Sarasota, Manatee, and Charlotte County Market Update: September 2026

Here is where the Sarasota, Manatee, and Charlotte County housing market stands as of late September 2026: single-family prices are holding, inventory is tight, and homes are taking longer to sell than they did in 2024. The most recent closed-sales report from the REALTOR Association of Sarasota and Manatee, covering July transactions, showed a median single-family sale price of $493,500 in Sarasota County and $495,000 in Manatee County. That makes this a more balanced market than the peak years of 2021 and 2022, but not a discount market. Here is what the numbers say and what they mean for your timing.

Are home prices still rising in Sarasota and Manatee Counties?

Yes, modestly, in the single-family segment. Sarasota County closed 744 single-family sales in July, up 2.9 percent from a year earlier, at a median sale price of $493,500, up 5 percent year over year. Manatee County closed 694 sales, up 11.2 percent, at a median of $495,000. Sellers in Sarasota County received a median 94.2 percent of their original list price, up from 91 percent a year earlier. The headline is stability with a slight upward tilt, not a surge, and not a drop.

Is inventory still tight in the single-family market?

Yes. Active single-family listings across Sarasota and Manatee Counties fell about 23.4 percent from a year ago to roughly 2,736 homes, which puts months of supply near 3.9. Anything below five to six months of supply is generally considered a seller-leaning market, so the single-family segment is still short of balance. Tight inventory is one reason prices have held even while higher mortgage rates have kept some buyers on the sidelines. The condo and townhome segments are the opposite: more supply, longer days on market, and noticeably more room to negotiate.

Why are homes taking longer to sell if prices are holding?

Because buyers are pickier and financing costs more than it did a few years ago. The median time from listing to sale ran about 99 days for Sarasota single-family homes and about 104 days in Manatee County across 2025, and the same deliberate pace has carried into 2026. Well-priced, well-presented homes still go under contract in the first few weeks. Homes that start too high accumulate days on market and eventually sell closer to the market. That gap between the best-priced homes and the overpriced ones is the real story of this cycle, and it is exactly where a pricing strategy built on comparable sales earns its keep.

What's happening in Charlotte County?

Charlotte County is the more affordable slice of the region and it has been setting a calmer, more balanced pace. Median listing prices sit around $377,000 to $387,000 depending on the source, Punta Gorda sale medians run near $380,000, and homes average roughly 90 to 100 days on market. Figures vary by data provider here more than they do for Sarasota and Manatee, so treat them as directional. The consistent pattern is value: North Port, Port Charlotte, and Punta Gorda deliver noticeably more home for the price than Sarasota or Lakewood Ranch, at the cost of a longer drive to the Gulf beaches.

What does this mean for buyers this fall?

For buyers, it means more leverage than two years ago, especially on condos, townhomes, and any listing that has been on the market more than 60 days, but not deep discounts on fresh, well-priced single-family homes. Budget for the Florida specifics that move your monthly total: homeowners insurance, flood zones, HOA and CDD fees, and whatever a thorough inspection uncovers. And with supply near 3.9 months, the homes priced right still move. If a house genuinely fits, the right move is to act, not to wait for a bargain that may not come.

What does this mean for sellers this fall?

For sellers, the message is pricing discipline and presentation. Homes are not flying off the market the way they did in 2021, and a price that is too high on day one quietly brands a listing as stale by week three. The sellers doing best right now are the ones who review comparable sales honestly, address obvious inspection items before listing, and understand their home's true competition across Sarasota, Lakewood Ranch, Bradenton, Venice, and Parrish. I walk through that during a complimentary valuation: how much is your home worth is the first question, and the conversation goes from there.

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.