The Longboat Key Market
Live MLS analytics for buyers and sellers on the island. Refreshed every morning — not the same chart every brokerage shows you.
Updated August 14, 2026 · 8:00 AM ET · Live Stellar MLS
The market, right now
Latest-month medians by segment. The badge tells you whether buyers or sellers hold the leverage today.
Single Family · How fast Longboat Key is absorbing inventory
Single Family · Trailing 24 months
Single Family · Trailing 24 months
Single Family · Trailing 24 months
Single Family · Trailing 24 months
Active listings that have already cut their price
The market tells you where leverage is. Every dollar in this chart was originally asked for — then quietly reduced when the home didn’t move.
Waterfront, bay, or interior — they do not move the same
Most market reports flatten Longboat into one line. The truth is there are three distinct markets here, and where your home sits on this map changes everything.
The dollar that matters most
Median price-per-square-foot is how sophisticated buyers and sellers normalize value. Same number, three very different tiers.
When the market actually moves
Most buyers and sellers assume summer. The data says otherwise. Average closings by calendar month, across the last 24 months.
Different price tiers, different markets
Where you buy or sell on the price ladder determines how much leverage you actually have.
| Price band | Sold (12mo) | Avg days to sell | Sale vs original list |
|---|
Which subdivisions are moving
Ranked by speed-to-sale. Subdivisions with fewer than 3 records are excluded for data integrity. Refreshed daily.
| Neighborhood | Type | Active | Sold (90d) | Median sold | Days on market |
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Straight answers · The Longboat Key market
From the July 2026 Buyer Leverage Score reading (published August 3, 2026) and each community’s 24-month seasonal pattern. Refreshed monthly.
Is Longboat Key a buyer’s market or a seller’s market right now?
As of the July 2026 Buyer Leverage Score reading, Longboat Key reads 63 of 100 — buyers have the edge. On this scale 0 means sellers run the table, 100 means buyers do, and 50 is dead even.
How many homes are for sale in Longboat Key?
240 single-family homes and condos were on the market at the July 2026 reading — about 4.6 months of supply at July’s buying pace (about 6 is even).
Are sellers in Longboat Key cutting their asking prices?
Yes — 51.7% of active listings had cut their asking price at least once as of the July 2026 reading.
What do Longboat Key homes actually sell for compared to asking price?
Homes closed at 88.6% of the seller’s original asking price on average over the trailing 12 months.
How long does it take to sell a home in Longboat Key?
The median July 2026 sale took 96 days, up from 71 days in May.
Is now a good time to buy or sell in Longboat Key?
For buyers, days on market lengthened from 71 to 96 and over half the island (51.7%) has cut price at least once. For sellers, supply is still tight at 4.6 months and closings ran 122% of the seasonal norm — well-priced listings are still moving. A new reading publishes the first Monday of every month at gulfcoastdecoded.com.
When is the best month to sell a home in Longboat Key?
Over the past 24 months, Longboat Key closings have peaked from March through June, topping out in April. With a typical Longboat Key sale taking about 62 days from listing to close, that points to listing by early February to catch the peak. Based on when sales actually closed, not a prediction.
When do most homes sell in Longboat Key?
Spring. March through June accounts for roughly 44% of the year’s sales — about 46 closings a month at the peak versus 21 in August, the quietest month.
When can buyers get the best deal in Longboat Key?
The quietest stretch is July and August, when the fewest buyers are transacting — historically the season when sellers still on the market have the most reason to negotiate. Fewer competing offers, more days on market, more room to talk terms.
Answers are computed from aggregate Stellar MLS data as distributed by Bridge Interactive, current as of the reading date shown. Seasonal patterns use each community’s 24-month average of closings by calendar month; list-by months are derived from that community’s typical days on market. Information deemed reliable but not guaranteed. Not a prediction, property valuation, or investment advice. Equal Housing Opportunity. © 2026 Team Renick · Mangrove Realty Associates Inc. · Florida license BK3241900.
