Sarasota County Market Update: Dec 6-13

Sarasota County Market Snapshot: December 7-13, 2025: Ultra-Fast Absorption with 52-Day Median Close Times

Analysis of 318 active, 188 pending, and 153 closed listings showing exceptional velocity with ultra-fast absorption.

Market Snapshot: Ultra-fast absorption market with 52-day median close times and 96% of active inventory listed within 7 days.

All records analyzed

Price Bands

Price band analysis reveals a notable inversion pattern where luxury properties close significantly faster than entry-level homes. Super-Luxury properties (2M+) close in just 10.5 days with 6 transactions, while Ultra-Luxury (1.5-2M) closes in 15 days with 2 transactions. In contrast, Entry-level properties (<250K) require 77.5 days with 24 transactions. Mid-tier properties (250-500K) perform well at 39 days with 59 transactions, while Upper-Mid (500-750K) takes 54 days with 34 transactions. Luxury Entry (750K-1M) closes in 44 days with 19 transactions, and Luxury (1-1.5M) takes 66 days with 9 transactions.

Geography (Cities/Zips)

Geographic performance shows dramatic variation across Sarasota County. Longboat Key leads with exceptional speed at 6.5 days median close time for 4 transactions. Osprey follows at 34 days with 5 transactions, while Englewood closes in 31 days with 6 transactions. Sarasota city, with the highest volume at 85 transactions, maintains a solid 57-day median. Venice closes in 50 days with 19 transactions, and Nokomis takes 58.5 days with 12 transactions. North Port shows slower performance at 85 days with 20 transactions, while North Venice significantly lags at 138 days with only 2 transactions.

Property Types

Property type performance varies significantly across categories. Villas lead with the fastest close times at 34 days for 15 transactions. Single Family Residences, representing the largest segment with 110 transactions, close in 49 days. Townhouses require 65 days with 5 transactions, while Condominiums take notably longer at 76.5 days with 22 transactions. The single Condo-Hotel transaction closed in just 6 days, though this represents minimal volume.

Price Bands

Single-family price bands show similar inversion patterns to the overall market. Super-Luxury properties (2M+) close fastest at 10 days with 4 transactions, followed by Ultra-Luxury (1.5-2M) at 15 days with 2 transactions. Mid-tier properties (250-500K) perform well at 44 days with 43 transactions, while Upper-Mid (500-750K) takes 53 days with 31 transactions. Entry-level properties (<250K) require 65.5 days with 8 transactions. Luxury Entry (750K-1M) takes 93 days with 14 transactions, and Luxury (1-1.5M) requires 97 days with 8 transactions.

Geography (Cities/Zips)

Single-family geographic performance mirrors overall trends with some variations. Longboat Key leads at 6 days with 1 transaction, while Osprey closes in 12 days with 3 transactions. Venice performs well at 36.5 days with 12 transactions, and Sarasota city maintains 44 days with 60 transactions. Nokomis takes 62 days with 11 transactions, while North Port requires 87 days with 19 transactions. North Venice significantly lags at 138 days with 2 transactions, and Englewood closes in 39.5 days with 2 transactions.

Property Types

Single-family segment consists entirely of Single Family Residences with 110 transactions closing at a 49-day median, representing strong performance for this property category.

Price Bands

Condo/Townhome/Villa price bands show distinct patterns from single-family homes. Luxury Entry properties (750K-1M) lead at 27 days with 5 transactions, followed by Mid-tier (250-500K) at 39 days with 16 transactions. Super-Luxury (2M+) takes 50 days with 2 transactions, while Upper-Mid (500-750K) requires 60 days with 3 transactions. Entry-level properties (<250K) take significantly longer at 109 days with 16 transactions. The single Luxury property (1-1.5M) closed in 38 days.

Geography (Cities/Zips)

Condo/Townhome/Villa geographic performance shows Longboat Key leading at 7 days with 3 transactions. Englewood follows at 31 days with 4 transactions, while North Port and Nokomis both close in 39 days with 1 transaction each. Venice takes 64 days with 7 transactions, and Sarasota requires 65 days with 25 transactions. Osprey significantly lags at 190 days with 2 transactions.

Property Types

Within the Condo/Townhome/Villa segment, Villas perform best at 34 days with 15 transactions. Townhouses require 65 days with 5 transactions, while Condominiums take 76.5 days with 22 transactions. The single Condo-Hotel transaction closed in 6 days.

Actionable Playbook

• Sellers: Price aggressively in luxury segments where speed premiums exist, and consider Longboat Key or Osprey for fastest absorption.
• Buyers: Act quickly in this ultra-fast market, especially for villas and luxury properties that close in under 30 days.
• Investors: Focus on mid-tier single-family properties in Sarasota city for volume opportunities with reasonable 44-day close times.
• Avoid North Venice and entry-level condos where extended close times indicate market resistance.

DOM Basis: CDOM

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

Period: December 7-13, 2025