Weekly Single-Family Home Market Snapshot: August 17-23, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties for the week of August 17 through August 23, 2026. Data sourced from Redfin, Zillow Home Value Index (ZHVI), Realtor.com, Movoto, Homes.com, MyBrokerOne, Team Renick weekly market reports (August 16 through August 22, 2026), VeniceAgent.com August 2026 data, Momentum, SarasotaHomeHunting.com, LocalLifeHomes, and additional local MLS data. Where city-level data is thin, the gap is noted.
Written by Kim Donahue, REALTOR® with Medway Realty | 30+ Years of Real Estate Experience · Updated August 24, 2026
City-by-City Comparison
The table below compiles the most recent available single-family home data across 13 cities. County-level figures from Team Renick weekly reports (August 16-22, 2026) set the regional baseline. City-level figures come from the major real estate portals and weekly brokerage reports. Because each source uses its own methodology and geography, figures are not always directly comparable across columns. Sources are listed for each city. Weekly new listing counts and months of supply are included where available; otherwise the column notes the gap.
| City | County | Median List Price | Median Sale Price | Active Inventory (SFH) | Median DOM | New Listings | Price Trend (YoY) | Months Supply |
|---|---|---|---|---|---|---|---|---|
| Sarasota | Sarasota | ~$675K (city proper, Redfin) $444K (countywide, Team Renick) | $413K (Zillow ZHVI, Aug, -4.0% YoY) $444K (countywide, Team Renick prior wk) $424K (all types, Redfin July) | 2,870 (countywide SFH, RASM June) ~950 active SFH (weekly) | 88 days (Team Renick, Aug 16-22) 57 days to pending (Zillow) | 250 new listings (county, Aug 16-22) 236 pending | +8.2% YoY (RASM June, SFH) -4.0% (Zillow ZHVI, Aug) | 4.1 (countywide combined) |
| Lakewood Ranch | Manatee | $607K (Redfin, all types) Neighborhood medians vary widely | $630K (Redfin, trailing 3mo, +6.4% YoY) $584K (Zillow ZHVI, -4.8% YoY) | ~732 active (Redfin, Aug) ~1,541 all types (Movoto, July) | 43 days (Redfin) 99 days (supplementary data) | ~116 (Movoto, July, all types) | +6.4% YoY (Redfin) -4.8% (Zillow ZHVI) | 4.3-6.5 (varies by neighborhood) |
| Bradenton | Manatee | $410K (MyBrokerOne) $353K (Realtor.com referenced) | $467K (countywide, Team Renick Aug 16-22) $320K (Redfin, all types, -10.4% YoY) | ~2,832 countywide SFH (May) City-level: variable | 77 days (Team Renick, countywide) 54 days (Momentum) | 217 new listings (county, Aug 16-22) 203 pending | +11.4% YoY (RASM June, SFH) -10.4% (Redfin, all types) | 4.1 (countywide combined) |
| Anna Maria | Manatee | $1.87M (dwellingwell, Aug 21) $2.99M (Movoto) | $3.5M (SarasotaHomeHunting, Aug 2) $1.9M (Zillow ZHVI, -7.5% YoY) | 69 island-wide (Aug 2) 250 island-wide (dwellingwell, Aug 21) | 158 days (SarasotaHomeHunting) 176 days (dwellingwell) | Not available at city level | -7.5% YoY (Zillow ZHVI) +11.8% (Redfin, all types, May) | N/A (small market) |
| Palmetto | Manatee | $400K (MLS, 34221 ZIP, Aug) $416K (Movoto, all types) | $344K (Redfin, +1.0% YoY) $354K (Zillow ZHVI, -5.1% YoY) $366K (Momentum, 12mo rolling) | ~81-447 (range across sources) 473 active (Realtor.com, Aug 14) | 103 days (Redfin) 129 days (Movoto) | Not available at city level | +1.0% YoY (Redfin) -5.1% (Zillow ZHVI) | N/A |
| Parrish | Manatee | $430K (Realtor.com data) $437K (Movoto) | $423K (DavidLiberatore, Aug 2) $405K (Redfin, 34219, +3.0% YoY) | ~1,043 active (DavidLiberatore, Aug 2) ~2,406 all types (RealtyTrac, July) | 71 days (Redfin, 34219) 92 days (DavidLiberatore) | ~448 sold monthly (RealtyTrac) | +3.0% YoY (Redfin, 34219) | N/A |
