Sarasota County Market: Nov 23–29 Highlights

Sarasota County Market Snapshot: November 23 – 29, 2025: Two-Speed Market with 56-Day Single-Family vs 76-Day Condo Close Times

Analysis of 209 active, 137 pending, and 118 closed listings showing dramatic velocity differences between property types.

Market Snapshot: Single-family homes close three times faster than condominiums, creating distinct market segments with strong overall absorption.

All records analyzed

Price Bands

Price tier analysis reveals an inverted pattern with Upper-Mid properties ($500-750K) closing fastest at 32 days, while Entry-level homes under $250K require 131 days. Mid-tier properties ($250-500K) close in 72.5 days with the highest volume at 60 transactions. Luxury segments show mixed performance: properties $1-1.5M close rapidly at 19 days, but Super-Luxury homes over $2M require 187 days, indicating selective buyer behavior at the highest price points.

Geography (Cities/Zips)

Geographic performance varies dramatically across Sarasota County. Sarasota city leads with 43-day median close times and premium pricing at $525,000, while Venice requires 120 days and North Port takes 131 days. Nokomis shows strong velocity at 40 days with $490,000 median pricing. Englewood demonstrates exceptional performance with 38-day close times and luxury pricing at $1,450,000. Longboat Key commands the highest prices at $1,900,000 but requires 143 days to close, reflecting the ultra-luxury market dynamics.

Property Types

Property type performance shows dramatic differences. Single-family residences dominate with 85 transactions, closing in 56 days at $400,000 median price. Condominiums require significantly longer at 183 days with lower pricing at $250,000. Villas perform well at 32 days with $356,000 median pricing, while townhouses take 115 days at $353,500. This creates a clear hierarchy with detached housing significantly outperforming attached properties in both speed and pricing.

Price Bands

Single-family price bands show strong performance in upper tiers. Mid-tier properties ($250-500K) represent the largest segment with 48 transactions closing in 80.5 days. Upper-Mid homes ($500-750K) close fastest at 29 days, while luxury properties $1-1.5M close in just 19 days. Entry-level single-family homes under $250K take 93 days, indicating buyer preference for higher-value detached housing. Super-Luxury single-family homes over $2M require 117 days, showing more selectivity at the highest price points.

Geography (Cities/Zips)

Single-family geographic performance shows Sarasota city leading with 24-day median close times and premium pricing at $730,305. North Port shows the highest volume with 26 transactions but requires 131 days at $309,163 median price. Venice single-family homes take 151 days at $370,000, while Nokomis performs well at 40 days with $530,000 pricing. Englewood maintains exceptional performance with 38-day close times and luxury pricing at $1,450,000, demonstrating strong demand for detached housing in premium locations.

Property Types

Single-family residences represent the entire segment with 85 transactions, closing in 56 days at $400,000 median price. This category demonstrates superior absorption with 0.86 PAR and tight 0.3 months of inventory for both sales and contracts, indicating strong buyer demand and limited supply for detached housing throughout Sarasota County.

Price Bands

Condo/townhome/villa price bands show mixed performance with significant variations. Entry-level properties under $250K require 169 days with 11 transactions, while Mid-tier properties ($250-500K) close faster at 50 days. Upper-Mid properties ($500-750K) take substantially longer at 201 days, indicating buyer selectivity in this price range. Luxury properties $1-1.5M close in 119 days, while the single Super-Luxury property over $2M required 275 days, demonstrating the challenges in the high-end attached housing market.

Geography (Cities/Zips)

Condo/townhome/villa geographic performance shows Sarasota city with 19 transactions closing in 86 days at $350,000 median price. Venice attached properties close in 73 days at $365,000, while North Port requires 93.5 days at $234,000. Longboat Key commands premium pricing at $1,900,000 but requires 143 days to close. Nokomis attached properties close in 84.5 days at $323,000, showing more consistent performance across the attached housing segment compared to single-family variations.

Property Types

Attached property types show significant performance differences. Condominiums require the longest time at 183 days with $250,000 median pricing and 19 transactions. Villas perform best at 32 days with $356,000 pricing and 10 transactions. Townhouses take 115 days at $353,500 with 4 transactions. This segment shows weaker absorption with 0.42 PAR and higher inventory levels at 0.7 months for sales and 0.6 months for contracts, indicating softer demand for attached housing.

Two-Speed Market

The market demonstrates a clear two-speed pattern with single-family homes closing in 56 days compared to condominiums at 183 days, representing a 127-day gap. This 227% speed difference indicates distinct buyer preferences and market dynamics, with detached housing commanding premium velocity and pricing while attached properties face extended marketing periods and softer demand conditions.

Actionable Playbook

• Sellers: Single-family homeowners should capitalize on 56-day median close times and strong 0.86 PAR, while condo owners should prepare for 183-day marketing periods and consider competitive pricing strategies.
• Buyers: Focus on single-family properties in Sarasota city for fastest closings at 24 days, or consider Upper-Mid tier properties ($500-750K) which close in 32 days across all property types.
• Investors: Target single-family properties with superior absorption metrics and 0.3 months inventory, while avoiding condo investments facing 0.7 months inventory and extended marketing periods.
• Geographic arbitrage opportunities exist between fast-closing Sarasota city properties and slower Venice/North Port markets with 120+ day close times.

DOM Basis: CDOM

Notes: Pending-date coverage low (0%); strict in-window pending subset not used.

Period: November 23-29, 2025