Market Update

Manatee County recorded a busy late-August week from August 23 through 29, 2026. 231 new listings came on the market during the seven-day window, 180 properties went pending, and 213 sales closed. On the attrition side, 23 listings expired and 68 were withdrawn or cancelled, so sellers who priced ahead of the market were still getting rewarded while the rest reset. New construction accounted for 41.3% of activity and cash buyers for 31.0% of closings — two forces that continue to define how this county trades.

Pricing held steady. The median sold price was $420,000, or roughly $214 per square foot, and sellers achieved 94.4% of list price on average. Closed listings took an average of 88 days to get to the finish line, while the week’s newly listed homes averaged just 1 day on market, as expected for brand-new listing flow. Single-family homes carried the volume with 154 closings at an 84-day average and a $490,000 median, while the condo, townhome and villa group closed 59 at a $297,000 median and a 96-day average.

The segment story is a tale of two ends. Villas were the fastest property type at a 56-day average across 16 closings, and the under-$500K band did the heavy lifting with 134 closings at 84 days. At the other extreme, the $1M–$1.99M band needed an average of 143 days across 9 closings, and Holmes Beach averaged 188 days on 4 closings — both places where a patient buyer has leverage. Palmetto was the county’s quickest submarket at 59 days across 24 closings, and Bradenton led on volume with 83 closings at a $421,000 median. New listing flow skewed affordable too: 126 of the 231 new listings arrived under $500,000, with 78 between $500K and $999K and only 27 above $1M.

Sarasota County’s housing market ran at a steady late-summer pace during the week of August 23 through 29, 2026. 217 new listings came on market during the week, 217 properties moved into pending status, and 202 sales closed countywide, alongside 17 expired listings and 68 withdrawals or cancellations. The median sold price settled at $430,000, or a median $243 per square foot, and sellers achieved 97.1% of list price on average — evidence that accurately priced homes are still drawing near-asking offers. Cash buyers made up 46.0% of closings and new construction accounted for 16.8%.

Closed sales averaged 80 days on the market, while the week’s newly listed homes show an average of just 2 days on market, reflecting how fresh this supply is. New listing flow skewed heavily toward the entry and move-up tiers: 119 of the 217 new listings arrived under $500K and 66 landed between $500K and $999K, versus 19 in the $1M–$1.99M band, 11 from $2M to $4.99M, and 2 above $5M. Single-family homes drove 140 of the 202 closings at a $510,000 median and 74 days on market, while the condo, townhome, and villa segment contributed 62 closings at a $309,950 median and a slower 93 days.

Segment spreads point to clear opportunity. Longboat Key was the fastest submarket at an average of 22 days across 6 closings, while Nokomis was the slowest at 148 days on 11 closings. By price band, the $500K–$999K range moved quickest at 77 days on 56 closings, and the $1M–$1.99M band lagged at 98 days on 21 closings. Townhouses were the fastest property type at 65 days on 9 closings, with condominiums slowest at 98 days on 32 closings. Luxury — defined as $1 million and above — recorded 28 closings at a $1,357,500 median and 93 days on market. Sarasota led all submarkets with 105 new listings, 93 pendings, and 82 closings, followed by Venice (50/40/51) and North Port (33/38/36).

Manatee County recorded 217 new listings this week, 203 pending listings, and 166 closed sales for August 16 through August 22, 2026. The median sold price was $467,150, sellers achieved 92.9% of list price on average, and closed sales averaged 77 Days on the Market. Cash purchases accounted for 41.6% of closings, while new construction represented 27.7% of closed activity.

The under-$500,000 range generated the highest closed-sales volume with 96 sales, and the $1 million to $1.99 million range was the fastest price band at 53.78 Days on the Market across 11 sales. Single Family Residence was the fastest property type at 68.62 days across 127 closings. Among the named cities, Lakewood Ranch had the quickest average at 53.76 days across 18 closings, while University Park averaged 97 days across 3 closings.

Sarasota County recorded 250 new listings this week, 236 pending listings, and 201 closed sales from August 16 through August 22, 2026. The median sold price was $400,000 and sellers achieved 91.7% of list price on average. Closed sales averaged 88 Days on the Market, while cash transactions represented 43.3% of closings and new construction represented 18.4%.

Single Family Residence was the fastest property type, with 133 closed sales averaging 70.6 Days on the Market. The $1M – $1.99M band was the fastest price segment at 75.1 Days on the Market across 14 closings, while the $2M – $4.99M band averaged 161.8 Days on the Market across four closings. Osprey was the fastest city among the reported submarkets at 46.4 Days on the Market across five closings; Longboat Key was the slowest at 227.9 Days across seven closings.

Manatee County recorded 178 new listings this week, 184 pending listings, and 147 closed sales from August 9 through August 15, 2026. The median sold price was $480,000, or $234 per square foot, while sellers received 91.6% of list price on average. Cash purchases accounted for 39.5% of closed sales and new construction represented 25.9% of activity.

