Manatee County Real Estate Roundup: September 7, 2025
🏠 Manatee County Market Reality Check
Week of December 16-22, 2024 | 510 Properties Analyzed
100% of Homes Selling Under List Price
⚠️ Market Reality Alert
100% of sold homes went UNDER list price. Not a single property in Manatee County sold at or above asking price this week. Average discount: 3.2% below list.
Sale Price vs List Price Reality
0%
0%
100%
Pools Slow Sales by 17-44 Days
- No Pool: 67 days to contract
- Private Pool: 84 days (+25%)
- Community Pool: 111 days (+66%)
Private pools add $375K in value but cost 17 extra days
30% Take 120+ Days to Sell
- Lightning (0-7d): 9.9%
- Fast (8-30d): 20.1%
- Slow (61-120d): 24.3%
- Very Slow (120+d): 29.6%
Only 1 in 10 homes sell in first week
Townhouses: Hidden Value Kings
- Townhouse: $208/sqft
- Villa: $240/sqft
- Condo: $283/sqft
- Single Family: $310/sqft
Townhouses 33% cheaper per sqft than SFR
City-by-City Market Performance
| City | Properties | Avg Price | Days to Contract | PND/ACT Ratio |
|---|---|---|---|---|
| Bradenton | 223 | $587,726 | 97 days | 1.06 |
| Parrish | 104 | $474,940 | 99 days | 0.80 |
| Lakewood Ranch | 50 | $857,828 | 82 days | 0.94 |
| Palmetto | 50 | $479,218 | 70 days ⚡ | 0.72 |
| Longboat Key | 12 | $3,444,166 | 96 days | 0.67 |
💳 Financing Method Speed Analysis
VA loans take 40 days longer than cash offers
📋 Your Action Playbook
🏠 For Buyers
- Target Palmetto – Fastest sales at 70 days, $479K average
- Consider townhouses – $208/sqft vs $310 for single family
- Offer 3-5% under list – 100% of sales are below asking
- No-pool homes sell faster – Save 17-44 days if pool isn’t essential
- Focus on $300-500K range – 48% of all inventory, most liquid market
💰 For Sellers
- Price 3-5% below comparables – No homes selling at list price
- Plan for 90+ days on market – 30% take over 120 days
- Pool homes need patience – Add 17-44 days to timeline
- VA offers take 40 days longer – Factor into negotiation
- Bradenton has best demand – 1.06 pending/active ratio
📊 Market Velocity Scorecard
Ready to Navigate This Market?
With 100% of homes selling under list and 30% taking 120+ days, you need an expert who understands the data.
Michael Renick | Your Local Knowledge Broker
📱 Cell: 941-400-8735
Data Source: MLS Analysis of 510 Manatee County properties | Week of December 16-22, 2024
185 Active | 172 Pending | 132 Sold | 21 Withdrawn