| Ellenton | Manatee | $472K (Movoto, all types) $443K (LocalLifeHomes) | $428K SFH (Homes.com) $317K (Redfin, all types, +9.4% YoY) $390K (Zillow ZHVI, -6.7% YoY) | 49-82 SFH (Atchley, Homes.com) 138 (LocalLifeHomes) | 59 days (Redfin) 82-115 days (LocalLifeHomes) | Not available at city level | +9.4% (Redfin, all types) -6.7% (Zillow ZHVI) | N/A |
| Osprey | Sarasota | $795K (Movoto) $739K (LocalLifeHomes) | $645K (Redfin, +1.2% YoY) $639K (Zillow ZHVI, +30.6% YoY) $900K (Homes.com SFH) | ~112 (Movoto) 128 (LocalLifeHomes) 408 (RealtyTrac) | 65 days (Redfin) 97 days (Movoto) 105 days (Homes.com) | ~10 (Movoto, June) | +1.2% to +30.6% YoY (wide range) Inventory up ~68% YoY | N/A |
| Nokomis | Sarasota | $559K (Movoto, all types) $550K (LocalLifeHomes) | $497K (Zillow ZHVI, -5.8% YoY) $500K (Homes.com SFH) $508K (Redfin, 34275 ZIP, -2.6% YoY) | ~266 SFH (Homes.com) ~506-583 (Movoto, June) | 43 days (Redfin) 99-128 days (range) | 35 new listings (Movoto, June) | -5.8% (Zillow ZHVI) -2.6% (Redfin, 34275) | N/A |
| Venice | Sarasota | $378K (VeniceAgent, Aug) $448K (Movoto, all types) | $479K (VeniceAgent, Aug, SFH) $409K (Redfin, all types, -0.24% YoY) $381K (Zillow ZHVI, -8.3% YoY) | 430 SFH active (VeniceAgent, Aug) 200 pending | 65 days (VeniceAgent) 48 days (Momentum) | 126 sold in 30 days (VeniceAgent) | SFH holding (VeniceAgent) -0.24% to -8.3% (varies by source) | 2.85 (VeniceAgent) 2.5 (June MLS) |
| Englewood | Sarasota / Charlotte | $446K (RealtyTrac, 34223, July, +7.4% YoY) $427K (Movoto) | $364K (Redfin, +22.9% YoY) $382K (RealtyTrac, +3.4% YoY) $372K (Zillow ZHVI, -8.3% YoY) | ~841-1,272 (range across sources) +71% YoY inventory | 72 days (Redfin) 74 days (Zillow pending) 123 days (Movoto) | 44 (Movoto) 115 (Redfin) | +22.9% YoY (Redfin) +3.4% (RealtyTrac) -8.3% (Zillow ZHVI) | N/A |
| Port Charlotte | Charlotte | $334K (Movoto, Aug) $349K (RealtyTrac, May) | $277K (Redfin, +1.6% YoY) $269K (Zillow ZHVI, -6.2% YoY) $300K (Momentum, Aug 9, -4.9% YoY) | 209 (Resideline, July) 1,433 (May, -26.1% YoY) | 52-58 days (Redfin, Momentum) 56 days (Zillow pending) | 323 (Redfin) 1,241 sold (RealtyTrac, May) | +1.6% YoY (Redfin) -6.2% (Zillow ZHVI) -4.9% (Momentum, Aug 9) | 5.8 (May) |
| Boca Grande | Lee | $3.25M (Movoto) $3.0M (sell123.com) | $2.8M (Redfin, -26.3% YoY) $2.8M (Zillow ZHVI, -12.9% YoY) | ~103-139 all types (Movoto) 126 (sell123.com) | 89 days (Redfin) 77 days (sell123.com) 139 days (Movoto) | ~16 sold over 3mo (Redfin) | -12.9% to -26.3% YoY (small sample) | N/A |
Notes: Redfin figures are for all residential property types unless labeled "SFH." Zillow figures are ZHVI (Zillow Home Value Index), a modeled estimate, not actual sale prices. "N/A" means the metric was not reliably available from the sources checked at the city level. County-level data from Team Renick weekly reports (August 16 through August 22, 2026) provide the regional baseline. VeniceAgent.com data is from August 2026. Price trends marked with a range reflect variation between sources.
Movers of the Week
A few cities show notable shifts worth flagging in the data reviewed this week.
Sarasota County weekly activity ticks up
Team Renick's weekly report for the period ending August 22 shows Sarasota County with 250 new single-family listings entering the market and 236 going under contract, up from approximately 137 new listings and 121 pending in the prior week. The 88-day average days on market for closed sales reflects a market where pricing and condition remain the deciding factors. Cash sales accounted for 43.3% of closings, and new construction made up 18.4% of all closed sales. The under-$500,000 segment continues to drive volume: 158 new listings in that range with 127 closings. This week's activity level suggests the late-summer market is holding momentum rather than fading into the typical August slowdown.
