Manatee County: The 32.3% Slowdown – Week Ending September 13
📊 Manatee County: The 32.3% Slowdown
1 in 3 Properties Now Take 120+ Days to Sell
Week of September 7-13, 2024 | 605 Properties Analyzed | Market Velocity Declining
⚠️ Market Velocity Alert
32.3% of properties now take over 120 days to sell – up from 29.6% last week.
Despite inventory surging 18.6% to 605 properties, the market is slowing, not accelerating.
100% of homes continue selling under list price.
⏱️ The Speed Crisis: 32.3% Take 120+ Days
Sale Price vs List Price – Week 2 Reality Check
0% (0 of 151)
0% (0 of 151)
100% (ALL 151)
Week 2 Update: Still 100% of sales under list – no change from last week
🌆 City Performance Report Card
| City | Total | Avg Price | PND/ACT | Avg DTC | Status |
|---|---|---|---|---|---|
| Bradenton | 260 | $477,106 | 0.77 | 104 days | 6.2% expire |
| Parrish | 132 | $446,621 | 0.98 | 89 days | ✓ Balanced |
| Palmetto | 77 | $519,163 | 0.38 ⚠️ | 89 days | CRISIS |
| Lakewood Ranch | 67 | $757,970 | 0.46 | 97 days | 7.5% expire |
| Holmes Beach | 8 | $1,961,738 | 3.00 | 87 days | 37.5% EXPIRE! |
🏊 Pool Reality Check
💡 No-pool homes sell 21 days faster than private pools
💵 Price Tier Performance Analysis
Under $300k (18.0%)
$300k-$500k (44.3%)
$500k-$750k (25.3%)
$750k-$1M (6.3%)
Over $1M (6.1%)
💳 Financing Speed Analysis – VA Loan Disaster
⚠️ VA loans take 207 days – sellers will reject on sight
🏠 Property Style Value Rankings
| Property Type | Count | Avg Price | $/SqFt | Exp Rate | Value Score |
|---|---|---|---|---|---|
| Townhouse | 29 | $311,978 | $193/sqft ✓ | 6.9% | BEST VALUE |
| Villa | 33 | $355,187 | $239/sqft | 9.1% | Good |
| Condominium | 107 | $334,234 | $251/sqft | 7.5% | Fair |
| Single Family | 436 | $620,489 | $282/sqft | Low | Premium |
💡 Townhouses: 31% cheaper per sqft than single family with lower expiration risk
📋 Your Week 2 Action Playbook
🏠 For Buyers
- Target townhouses at $193/sqft – 31% discount to SFR
- Avoid Palmetto – 0.38 demand ratio signals problems
- No-pool homes sell 21 days faster – skip the pool search
- $300-500K is the active zone – 44.3% of all inventory
- Offer 3-5% under list – 100% still selling below ask
💰 For Sellers
- Reject VA offers – 207-day average will kill your sale
- Price for 120+ day timeline – 32.3% take that long
- Holmes Beach = 37.5% failure – price ultra-aggressively
- 1990s homes expire at 15.2% – hurricane-era stigma
- Over $1M has 78% success – luxury still works
📊 Market Velocity Scorecard
Navigate the 32.3% Slowdown
With 1 in 3 properties taking 120+ days and 100% selling under list, you need data-driven expertise.
Michael Renick | Your Local Knowledge Broker
📱 Cell: 941-400-8735
Data Source: MLS Analysis of 605 Manatee County properties | Week of September 7-13, 2024
246 Active | 174 Pending | 151 Sold | 34 Expired
Market Velocity Alert: 32.3% of properties now take 120+ days to sell
