Your Manatee County Weekly Real Estate Update: July 20 – July 26
Your Real Estate Weekly Update
Manatee County
⚡ This Week’s Shocking Discovery
Manatee County just shattered every assumption about Florida real estate: We have the SAME median price as neighboring Sarasota County ($435K), but we’re selling properties 27% FASTER! While Sarasota averages 76 days on market, Manatee closes deals in just 60 days. Even more mind-blowing: our median time to contract is only 17 days!
🚀 The Manatee Speed Advantage
Why is Manatee County outpacing everyone? Our analysis reveals that 303 properties (53% of our market) sell in under 30 days, compared to just 138 taking over 90 days. But here’s the kicker: unlike other markets where expensive homes sit longer, in Manatee County, quick sellers average $558K while slow sellers average $543K – virtually identical!
This means Manatee’s speed isn’t about price – it’s about positioning, presentation, and strategic timing.
💰 The $435K Coincidence That Isn’t
Here’s something that will blow your mind: Both Manatee and Sarasota Counties have identical $435K median prices, but completely different market dynamics!
Manatee: 60-day average, 17-day median DOM
Sarasota: 76-day average, 23-day median DOM
Same price, totally different speed. Manatee County is where smart buyers and sellers come to get things done faster.
🏙️ Bradenton: The Market Maker
Bradenton dominates with 255 properties – nearly 45% of our entire market! At $508K average, these aren’t just numbers; they’re setting the pace for the entire county.
The Big Four Breakdown:
🔹 Bradenton: 255 properties averaging $508K – the powerhouse
🔹 Parrish: 128 properties averaging $475K – the emerging favorite
🔹 Palmetto: 68 properties averaging $425K – the value play
🔹 Ellenton: 9 properties averaging $477K – the boutique market
🏊♀️ The Community Pool Revolution
Forget everything you think you know about pools in Florida! While private pools command premiums ($968K average vs $438K for no-pool homes), the real story is community pool properties.
282 properties have community pools – that’s nearly half our market! These average $422K, making them incredibly accessible while still offering that coveted pool lifestyle.
Pool Breakdown:
🏊 Private Pool: 95 properties at $968K average (luxury tier)
🏘️ Community Pool: 282 properties at $422K average (accessibility tier)
🚫 No Pool: 139 properties at $438K average (land value tier)
📊 Market Velocity Breakdown
Manatee County’s market tells a story of balance and efficiency. With 40.0% active listings, 30.9% pending contracts, and 29.0% recent sales, we’re seeing the healthiest distribution imaginable.
That 30.9% pending rate is your crystal ball – nearly one-third of today’s listings will close within 30-45 days. This isn’t speculation; it’s mathematical reality.
🏠 Property Style Performance
Single-family homes rule Manatee County. These properties represent the vast majority of our market, and buyers are willing to pay premiums for yards, privacy, and space.
While condominiums offer affordability and townhouses provide middle-ground options, the data is clear: families want houses, and they’ll move quickly to get them.
🎯 Strategic Intelligence
For Sellers:
- Time Advantage: You’re in the fastest market in the region – leverage it!
- 17-Day Reality: Half of all homes go pending within 17 days – price to capture this window
- Pool Strategy: Community pool properties move fast at accessible prices
- Bradenton Focus: You’re competing in the county’s largest, most active market
For Buyers:
- Speed Requirement: Good properties average 17 days to contract – hesitation kills deals
- Community Pool Sweet Spot: 282 properties offer pool lifestyle without luxury prices
- Parrish Potential: 128 properties at $475K average – growing market with upside
- Value Recognition: Same prices as Sarasota with 27% faster closings
🔮 Next Week’s Trend Watch
Monitor these game-changing indicators:
- 17-Day Benchmark: Will median DOM stay this lightning-fast?
- Community Pool Velocity: Are these 282 properties sustaining momentum?
- Bradenton Saturation: Can 255 properties maintain this pace?
- Price Parity Sustainability: How long can we match Sarasota pricing with superior speed?
💼 Your Strategic Partner
These insights emerge from analyzing 572 active Manatee County properties – revealing patterns that transform how you approach this market. When you work with our team, you’re accessing analytical depth that turns market knowledge into competitive advantage.
Ready to harness Manatee County’s speed advantage? Contact us for a personalized market analysis that shows you exactly how to win in our lightning-fast market.
I am Michael Renick, your Florida West Coast Real Estate Specialist. Feel free to call me on my personal cell: 941.400.8735.
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