Market Update

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.

Manatee County recorded 251 new listings, 183 pending contracts, and 195 closed sales during the week of August 30 through September 5, 2026, alongside 63 expired listings and 63 withdrawals or cancellations. The median sold price landed at $409,000, or roughly $222 per square foot, and sellers captured 92.7% of list price on average. Closed homes had spent an average of 87 days on the market, while the homes that came to market this week showed an average of 1 day on the market, as expected for homes newly listed inside the window. Cash buyers accounted for 33.8% of closings and new construction represented 24.6%.

New listing flow skewed heavily to the affordable end: 157 of the 251 homes newly listed this week were priced under $500K, 75 landed between $500K and $999K, 12 between $1M and $1.99M, 7 between $2M and $4.99M, and none above $5M. Closed activity mirrored that shape, with 131 of the 195 sales closing under $500K at an average of 83 days on the market and a median of $345,000. The $1M to $1.99M band was the slowest of the week at 139 days across 12 sales, while the thin $2M to $4.99M band moved fastest at 70 days across 3 sales.

By property type, townhouses were the quickest movers at 61 days across 10 closings, while condominiums were the slowest at 113 days across 33 closings; single-family homes made up 136 of the 195 closings at 84 days and a $444,500 median. Geographically, Bradenton led with 89 closings at 76 days and a $379,999 median, followed by Parrish with 52 closings at 101 days. Palmetto was the fastest submarket at 58 days across 14 closings, and Longboat Key the slowest at 151 days across 7 closings. An additional 9 closings occurred across other Manatee County submarkets.

Sarasota County recorded a busy, high-turnover week between August 30 and September 5, 2026. Sellers put 253 new listings on the market, buyers moved 202 properties into pending status, and 230 sales closed. On the other side of the ledger, 74 listings expired and another 114 were withdrawn or canceled, so a meaningful share of sellers stepped back rather than meeting the market.

Pricing held in a familiar range. The median sold price came in at $410,000, or roughly $242 per square foot, with sellers collecting 91.0% of list price on average. Closed homes needed an average of 95 days on market, while the week’s new listings averaged just 1 day since going live. Cash accounted for 53.9% of closings and new construction for 14.3%, both signs of a market where financing pressure is only part of the story.

Speed varied sharply by segment. Venice was the fastest submarket, closing 50 sales at an average of 55 days, while Nokomis closings averaged 125 days across 18 sales. Townhouses turned quickest by property type at 71 days on 12 closings, and condominiums were slowest at 114 days on 60 closings. The $2M-$4.99M band moved fastest at 80 days on 7 closings, the $5M+ band slowest at 148 days on 6 closings, and the Under $500K band carried the most volume with 148 closings and 144 of the week’s new listings.

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.