 10, 2026, at a median sold price of $430,000 and 94.8% of list price achieved, with cash buyers behind 49.7% of closings.

Manatee County saw solid activity for September 27 through October 3, 2026. The market added 227 new listings this week, while 179 listings went pending and 225 sales closed. Another 47 listings expired and 75 were withdrawn or canceled.

The median sold price was $435,000, with a median of $228 per square foot, and sellers achieved 92.8% of original list price. Closed sales averaged 80 days on market. Cash purchases made up 35.6% of closed sales, and new construction accounted for 30.2%.

Villas were the fastest-moving property type at 56 days across 14 sales, while condominiums were the slowest at 115 days across 25 sales. The $500K–$999K band moved quickest at 73 days, while the $2M–$4.99M band was slowest at 163 days.

Sarasota County posted a busy closing week for September 27 through October 3, 2026. The market added 295 new listings this week, while 210 listings went pending and 307 sales closed. Another 79 listings expired and 133 were withdrawn or canceled.

The median sold price was $435,000, with a median of $249 per square foot, and sellers achieved 92.1% of original list price. Closed sales averaged 98 days on market. Cash purchases made up 46.9% of closed sales, and new construction accounted for 23.8%.

Villas were the fastest-moving property type at 82 days across 22 sales, while condominiums were the slowest at 145 days across 49 sales. The $500K–$999K band moved quickest at 80 days, while the $2M–$4.99M band was slowest at 250 days.

Manatee County recorded 211 new listings this week from September 20 through 26, 2026, alongside 172 pending listings and 170 closed sales. Another 21 listings expired and 63 were withdrawn or canceled.

The median sold price was $461,439, or $236 per square foot, and sellers achieved 97.2% of list price on average. Closed homes averaged 91 days on market, cash buyers accounted for 35.9% of sales, and new construction made up 32.4% of closings.

Single Family Residences were the fastest property type at 74 average days across 129 closings, while Condominiums were the slowest at 187 days across 19 closings. The $500K – $999K band moved fastest at 74 days, the $1M – $1.99M band was slowest at 125 days, and Palmetto was the quickest city at 47 days while Holmes Beach was the slowest at 171 days. The Under $500K band remained the highest-volume tier.

Sarasota County saw steady activity for the week of September 20–26, 2026. The market added 271 new listings this week, while 177 listings went pending and 193 sales closed. Another 23 listings expired and 91 were withdrawn or canceled.

The median sold price was $405,000, with a median of $238 per square foot, and sellers achieved 93.2% of list price. Closed sales averaged 84 days on market. Cash purchases made up 46.1% of closed sales, and new construction accounted for 21.8%.

Single-family residences were the fastest-moving property type at 74 days across 131 sales, while condominiums were the slowest at 120 days across 28 sales. The $500K–$999K band moved quickest at 64 days, while the $2M–$4.99M band was slowest at 161 days. Englewood was the fastest city at 69 days, and Nokomis the slowest at 127 days. The under-$500K band led volume, and the $1M-plus luxury segment recorded 24 sales averaging 107 days at a median of $1,568,500.

Manatee County’s housing market stayed active during the week of September 13 through 19, 2026, with 217 new listings, 156 pending sales, and 176 closed transactions. Alongside this activity, the market also saw 22 expired listings and 55 withdrawals or cancellations, pointing to a market where pricing discipline continues to separate homes that sell from those that don’t.

On the pricing side, the median sold price landed at $433,500, translating to roughly $217 per square foot. Sellers achieved 93.1% of list price on average, while cash buyers accounted for 35.8% of closings and new construction represented 30.7% of overall activity. Closed listings averaged 78 days on the market, while newly listed homes show just over 1 day since coming to market, reflecting a steady flow of fresh inventory entering weekly.

The playbook data highlights clear contrasts across segments: villas were the fastest-moving property type at 41.2 days on the market across 11 closings, while condominiums were the slowest at 90.6 days across 22 closings. By price band, the $2M – $4.99M range moved fastest at 29 days (3 closings), while the $500K – $999K band was slowest at 97.1 days despite the highest closing count at 56. Geographically, Sarasota posted the fastest pace at 30.2 days, while Holmes Beach was slowest at 97.7 days. The Under $500K band remained the highest-volume price segment countywide, and the luxury tier (13 closings) averaged 77.6 days on the market with a median price of $1,510,162.

