August told a clear story: our market is tightening. Across Sarasota and Manatee counties, fewer homes are sitting on the market, the good ones are going under contract faster, and sellers are keeping more of their asking price. Prices aren't jumping, but the leverage is quietly shifting.
I've lived here my whole life and watched this market swing from frenzy to hangover and back. Here's what the August 2026 numbers from Florida Realtors actually mean if you own, or want to own, a home here.
Single-family homes: less inventory, faster contracts
The biggest number in August is 3.8. That's months of supply for single-family homes, down from 4.9 a year ago. Florida Realtors treats 5.5 months as a balanced market, so by their yardstick we're now leaning toward sellers.
Single-family homes | Aug 2026 | Aug 2025 | Change |
|---|---|---|---|
Closed sales | 1,333 | 1,291 | +3.3% |
Median sale price | $485,000 | $474,700 | +2.2% |
Median days to contract | 46 | 61 | -24.6% |
Median % of original list price received | 95.2% | 93.4% | +1.9% |
Active listings | 5,235 | 6,121 | -14.5% |
Months of supply | 3.8 | 4.9 | -22.4% |
The story is supply, not price. New listings were flat year over year (1,497 vs. 1,499), while pending sales rose 2.7%. When buyers keep showing up and fresh inventory doesn't, the shelf empties. Active listings are down almost 900 homes from last August.
That's why homes that sold in August went under contract in a median of 46 days, a full two weeks faster than a year ago. Prices, meanwhile, are steady: the median is up 2.2%, and the year-to-date median sits at $485,000, up 2.1%. This is a firming market, not a runaway one.
Luxury: the $700K–$900K range is on fire, the top end is selective
The upper-middle of the market had a standout month. Single-family sales between $700K and $900K jumped by more than a third, while listings in that range thinned out sharply.
Single-family price band | Aug sales | Sales YoY | Median days to contract | Active listings | Listings YoY |
|---|---|---|---|---|---|
$700K–$799K | 101 | +36.5% | 42 | 317 | -27.6% |
$800K–$899K | 70 | +52.2% | 57 | 212 | -9.0% |
$900K–$999K | 41 | -4.7% | 27 | 158 | -10.7% |
$1M–$1.25M | 52 | -7.1% | 41 | 210 | -5.8% |
$1.25M–$1.5M | 25 | -7.4% | 23 | 175 | -19.4% |
$1.5M–$2M | 30 | 0.0% | 111 | 195 | -24.1% |
$2M–$3M | 20 | +11.1% | 115 | 190 | -9.5% |
$3M–$5M | 15 | -37.5% | 69 | 181 | 0.0% |
Above $1 million, it's a different pace. There were 1,086 active single-family listings over $1M at the end of August against 149 sales that month.
The $1.5M–$3M range took well over 100 days to reach a contract. Those buyers have options, and they're taking their time. Well-priced, well-presented homes still sell (the $1.25M–$1.5M band went under contract in a median of 23 days), but a luxury home that misses on price will sit.
One caution: these bands are small samples in a single month, so any one number can swing. The direction matters more than the decimal.
Condos and townhomes: the comeback is real
Condos were the market's problem child for the past two years. August says they're turning the corner. Closed sales rose 16.8%, pending sales rose 11.4%, and months of supply fell to 5.1, below the 5.5-month balanced line for the first time in the past year.
Condos & townhomes | Aug 2026 | Aug 2025 | Change |
|---|---|---|---|
Closed sales | 522 | 447 | +16.8% |
Median sale price | $309,225 | $297,000 | +4.1% |
Median % of original list price received | 92.7% | 89.3% | +3.8% |
Active listings | 2,830 | 3,278 | -13.7% |
Pending inventory | 886 | 737 | +20.2% |
Months of supply | 5.1 | 6.8 | -25.0% |
The higher-end condo market moved too. Condo sales from $700K to $1M more than doubled (23 sales vs. 10 last August), and $1M-plus condo sales rose 13% to 26. Those counts are small, but for Longboat Key, Siesta Key and downtown sellers, it's the most encouraging signal we've had in a while.
The gap still matters, though. Condos sold for a median 92.7% of their original list price and took 79 days to reach a contract, versus 95.2% and 46 days for single-family homes. Buyers still have room to negotiate on condos, especially on buildings with open questions about reserves, inspections or assessments.
What it means if you're selling
You have more leverage than you did a year ago, but not a blank check. Here's how I'd read it:
- Fall is a real window. Inventory is at its lowest point of the year, and the seasonal wave of new listings usually arrives with our winter residents. Listing before that wave means less competition.
- Price to the market, not to 2022. The median single-family home still sold about 5% below its original list price. The homes going fast are priced right on day one.
- Above $1.5M, presentation and pricing decide everything. Luxury buyers have months of choice. A home that looks like the best value in its tier sells; one that looks like a stretch waits.
- Condo owners, this is the best setup in two years. Supply is shrinking and demand is back. Have your association documents, reserve study and inspection status ready before you list.
What it means if you're buying
The easy-negotiation window is narrowing, especially under $1 million.
- In the $700K–$900K range, be ready to move. Listings are down sharply and sales are up. Have financing lined up and know your walk-away number before you tour.
- Luxury buyers still hold cards. Above $1.5M, homes are taking 100+ days to reach a contract. That's room to negotiate on price, credits and terms.
- Condos are still the best value play. Buyers are paying a median 92.7% of original list price, but that discount is shrinking fast. Do your homework on the building's finances and inspections, then act.
- Distressed deals aren't coming. Foreclosures and short sales were about 1% of single-family sales. Waiting for a wave of bargains isn't a strategy here.
The bottom line
August wasn't a boom. It was a market finding its footing: steady prices, shrinking supply and buyers acting faster. For sellers, that's an opening. For buyers, it's a reason to get prepared now rather than later.
Regional numbers only go so far. Longboat Key, Siesta Key, Venice and Lakewood Ranch can each tell a very different story from the averages. If you want to know what August means for your street, your building or your price range, reach out at [email protected] and I'll pull the numbers for your neighborhood.
Keith Curcio, Associate Broker, Coldwell Banker Realty, Sarasota
Source: Florida Realtors Monthly Market Detail, August 2026, North Port–Sarasota–Bradenton MSA (Sarasota and Manatee counties), single-family homes and townhouses/condos. Data released September 16, 2026. Year-over-year comparisons are August 2026 vs. August 2025.
