Sarasota and Manatee County Market Update: Q3 2026

Here is where the Sarasota and Manatee County housing market stands as of late October 2026: closed sales are up, median prices are rising in every major segment, and condos and townhomes are leading the recovery. According to the REALTOR Association of Sarasota and Manatee's third-quarter report, released October 16, 2026, combined closed sales across the four major segments rose 8.0 percent year over year to 5,699, and median sale prices rose in all four county and segment measures. Here is what the numbers say and what they mean for your timing.

Are home prices still rising in Sarasota and Manatee Counties?

Yes, in every major segment. Sarasota County single-family homes closed 2,071 sales in the third quarter, up 3.0 percent year over year, at a median sale price of $485,000, up 3.7 percent. The average sale price jumped 20.2 percent to $807,627, pulled up by high-end closings. Manatee County single-family homes closed 2,017 sales, up 4.2 percent, at a median of $490,000, up 3.2 percent, with an average of $657,172 and 27.5 percent of sales in cash. Manatee sellers received a median 95.6 percent of their original list price, up from 93.8 percent a year earlier. The headline is a firm, balanced market, not a surge and not a drop.

Why are condos and townhomes leading the market?

The attached-home segment leads the recovery. Sarasota County condo and townhome sales rose 26.8 percent year over year to 908 closings at a median of $324,380, and combined condo and townhome sales across both counties jumped 20.9 percent, versus 3.6 percent for single-family. Two things are behind it: prices in the condo segment corrected more sharply than single-family after the 2022 peak, and buyers who priced themselves out of single-family homes are finding value in attached homes. Sarasota's condo average price also surged 77.2 percent to $718,721, skewed by the luxury closings at the top of the market.

What is behind the spike in luxury home sales?

Sarasota County saw a notable jump at the top of the market. Nine single-family homes sold for $10 million or more in the third quarter, up from one a year earlier, an increase of 800 percent. Five of those closed in September, including the county's most expensive sale of 2026: the all-cash Gulf-front estate at 3990 Higel Avenue on Siesta Key, which sold for $26 million, along with the estate at 8501 Midnight Pass Road at $21.95 million. RASM framed the jump as a sign of a strengthening market, alongside the double-digit condo gains and lower inventory.

What is happening with inventory?

Supply is still tight. Active inventory declined in both counties during the quarter even as new listings came on the market. In the most recent monthly detail, months of supply had fallen to about 3.8 from 4.9 a year earlier, which keeps the single-family market seller-leaning on balance. As I noted in my winter market outlook, this is a two-speed market: single-family supply is tight, while condos and townhomes give buyers more room to negotiate.

How is Charlotte County doing?

Charlotte County is firming after a softer stretch. The July 2026 tri-county report showed closed sales up 14.0 percent year over year, median sale price up 2.5 percent, and active inventory down 25 percent. Zillow's typical home value for the county was about $297,268 in late September, while Redfin's median sale price ran near $325,000 with homes averaging about 82 days on market. Figures vary by provider, so treat them as directional. The consistent pattern remains value: North Port, Port Charlotte, and Punta Gorda deliver more home for the price.

What does this mean for buyers and sellers heading into winter?

For buyers, the window is genuinely workable. Condos, townhomes, and any listing that has sat past 60 days offer real negotiating room, and falling inventory on the single-family side rewards buyers who are ready to move when the right home appears. For sellers, the lesson is the same as it has been all year: pricing discipline and presentation. Sellers in Manatee County are receiving 95.6 percent of their original list price because they priced honestly from day one. A pricing strategy built on comparable sales is what keeps a home from branding itself stale, and that is where I start every conversation, usually with a complimentary valuation of your home.

I'm Kim Donahue, a REALTOR® with Medway Realty, licensed in Florida as SL3352997, serving Sarasota, Manatee, and Charlotte Counties. I have spent more than 30 years reading these markets, and I will tell you plainly what your home or your next purchase is worth in this cycle. Call me at (941) 724-2587 or reach me through my contact page, and we can talk through the numbers that matter for your situation. I've got your back.