Sarasota Lost 23% Of Its Inventory.
Manatee Didn't.

From the Market Pulse newsletter, sent to Nico's list on September 1, 2026. Data reflects July 2026 closed activity. Join the list to get each edition in your inbox.

Here's what actually happened in July, and what it means if you're watching this market.

The Number That Mattered

Sarasota County lost 23.4% of its single family inventory in twelve months. Active listings fell to 2,736. Months of supply went from 5.6 down to 3.9.

Under four months is a seller's market. A year ago Sarasota was sitting comfortably on the buyer's side of that line. It isn't anymore.

Manatee County dropped too, but only 7.9%. Same region, very different pressure.

Sarasota County

Median single family price: $493,500, up 5.0%
Median days to contract: 52
Months of supply: 3.9

Plain English: prices are up, homes are going under contract in under two months, and there is less to choose from than at any point in the past year. The luxury end went vertical. Sales over $1 million were up 39.1%, and the $3 to $5 million band jumped 62.5%.

Manatee County

Median single family price: $495,000, up 1.0%
Median days to contract: 50
Months of supply: 4.1

What's different: Manatee's median is now slightly higher than Sarasota's, but it barely moved. Up 1% against Sarasota's 5%. Manatee has more supply and homes sell just as fast. If you want a comparable house with less competition, that is where it is right now.

Condos are the other story. Sarasota condo prices jumped 13.3% to $340,000 while Manatee condos slipped 1.9% to $313,950. Condo supply is still above five months in both counties, so that market is far more balanced than single family.

New Construction Watch

I track builder inventory in the MLS every week. Last week, three homes I was watching in Star Farms at Lakewood Ranch took price cuts inside the same seven days: $75,000, $50,000, and $20,000.

That is $145,000 off three houses that are already built and sitting. Builders do not advertise this. It shows up as a quiet list price change while the model home keeps quoting the old number.

If you are shopping new construction, standing inventory is where the negotiation is. Not the to-be-built.

What It Means

If you are buying: single family competition is tightening in Sarasota, so move on the right house instead of waiting for a friendlier market. Manatee and standing builder inventory are where the leverage still is.

If you are selling: new listings were up 9.6% in both counties, so you are not the only one who noticed. Price to today's number, because buyers are aligned with real value right now and they will wait you out if you are not.

Rates held at 6.66% this week. They have barely moved all month.

Want to know what this means for your specific situation? Reach out. It comes straight to me.

Nico
(571) 524-3613

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