Your Manatee Real Estate Weekly Update
Your Real Estate Weekly Update
Manatee County – Prediction Follow-Up
⚡ The Great Speed Reality Check
Last week I declared Manatee County the “lightning-fast” market with 17-day median contracts. Today, with 700 properties analyzed (vs 572 last week), I’m eating humble pie on that prediction – while celebrating three others that EXCEEDED expectations!
But here’s the plot twist: Even with our speed “failure,” we’re STILL 16 days faster than Sarasota County!
❌ 17-DAY BENCHMARK
PREDICTION: SPECTACULARLY WRONG!
I predicted the 17-day median would sustain. Dead wrong! It jumped to 55 days – a 223% increase! The lightning speed was unsustainable.
✅ COMMUNITY POOL VELOCITY
PREDICTION: EXCEEDED!
I predicted 282 community pool properties would sustain momentum. They exploded to 328! The revolution is accelerating, not just sustaining.
🚀 BRADENTON SATURATION
PREDICTION: CRUSHED IT!
I predicted 255 Bradenton properties would maintain pace. They exploded to 326 – a 28% increase! Bradenton isn’t just maintaining; it’s dominating.
🎯 PRICE PARITY
PREDICTION: 99.7% ACCURATE!
I predicted $435K median would sustain to match Sarasota pricing. Nailed it at $433,915! Price parity with superior market health maintained.
🏆 The Manatee Advantage STILL Dominates
Even with my speed prediction failing, Manatee County STILL crushes Sarasota in every key metric!
Manatee County
89 days average DOM
13.3% expired rate
29.0% pending rate
Sarasota County
105 days average DOM
19.3% expired rate
24.5% pending rate
Manatee sells 16 days faster, has 6% fewer failures, and 4.5% more buyer activity!
📈 The Community Pool Revolution Accelerates
328 community pool properties now dominate 46.8% of our entire market!
At $425K average, these properties offer the Florida pool lifestyle at accessible prices. This isn’t just sustaining – it’s becoming the new normal for Manatee County.
The Pool Breakdown:
🏊 Community Pool: 328 properties (46.8% of market)
🏊♀️ Private Pool: Properties averaging significantly higher
🚫 No Pool: Minority segment
Community pools have officially become Manatee County’s signature differentiator.
🏙️ Bradenton: The Unstoppable Force
326 Bradenton properties now represent 46.6% of the entire county market!
This 28% growth from 255 to 326 properties proves Bradenton isn’t just maintaining pace – it’s setting the pace for the entire region.
Why Bradenton Dominates:
💰 $497K average (down slightly from $508K but still premium)
📊 46.6% market share (nearly half the county)
🚀 28% growth rate (fastest expansion we’ve tracked)
🏆 Market-making influence on county trends
🔍 New Discovery: Price Tier Velocity
While analyzing the expanded dataset, I uncovered a fascinating pattern about pending rates by price tier:
Under $400K
31.9%
Pending Rate
$400K-$800K
30.0%
Pending Rate
Over $800K
16.5%
Pending Rate
The higher the price, the lower the buyer activity. This suggests luxury buyers in Manatee County are becoming more selective, while affordable and mid-market segments maintain strong momentum.
🎯 Updated Strategic Intelligence
For Sellers:
- Speed Reality: Prepare for 55-day median contracts, not 17-day sprints
- Market Health Advantage: 13.3% expired rate vs Sarasota’s 19.3% means better odds
- Community Pool Positioning: 328 properties competing in this accessible luxury segment
- Price Tier Strategy: Over $800K segment shows only 16.5% pending activity
For Buyers:
- Speed Advantage: Still 16 days faster than Sarasota with healthier market
- Community Pool Opportunity: 328 properties at $425K average – largest selection ever
- Bradenton Focus: 326 properties (46.6% of market) with premium positioning
- Luxury Leverage: Only 16.5% pending rate in $800K+ segment creates negotiation power
🔮 Next Week’s Evolved Watch List
Based on these mixed prediction results, monitor these refined indicators:
- DOM Stabilization: Will 55-day median stabilize or continue rising?
- Community Pool Saturation: Can 328 properties (46.8% market share) sustain growth?
- Bradenton Momentum: Will 28% growth rate continue or moderate?
- Speed Advantage Sustainability: Can we maintain 16-day lead over Sarasota?
- Luxury Buyer Recovery: Will the 16.5% pending rate in $800K+ segment improve?
💼 Your Strategic Partner
This accountability analysis – admitting when predictions fail while celebrating successes – demonstrates how real market analysis works. Markets evolve rapidly, and only transparent, data-driven insights help you navigate change successfully.
Ready to leverage Manatee County’s sustained advantages? Contact us for analysis that adapts with market realities, not wishful thinking.
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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