The under-$500K segment supplied the most new listing flow and the most closed sales, with 81 closings averaging 88 days on the market. Villas were the quickest property type among reported sales at 59 days on the market, while townhouses averaged 179 days. Sarasota posted the fastest reported city pace at 30 days across three closings, while Holmes Beach averaged 214 days across six sales, illustrating why local pricing and property type matter in this market.

Sarasota County recorded 237 new listings this week, 204 pending listings, and 157 closed sales from August 9 through August 15, 2026. The median sold price was $444,500, while sellers achieved 97.7% of list price on average. Closed sales averaged 81 days on the market, and cash transactions made up 48.4% of closings.

The $500K–$999K price band was the quickest reported range, with 44 closings averaging 60 days on the market. Villas were the fastest property type at 59 days across 14 closings; condominiums took longer, averaging 126 days across 28 closings. The $2M–$4.99M band averaged 135 days, giving buyers in that tier more time for due diligence.

Sarasota led the named city group with 69 closed sales, followed by Venice with 38 and North Port with 18. Englewood posted the shortest average selling timeline among the reported cities at 52 days across 10 closings, while Longboat Key averaged 133 days across five closings. These weekly results emphasize the value of pricing and strategy that fit the property type, price range, and local submarket.

Manatee County recorded 191 new listings this week, 178 pending sales, and 156 closed sales for August 2 through 8, 2026. The median sold price was $445,000, the median price per square foot was $249, and sellers achieved 94.2% of list price on average. Closed homes averaged 72 days on the market; cash sales accounted for 34.6% of closings, and new construction represented 16.0% of the activity measured in this report.

The $500K–$999K price band was the fastest among the measured bands, with 54 closed sales averaging about 56 days on the market. Townhouses were the fastest property type at 43 days across four closings, while condominiums averaged about 117 days across 19 closings. Bradenton posted 82 new listings, 78 pending sales, and 75 closed sales, the largest figures among the reported cities. The under-$500K band produced the highest new listing flow, with 121 of the county’s 191 new listings this week.

Sarasota County recorded 197 new listings this week, 216 pending listings, and 168 closed sales from August 2 through 8, 2026. The median sold price was $409,500, with sellers achieving 91.4% of list price. Closed sales averaged 82 days on the market; cash sales represented 42.9% of closings, and new construction represented 11.3%.

New listing flow was concentrated under $500K, where 120 properties were newly listed. That price band also led completed activity with 105 closed sales averaging about 65 days on the market. Single Family Residence was the fastest property type, with 116 closings averaging about 68 days, while the $2M–$4.99M band was the slowest price segment, with four closings averaging about 274 days. North Port was the fastest named city, with 33 sales averaging 43 days; Osprey was the slowest, with four sales averaging 142.75 days.

Manatee County saw a steady flow of new listing activity for the week of July 26 through August 1, 2026, with 234 new listings entering the M-L-S, 171 homes moving to pending status, and 241 closed sales across the county. The median sold price landed at $457,000, translating to roughly $233 per square foot, while sellers achieved an average of 93.6% of list price and cash buyers accounted for 34.4% of closings, both signs of a market where well-priced homes continue to move on solid terms. Closed transactions averaged 79 days on the market, and new construction made up 39.4% of overall activity, a share large enough to keep shaping pricing and negotiation dynamics countywide.

Bradenton led all submarkets with 95 closed sales, followed by Parrish with 53 and Lakewood Ranch with 36, while an additional 8 closings occurred across other Manatee County submarkets. Within the playbook data, villas were the fastest-moving property type at an average of 54.8 days on the market across 21 closings, while condominiums were the slowest at 95.5 days across 26 closings. The Under $500K band remained the highest-volume price segment, and the $500K–$999K band was the slowest-moving at 94.0 days despite 82 closings, giving buyers in that range room to negotiate.

Sarasota County’s housing market stayed active during the week of July 26 through August 1, 2026, with 226 new listings hitting the MLS, 215 properties moving into pending status, and 245 closed sales recorded countywide. The median sold price came in at $450,000, translating to $255 per square foot, and sellers achieved 91.7% of their original list price on average — a sign that well-priced homes are still commanding close-to-asking offers. Closed listings averaged 83 days on the market, while new listings this week showed just 1 day on market on average, reflecting a fresh wave of supply entering the pipeline. Cash buyers accounted for 43.7% of closings, and new construction made up 19.6% of new listing flow, both notable shares that point to continued investor and relocation activity.

Single-family homes remained the fastest-moving segment, closing in an average of 71.7 days across 170 sales, while condominiums lagged at 118.5 days across 48 sales, making Single Family Residence the fastest property type and Condominium the slowest. Among price bands, the $500K–$999K range moved quickest at 73.3 days on average across 74 closings, while the $5M+ band was slowest at 226.5 days across 3 closings. Sarasota led all cities with 107 closed sales, Venice followed with 52, and North Port posted 33, with Nokomis emerging as the fastest-selling city at 62 days on market and Longboat Key the slowest at 132.8 days. The Under $500K band remained the highest-volume segment countywide, underscoring where the bulk of transaction activity is concentrated heading into August.