The latest numbers are in for the North Port–Sarasota–Bradenton market, and July 2026 tells a clear story: prices are holding firm, inventory is tightening, and buyers who were waiting on the sidelines are finding fewer choices than they had a year ago.
Here's what you need to know if you're thinking about buying or selling a home in Sarasota or Manatee County right now.
Single-Family Homes: A Seller-Leaning Market
The single-family segment across our region had a strong July, and the standout theme is shrinking inventory.
By the numbers (July 2026 vs. July 2025):
- Closed sales: 1,438 (up 6.8%)
- Median sale price: $495,000 (up 3.1%)
- Average sale price: $721,661 (up 9.3%)
- Active inventory: 5,460 listings (down 16.4%)
- Months' supply of inventory: 4.0 months (down 23.1%)
- Median time to contract: 50 days (down from 60)
With active listings down more than 16% year-over-year and just 4.0 months of supply on hand, the single-family market sits firmly in seller's-market territory — the benchmark for a balanced market is 5.5 months, and we're comfortably below it. Homes are moving faster, too: the typical single-family home went under contract in 50 days, more than a week quicker than the same time last year.
Prices continue their steady, sustainable climb. Sellers received a median of 94.7% of their original list price, up from a year ago, which tells us well-priced homes are still commanding close to full value.
Condos & Townhouses: More Balanced, but Tightening Fast
The condo and townhouse market saw a big jump in activity, but it remains more buyer-friendly than the single-family space.
By the numbers (July 2026 vs. July 2025):
- Closed sales: 556 (up 26.4%)
- Median sale price: $320,000 (up 4.4%)
- Active inventory: 3,059 listings (down 13.0%)
- Months' supply of inventory: 5.6 months (down 23.3%)
- Median time to contract: 80 days (up from 71)
Condo sales surged more than 26% year-over-year, and dollar volume in this segment climbed a striking 76.6%. At the same time, supply is contracting quickly. Still, at 5.6 months of inventory, condos are sitting right around equilibrium — and the typical unit is taking a little longer to go under contract than last summer (80 days vs. 71). For buyers, that means there's more room to negotiate in the condo market than in single-family homes, especially before the winter season brings competition back.
The Luxury Market Is Heating Up
The high end of our market had a notably strong month. Single-family homes selling for $1 million or more posted 198 closings in July — up 28.6% year-over-year — while condos and townhouses in that same bracket jumped to 46 closings, a dramatic increase over last July.
Coastal and luxury properties continue to draw buyers to Sarasota, Longboat Key, Siesta Key, and Venice, and the rising average sale prices in both property types reflect that momentum at the top of the market.
What This Means for You
If you're thinking about selling: Low inventory is working in your favor, particularly for single-family homes. Buyers have fewer options, well-priced listings are moving quickly, and sellers are holding close to their list prices. This is a strong window to bring a home to market — with the right pricing and preparation.
If you're a buyer: You'll face more competition in the single-family space, so being pre-approved and ready to move matters. The condo market gives you a bit more breathing room and negotiating leverage. Either way, acting before inventory tightens further can pay off.
Thinking About Making a Move?
Every neighborhood in Sarasota and Manatee County tells its own story, and these regional numbers are just the starting point. As a Sarasota native, I know how these trends play out street by street — from West of Trail and Palmer Ranch to Longboat Key, Siesta Key, Venice, and Lakewood Ranch.
If you'd like a no-obligation look at what your home is worth in today's market — or a strategy for buying in it — let's talk.
Keith Curcio, Associate Broker Coldwell Banker Realty | Sarasota, FL [email protected]
Market statistics from the North Port–Sarasota–Bradenton MSA Monthly Market Detail (July 2026), produced by Florida Realtors® using data from Florida's multiple listing services. Figures compare July 2026 to July 2025.
