Market Update

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.

Manatee County’s housing market stayed active during the week of July 19 through 25, 2026, with 231 new listings this week, 204 pending sales, and 138 closed transactions. The median sold price came in at $422,500, with a median price per square foot of $229, and sellers achieved 92.3% of list price on average—evidence that pricing discipline is holding even as new listings continue to flow into the market. Cash buyers accounted for 34.1% of closings, and new construction represented 23.2% of activity, both signs of a market that remains attractive to a wide range of buyers.

Bradenton was the clear activity leader with 66 closed sales, followed by Parrish (29), Lakewood Ranch (14), Sarasota (11), and Palmetto (10), with an additional 5 closings in other submarkets rounding out the county total. Among property types, single-family homes were the largest segment by volume and averaged closer to 88 days on market. Homes priced between $500,000 and $999,000 moved the fastest among price bands, averaging roughly 80 days on market across 44 closings, while the $1M–$1.99M band moved more slowly at 94 days—both encouraging signals for sellers and buyers positioning themselves in the weeks ahead.

Sarasota County saw steady, well-distributed activity during the week of July 19 through 25, 2026. The county recorded 218 new listings this week, 235 pending contracts, and 183 closed sales, alongside 40 expired listings and 81 withdrawals or cancellations. The median sold price landed at $406,250, or $242 per square foot, with sellers achieving 92.6% of their original list price on average — a sign that accurately priced homes are still commanding strong offers.

Closed listings averaged 88 days on the market, while newly listed homes show just 1.5 days on market so far, reflecting a healthy wave of fresh inventory entering the pipeline. Cash buyers made up 35.5% of closings, and new construction accounted for 16.9% of new listing flow, pointing to continued investor and builder participation across price points.

Single Family Residences remain the fastest-moving property type, closing in an average of 81.3 days versus 127.9 days for condominiums, and the $500K–$999K price band is moving quickest overall at 79 days on market. The Under $500K band is the highest-volume segment by far, with 118 closings, while the city of Sarasota led all submarkets with 67 closed sales averaging just 73.6 days on the market — the fastest pace among the county’s top submarkets.

Manatee County’s real estate market stayed active during the week of July 12 through 18, 2026, with 203 new listings hitting the market, 198 properties going pending, and 175 closed sales recorded. The median sold price landed at $429,999, with sellers achieving 92.2% of list price on average and a median price per square foot of $231. Cash buyers accounted for 36.0% of closed transactions, while new construction made up 22.3% of sales, signaling a market with a healthy mix of resale and new-build activity.

Time-on-market data revealed meaningful variation by segment. Homes closing sold in an average of 89 days on market countywide, but the playbook data shows Townhouses moved fastest among property types at an average of 80.8 days across 11 closings, while Villas took the longest at 110.7 days across 15 closings. By price band, the $2M-$4.99M range moved quickest at a 36.0-day average (3 closings), while the $500K-$999K band was the slowest-moving at 111.4 days despite posting 48 closings. Geographically, Parrish stood out as the fastest-moving city with a 61.7-day average across 28 closings, while Longboat Key was the slowest at 190.0 days across 4 closings.

New listing flow was concentrated heavily in the entry-level tier, with 127 new listings priced under $500K and 60 in the $500K-$999K band, together representing the vast majority of the week’s new supply. Bradenton led all cities in overall activity with 103 new listings, 95 pending, and 85 closed sales, followed by Parrish (41 new, 37 pending, 28 closed) and Palmetto (25 new, 24 pending, 15 closed). The luxury segment (properties in the highest tier tracked) posted 18 closings with an average of 69.9 days on market and a median price of $1,387,500, pointing to solid demand at the upper end of the market.

Sarasota County saw active real estate activity between July 12 and 18, 2026, with 215 new listings hitting the market, 223 properties moving to pending status, and 204 homes closing. The median sold price landed at $430,000, with sellers achieving 91.8% of list price on average. Cash buyers played a significant role, representing 47.5% of closed sales, while new construction accounted for 13.2% of activity. The typical closed sale spent 101 days on market, and newly listed properties carried an average of just 1 day on market at time of data capture.

By segment, single-family residences were the fastest-moving property type overall, closing in an average of 82.4 days compared to 132.8 days for condominiums, 120.6 days for townhouses, and 135.7 days for villas. Within price bands, the $1M–$1.99M range moved fastest at 85.6 days on market, while the $2M–$4.99M range moved slowest at 246.4 days. The under-$500K band remained the highest-volume segment of the week, with 122 new listings and 120 closings recorded in that tier.

Sarasota led all cities with 92 closed sales at a median price of $472,750, followed by Venice with 45 closings at a faster average of 74.0 days on market. North Venice posted the quickest average time on market at 41.75 days among single-family sales, while Englewood was the slowest city overall at 170.0 days. Luxury activity (35 sales) carried a median price of $1,500,000 and averaged 134.3 days on market, underscoring a market where entry-level and mid-range homes continue to move considerably faster than the upper tiers.

Manatee County’s housing market stayed active during the week of July 5 through 11, 2026, with 272 new listings hitting the market, 162 homes moving to pending status, and 130 closed transactions completed. This new listing flow, concentrated heavily in the Under $500K band (157 of the week’s 272 new listings), signals continued fresh supply arriving weekly across the county rather than a buildup of standing inventory.

On the pricing side, the median sold price came in at $412,025, translating to roughly $229 per square foot, while sellers achieved an average of 92.1% of their original list price. Closed homes spent an average of 90 days on the market, and cash buyers accounted for 35.4% of closings. New construction represented 23.1% of activity, a meaningful share of the week’s transactions.

The playbook data highlights some clear trends: Villas were the fastest-moving property type at 54.75 days on market, while Condominiums were the slowest at roughly 97 days. By price band, the $1M-$1.99M range moved quickest (60 days average), while the $500K-$999K band was the slowest (97.15 days). Geographically, Parrish was the fastest-closing city at 57.25 days, while Palmetto was the slowest at 119.62 days, even as the Under $500K band remained the county’s highest-volume price segment.

Sarasota County’s housing market stayed brisk during the week of July 5 through 11, 2026, with 241 new listings hitting the market, 189 buyers moving into pending contracts, and 186 sales closing countywide. That pending-to-closed ratio points to a pipeline that is still converting steadily even as fresh supply keeps arriving at a fast clip — newly listed homes are spending an average of just over one day on the market before receiving attention, a sign of an eager buyer pool absorbing new inventory quickly.

On price, the median sold price came in at $450,000, translating to a median of $250 per square foot, while sellers achieved 90.5% of their original list price on average. Cash buyers accounted for 46.8% of closings, and closed listings averaged 86 days on the market from list to close, a picture of a market that rewards accurately priced homes without runaway bidding wars.

The playbook data highlights clear pockets of opportunity. Townhouses are the fastest-moving property type at 46.5 average days on market, while Condominiums are the slowest at roughly 95.4 days. By price band, homes under $500,000 are both the fastest-moving (74.0 average days) and the highest-volume segment countywide, while the $5M+ tier is the slowest at 226.3 average days. Among the county’s top submarkets, Venice is closing fastest at 66.6 average days despite strong volume, while Englewood is the slowest at 167.3 average days — a notable gap that buyers and sellers alike should factor into their strategy this week.