January 2026 Sarasota & Manatee market update

(This post uses the latest available data: November 2025 closed sales)

In our current market there isn’t just one story. Single family and condos are moving differently. Sarasota and Manatee are moving differently. And the right takeaway depends on what you’re trying to do, buy, sell, or just get a realistic read on pricing and leverage.

Here is a practical breakdown of what moved in the most recent reporting month, and what it means if you’re making decisions.

Sarasota County

• Single family activity was strong, with sales up 28.5% year over year.

• Condos softened, with sales down 3.4% and supply rising to 8.1 months.

Manatee County

• Single family slowed, with sales down 13.7%, while prices moved higher.

• Condos were more active, with sales up 16.0%, but timelines stretched.

The most useful way to read this: look at each segment on its own. County wide averages can hide what’s happening in neighborhooda, property types and prices.

Sarasota County Single family homes:

Sarasota posted 564 closed sales, up 28.5% year over year. At the same time, the median sale price declined 6.6% to $457,495.

That mix matters. More closings did not automatically translate into higher prices. Buyers are still active, but they’re taking their time, comparing options, and negotiating.

The median time to contract was 54 days (+1.9%). So if your home is priced right and shows well, it can move. But there are no quick, weekend bidding wars.

Inventory stayed fairly tight for single family, with 4.8 months of supply (-7.7%). The best homes can still sell, but sellers don’t get the automatic scarcity advantage they once had.

Notes:

• Cash buyers were 42.7% of all closed sales.

• Sellers received a median of 93.3% of original list price.

That last number is a reminder that the market is price sensitive, and negotiations are normal again.

Condos and townhomes:

Sarasota recorded 228 closed sales in the condo and townhome segment, down 3.4% year over year. The median sale price declined 11.8% to $329,500.

This is where the leverage shift shows up most clearly. Supply rose to 8.1 months (+28.6%). More inventory means buyers have more choices, and sellers face more competition.

The median time to contract improved slightly year over year, but it’s still not fast at 61 days (-6.2%).

Notes:

• Cash buyers were 62.3% of condo sales.

• Sellers received a median of 92.0% of original list price.

If you’re selling a condo, the takeaway isn’t panic. It’s focus. Pricing and condition matter more when buyers can compare multiple similar units.

Manatee County Single family homes:

Manatee recorded 548 closed sales, down 13.7% year over year. Yet the median sale price rose 13.3% to $487,233.

When sales fall while the median price rises, the mix of what sold often shifted. In plain English, more higher end homes may have closed, or fewer entry level homes closed, which pulls the median up. It doesn’t automatically mean every neighborhood jumped 13%.

The median time to contract stretched to 59 days (+31.1%). Buyers are taking longer to decide, and deals are more likely to involve real negotiation.

Supply stayed relatively contained for single family, with 4.2 months of inventory (+7.7%). That’s not a flood of homes, but it’s enough that buyers don’t have to chase everything.

Notes:

• Cash buyers were 27.0%.

• Sellers received a median of 94.5% of original list price.

Condos and townhomes:

Manatee’s condo and townhome segment looked more active than Sarasota’s this month. Closed sales came in at 189, up 16.0% year over year.

Prices stayed essentially flat. The median price dipped 0.6% to $308,000. What changed was pace and competition: 74 days median time to contract (+39.6%), with 6.5 months of supply (-1.5%).

Notes:

• Cash buyers were 49.2%.

• Sellers received a median of 92.3% of original list price.

That combination, steady prices with longer timelines, usually points to a market where pricing has to be realistic and buyers are willing to wait for the right option.

The best way to use this update:

County wide numbers help, but they don’t answer the question you actually care about: “What would my home sell for, and how long would it take?” Or, if you’re buying: “How much leverage do I really have in the exact neighborhood and price range I’m looking at?”

 

If you like, reply or message me with:

• your neighborhood (or the building(s), for condos)

• whether you’re buying or selling

• your rough price range

I’ll give you a quick read on your target market.