Sarasota Area Real Estate Market Update: July 2026 — Homes Sold

July 2026 was an active month for closed sales across Sarasota, Manatee, and Charlotte Counties. The summer buying season delivered strong transaction volume, with single-family homes leading the way and the condo market showing signs of stabilization after a long period of adjustment. Here is a detailed breakdown of what sold, at what prices, and how the numbers compare to the same period last year.

I am Kim Donahue, REALTOR with Medway Realty, license SL3352997, serving buyers and sellers throughout the region for more than 30 years. I track these numbers every month because the data should drive your decision, not the other way around.

Single-Family Homes: Closed Sales Summary

Single-family home sales were the standout performer in July. Sarasota County saw approximately 820 closed sales for the month, representing a 15% increase over July 2025, continuing a trend that has held for most of 2026. The median sale price climbed to $498,750, up nearly 8% year over year. Manatee County showed even stronger volume momentum, with closed sales up roughly 18.5% and a median of $427,500.

Price per square foot rose to $257 in Sarasota County, signaling that home values continue to appreciate at a measured, sustainable pace. Days on market averaged 82, slightly longer than the 74-day average a year ago, which suggests buyers are still being deliberate and selective. Sellers achieved 93.5% of their original list price on average, up from 92.2% in July 2025, meaning well-priced homes are holding value better than they were twelve months ago.

Condos: Closed Sales Summary

The condo market continued its volume recovery in July. Combined closed sales across Sarasota and Manatee Counties totaled approximately 330 units, up more than 22% year over year. That is a meaningful increase and suggests that buyers are returning to the condo segment after a period of hesitation tied to new reserve requirements and insurance concerns.

However, prices remain soft. The Sarasota County median condo sale price came in around $325,000, roughly 5.5% below July 2025. Manatee County's median held flatter at $310,000, essentially unchanged year over year. Days on market stretched to an average of 110, about two weeks longer than a year ago. These numbers tell me that while buyers are active, they are also being cautious and negotiating on price, particularly in buildings where association finances or special assessments create uncertainty.

Townhouses: Closed Sales Summary

Townhouses remain the smallest segment of the market but performed steadily in July. Approximately 65 townhouse sales closed across the three-county region, up 18% from July 2025. The median sale price held around $345,000, essentially flat year over year. Price per square foot edged up to $235, reflecting the relative affordability of townhouses compared to single-family homes in the same areas. Days on market averaged 95, right in line with the broader trend across property types.

Charlotte County Round-Up

Charlotte County's market continued its gradual tightening in July. Closed sales rose approximately 9% year over year, with the median sale price landing around $360,000. Months of inventory has dropped significantly from a year ago, from approximately 9.5 months to roughly 6.1 months, moving the market closer to a balanced state. For buyers considering Punta Gorda, Port Charlotte, or North Port, this remains the most affordable entry point in the region, and inventory is still ample enough to provide good selection.

What the Data Tells Us

A few clear themes emerge from the July closed sales data. First, the single-family market is healthy. Prices are appreciating at a sustainable rate, sales volume is rising, and buyers are competing for well-priced homes. Second, the condo market is still correcting, but the increase in closed sales volume is an encouraging sign that buyers see value at current prices. Third, days on market have crept up across all property types compared to last year, which means patience and realistic pricing matter more than ever.

For sellers, the message is consistent with what I have been saying all year: price it right from day one. Homes that are priced competitively with the current market data are selling in two to four weeks. Homes that carry a premium based on what the neighbor sold for in 2022 or 2023 are sitting. For buyers, the single-family market still favors those who are pre-approved, decisive, and willing to act on the right property. In the condo market, negotiating room exists, especially in communities where association financials warrant a closer look.

Kim's Professional Take

The July numbers confirm what I have been seeing in my own transactions this summer: the market has settled into a rhythm that rewards preparation and penalizes guesswork. The days of throwing a house on the market and waiting for multiple offers are behind us, but we have also moved past the correction bottom. What we have now is a functional, transparent market where accurate data and honest pricing drive results.

I have been doing this long enough to know that market conditions like this one are actually the best environment for both buyers and sellers to make confident decisions. There is no panic and no irrational exuberance. There is just real information and real transactions happening at real prices. That is the kind of market I work best in, and the kind of market where my clients end up feeling good about their decisions long after closing day.

If you would like to see how these numbers apply to your specific neighborhood or situation, I am glad to walk through it with you. View my current listings or read the companion post on new listings and pending sales for the full July picture.

Reach me at (941) 724-2587 or schedule a conversation. I am Kim Donahue, REALTOR with Medway Realty, license SL3352997, serving buyers and sellers across Sarasota, Manatee, and Charlotte Counties.