✨ Sarasota’s Expiration Miracle: Week Ending September 13
✨ Sarasota’s Expiration Miracle
From 41.7% Failure to ZERO Expired in One Week
Week of September 7-13, 2024 | 601 Properties | 0 Expired vs 98 Last Week
🎯 Historic Market Correction
ZERO listings expired this week
– down from 98 expired (41.7% failure rate) last week. This is the most dramatic single-week correction in MLS history. Only 16 withdrawn (2.7%), suggesting sellers are strategically retreating rather than failing. Success rate surged to 89.5%.
🏊 Pool Premium DOUBLES to $620,282!
💰 Pool Premium: $620,282 (Up from $316K last week – 96% increase!)
⏱️ Speed Crisis Persists Despite Miracle
⚠️ Despite zero expirations, 36.2% still take 120+ days – speed problem worsening
Sale Price vs List Price – Still 100% Under
0% (0 of 137)
0% (0 of 137)
100% (ALL 137)
🌆 City Performance: Venice Alone Thrives
| City | Total | Avg Price | PND/ACT | Avg DTC | Status |
|---|---|---|---|---|---|
| Sarasota | 255 | $871,185 | 0.85 | 107 days | Balanced |
| Venice | 149 | $469,582 | 1.09 🔥 | 100 days | HOT! |
| North Port | 113 | $329,228 | 1.12 | 109 days | Active |
| Nokomis | 36 | $642,807 | 0.31 ❄️ | 82 days | FROZEN |
| Osprey | 11 | $944,118 | 0.80 | 54 days ⚡ | FASTEST! |
| Longboat Key | 11 | $1,842,182 | 0.29 ❄️ | 163 days | COLLAPSE |
Swipe for more
💵 Price Tier Dynamics: Entry-Level Frenzy
Under $300k (23.6%) 🔥
$300k-$500k (38.9%)
$500k-$750k (19.5%)
$750k-$1M (5.8%)
Over $1M (12.1%) ❄️
💳 Financing Shockers: Assumed Loan Miracle
💡 Assumable mortgages close 40x faster than FHA – the golden ticket for speed
🏠 Property Type Revelations
| Property Type | Count | Avg Price | $/SqFt | Value Rating |
|---|---|---|---|---|
| Condominium | 116 | $759,129 | $449/sqft ⚠️ | EXPENSIVE |
| Single Family | 422 | $699,917 | $309/sqft | Standard |
| Villa | 50 | $336,321 | $236/sqft ✓ | BEST VALUE |
| Townhouse | 13 | $442,000 | $237/sqft | Good Value |
Swipe for more
💡 Villas at $236/sqft offer 47% discount to condos – hidden gem of the market
📋 Your Post-Miracle Playbook
🏠 For Buyers
- Target Venice – Only hot market at 1.09 ratio
- Hunt assumable loans – 2-day close vs 180 for FHA
- Villas at $236/sqft – 47% cheaper than condos
- Under $300K feeding frenzy – 1.32 P/A ratio
- Avoid Nokomis/Longboat – Frozen at 0.31/0.29 ratios
💰 For Sellers
- Zero expirations = pricing works – Follow the leaders
- Reject FHA offers – 180-day average kills deals
- 36.2% take 120+ days – Plan for long haul
- Pool premium doubled – Market pools at $620K value
- Osprey sells in 54 days – Study their strategy
📊 Market Transformation Scorecard
Navigate the Post-Miracle Market
Zero expirations prove the market is correcting. 36.2% still taking 120+ days proves speed matters.
Michael Renick | Your Local Knowledge Broker
📱 Cell: 941-400-8735
Data Source: MLS Analysis of 601 Sarasota County properties | Week of September 7-13, 2024
237 Active | 211 Pending | 137 Sold | 0 EXPIRED (Miracle!) | 16 Withdrawn
From 41.7% Failure to 0% – Historic Market Correction
Frequently Asked Questions
What happened to expired listings in Sarasota that week?
Expired listings dropped to zero for the week of September 7-13, 2024, after 98 expired the week before. The post calls that the most dramatic single-week correction in MLS history. It also notes 16 listings were withdrawn, which points to sellers stepping back rather than letting the listing fail.
How did Longboat Key perform compared with other Sarasota-area cities?
Longboat Key had 11 sales, an average price of $1,842,182, a pending-to-active ratio of 0.29, and an average days to contract of 163 days. In the post, that puts Longboat Key in the “collapse” category, while Venice is the only city labeled hot at 1.09. The contrast is sharp and local.
Why did the post say Venice was the only hot market?
Venice posted a pending-to-active ratio of 1.09, which was the strongest city result in the table. The post also shows Venice with an average price of $469,582 and an average days to contract of 100 days. That combination is why it was singled out as the only city thriving.
What property type looked like the best value in this market?
Standard villas were listed as the best value at $236 per square foot, with an average price of $336,321. The post says villas at that price point offer a 47% discount to condos, which were shown at $449 per square foot and labeled expensive. Townhouses also came in as good value at $237 per square foot.
About the Author
I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.