Sarasota County’s real estate market stayed active during the week of September 13 through 19, 2026, with 246 new listings hitting the market, 204 homes moving to pending status, and 171 closed sales completed. New listing flow was concentrated at the entry level, with 149 of the week’s 246 new listings priced under $500K, followed by 69 in the $500K–$999K band, underscoring continued demand for more affordable price points across the county.

Pricing remained firm: the median sold price landed at $433,850, or $251 per square foot, while sellers achieved 91.9% of list price on average — a sign that pricing discipline is paying off for well-positioned sellers. Cash buyers accounted for 53.2% of closed sales, and new construction made up 17.5% of the week’s activity, both notable indicators of market composition. Average days on market for closed sales was 88 days, though newly listed properties showed an average of just 2 days on market, reflecting fresh inventory entering the pipeline.

The playbook data points to clear segment divergence: Single Family Residences were the fastest-moving property type overall, closing in an average of 71 days across 119 sales, while Condominiums were the slowest at nearly 157 days across 28 sales. By price band, the $5M+ segment moved fastest (66.6 days average, 7 closings), while the $2M–$4.99M band was slowest (125.3 days average, 8 closings). Geographically, Nokomis was the fastest-selling city at just 35.1 days on market across 9 closings, while Osprey was the slowest at 196 days across 3 closings. Sarasota, Venice, and North Port led the county in total transaction volume, with 283, 129, and 99 combined active, pending, and closed listings respectively.

Manatee County recorded 209 new listings, 133 properties moving to pending, and 110 closed sales during September 6 through 12, 2026. Sellers who closed collected a median price of $417,500 and a median $240 per square foot, achieving 92.3% of list price on average. Closings took an average of 90 days on the market, while the week’s newly listed homes averaged just 2 days on the market, reflecting how recently that flow arrived. Cash buyers accounted for 38.2% of closings and new construction made up 19.1%.

New listing flow concentrated at the affordable end: 124 of the week’s 209 new listings were priced under $500K, 64 landed between $500K and $999K, 13 between $1M and $1.99M, 7 between $2M and $4.99M, and 1 above $5M. Closed activity followed the same shape, with 69 of the 110 closings under $500K at an average of 72 days on the market and a $345,000 median, compared with 129.8 days for the 11 closings between $1M and $1.99M. Expired listings totaled 18 and withdrawals or cancellations totaled 60.

By segment, townhouses were the fastest property type at 72.4 days on the market across 7 closings, while condominiums were slowest at 118.3 days across 18. Palmetto was the quickest submarket at 49.4 days on the market over 9 closings; Holmes Beach was the slowest at 219.5 days over 3. Bradenton dominated on volume with 102 new listings, 65 pendings, and 59 closings. The $1M-plus luxury tier posted 12 closings, a 137.3-day average, and a $1,315,000 median.

Sarasota County recorded a high-volume, two-speed week between September 6 and 12, 2026. Sellers brought 207 new listings to the M-L-S, buyers pushed 231 properties into pending status, and 161 sales closed. The median sold price was $480,000, a median of $262 per square foot, with sellers achieving 91.1% of list price. Closed listings averaged 96 days on the market, while the week’s newly listed homes averaged just 2 days on the market, confirming that this Active count is fresh weekly listing flow rather than standing supply. Cash buyers accounted for 52.2% of closings and new construction for 17.4%.

Pace varied sharply by segment. Villas were the quickest property type at an average 45 days on the market across 10 closings, while single-family residences — the volume backbone at 109 closings — averaged 101 days. Under $500K was both the highest-volume and fastest price band, with 82 closings at an average 80 days on the market and a median of $334,950. At the other end, the $2M–$4.99M band averaged 258 days on the market across 9 closings, and the broader $1M-plus luxury segment averaged 145 days across 32 closings at a $2,012,500 median.

Geographically, Sarasota carried the week with 83 closings at an average 96 days on the market and a $547,621 median. Venice followed with 36 closings at 84 days and a $440,000 median, and North Port added 18 closings at 94 days with a $322,350 median. Longboat Key was the fastest of the reported cities at an average 41 days on the market across 3 closings, while Nokomis was the slowest at 117 days across 9 closings. Alongside the closings, 33 listings expired and 93 were withdrawn or cancelled during the window.