Sarasota County Real Estate Roundup: September 7, 2025
⚠️ Sarasota’s 41.7% Expiration Crisis
Nearly HALF of All Listings Expire Unsold
Week of August 31 – September 6, 2024 | 640 Properties Analyzed | 98 Expired
🚨 Market Emergency Alert
98 listings expired this week – a 41.7% failure rate that’s 28 points worse than Manatee County.
This isn’t a slowdown; it’s a pricing crisis. Sellers refusing to accept market reality are paying with expired listings averaging 218 days on market.
🏊 The Sarasota Pool Paradox
OPPOSITE OF MANATEE: Private pools sell 43 days FASTER than homes without pools!
💀 Expiration Zones – Where Listings Go to Die
| Price Range | Total | Expired | Expiration Rate | Avg Days to Expire |
|---|---|---|---|---|
| Under $300k | 149 | 27 | 18.1% | 248 days |
| $300k-$500k | 241 | 31 | 12.9% | 230 days |
| $500k-$750k | 125 | 16 | 12.8% | 197 days |
| $750k-$1M | 42 | 6 | 14.3% | 278 days |
| Over $1M | 83 | 18 | 21.7% | 181 days |
⏱️ Speed to Contract – Slowest in Region
⚠️ 1 in 3 properties take over 4 months to sell – worst in Southwest Florida
🌆 City Performance Scorecard
Sarasota
Venice
North Port
⭐ Englewood (BEST)
Nokomis
💀 North Venice (WORST)
🏠 Property Type Performance
| Property Type | Count | List $/SqFt | Sold $/SqFt | Expiration Rate |
|---|---|---|---|---|
| Single Family | 433 | $347 | $297 | 11.3% |
| Condominium | 146 | $433 | $305 | 26.0% ⚠️ |
| Villa | 48 | $233 ✓ | $195 | 18.8% |
| Townhouse | 13 | $212 ✓✓ | $219 | 15.4% |
🎖️ VA Loan Miracle: 70% Faster!
Complete reversal of typical market – VA buyers are your FASTEST closers in Sarasota County!
📋 Your Survival Playbook
🏠 For Buyers
- Target Englewood – Only 9.1% expiration rate, 77-day average
- Look for expired listings – 98 desperate sellers need offers
- Demand 5-10% under list – 100% of sales are below asking
- Villas at $233/sqft – Best value per square foot
- Private pools = faster sales – 43-day speed advantage
💰 For Sellers
- Price 5% BELOW comparables – Or join the 42% failure club
- Avoid condo market – 26% expiration rate is toxic
- Market your pool aggressively – It’s a 43-day advantage here
- Accept VA offers – They close 70% faster than cash
- Plan for 105+ days – 34% take over 4 months
📊 Sarasota vs Manatee: Tale of Two Markets
🏆 Winners & Losers: Subdivision Report
✓ 100% Success Rate
- South Venice – 16 props, $363K avg
- Port Charlotte Sub 49 – 7 props
- Port Charlotte Sub 18 – 6 props
- Beachwalk – 5 props, $483K avg
- Villagewalk – 5 props, $596K avg
✗ High Failure Zones
- North Venice – 33.3% expire
- Longboat Key – 23.5% expire
- Nokomis – 20.0% expire
- Sarasota (city) – 16.8% expire
- Condos (all) – 26.0% expire
Navigate the 41.7% Expiration Crisis
With nearly half of listings expiring and 1 in 3 taking 120+ days to sell, you need data-driven guidance.
Michael Renick | Your Local Knowledge Broker
📱 Cell: 941-400-8735
Data Source: MLS Analysis of 640 Sarasota County properties | Week of August 31 – September 6, 2024
233 Active | 172 Pending | 137 Sold | 98 EXPIRED
41.7% Expiration Rate – Highest in Southwest Florida