Anna Maria Island median sale price shifts higher
The most striking single data point this week is Anna Maria Island's median sale price, reported by SarasotaHomeHunting.com at $3,495,000 as of August 2, up from the $2.1 million island-wide estimate in prior reports. This shift likely reflects the sale of a handful of high-value properties rather than broad appreciation, given the island's low transaction volume (69 active listings and 158 average days on market). The gap between the $1.87 million median list price (dwellingwell, August 21) and the $3.5 million sale median shows the outsized influence of a few premium transactions. The 158-day average days on market tells the more consistent story: this is not a fast-moving market. For sellers, realistic pricing from day one is what determines whether a home sits or moves. For buyers, the extended days on market and elevated inventory (250 island-wide listings) provide leverage that does not exist in mainland markets at comparable price points.
Manatee County shows balanced activity with modest price softness
Team Renick's Manatee County weekly report for August 16-22 shows 217 new listings and 203 pending sales, with 166 closed sales at a median sold price of $467,150. The 77-day average days on market is slightly faster than Sarasota County's 88 days, and the 92.9% list-price-achieved figure indicates that sellers are negotiating roughly 7% off asking on average. The countywide median of $467K is notably higher than Redfin's Bradenton city-level figure of $320K (all types, -10.4% YoY), reinforcing the pattern noted in prior weeks that Manatee County's strength is concentrated in Lakewood Ranch and unincorporated areas rather than Bradenton proper. Buyers looking at Bradenton city limits are finding more negotiating room than those shopping Lakewood Ranch or the county's master-planned communities.
Port Charlotte and Venice illustrate the region's price split
The contrast between Venice and Port Charlotte this week captures the broader regional divergence. Venice's single-family segment continues to show the tightest supply in the region at 2.85 months of supply (VeniceAgent.com), with 430 active listings, 200 pending, and 126 homes sold in the last 30 days. The median sale price of $479,000 is the highest among the three-county area's mid-sized cities. Port Charlotte, by contrast, shows a Zillow ZHVI of $269,000 (-6.2% YoY) and a Redfin median sale price of $277,000 (+1.6% YoY). The 52-58 day days on market in Port Charlotte is competitive, but the 5.8 months of supply (May) is more than double Venice's figure. These two markets serve different buyer profiles: Venice draws those prioritizing walkability, beach proximity, and established downtown amenities. Port Charlotte attracts value-conscious buyers and investors seeking more home for the dollar. Both markets are functioning well for their respective audiences, but they are not competing for the same buyer.
Regional Trend: One Market or Several?
The 13 cities in this snapshot continue to show three distinct tracks that have held consistent over the past several weeks, with no sign of convergence.
The strongest tier consists of Sarasota city and Venice. Sarasota County's weekly activity is robust: 250 new listings, 236 pending, and steady cash-buyer participation at 43.3% of closings. The countywide 4.1 months of supply (RASM June) remains the benchmark for a balanced market, but the divergence within the county is the more useful signal. Sarasota proper and Venice continue to absorb inventory faster than Nokomis or Englewood, and both benefit from established desirability, walkable downtowns, and a buyer pool that includes both relocating out-of-state purchasers and local move-up buyers.
The middle tier includes Bradenton, Lakewood Ranch, Parrish, Palmetto, and Port Charlotte. Transaction activity in these markets remains healthy, with Manatee County posting 217 new listings, 203 pending, and 166 closed sales for the week. But price signals continue to diverge between countywide and city-level data, and between sources. The 92.9% list-price-achieved rate in Manatee County means sellers are consistently negotiating down from original list prices, even as overall transaction volume holds. Port Charlotte is the most instructive case in this tier: its 5.8 months of supply is the highest among the 13 cities, yet its sub-60-day days on market is among the fastest, indicating a market where competitively priced homes move quickly but the inventory buffer is large enough to keep pricing in check.
The third tier remains the barrier island and luxury markets: Anna Maria, Boca Grande, and the higher-priced pockets of Osprey and Englewood. Anna Maria's 158-day average days on market and the wide gap between list and sale prices reflect a market still adjusting. Boca Grande's -12.9% to -26.3% year-over-year price declines (depending on the source and measurement period) are the steepest in the 13-city set. These are thin markets where individual transactions drive the narrative. For cash buyers with a long time horizon and a preference for premium coastal locations, this tier offers the most negotiating leverage in the region today.
The common thread across all three tiers remains unchanged from prior weeks: single-family homes priced between $300,000 and $600,000 attract the strongest and most consistent demand. Above $600,000, buyer pools thin out and days on market extend. Below $300,000, supply is limited and competition is highest, particularly in Palmetto and Port Charlotte. The region is not moving in one direction. It is segmenting more sharply by price point, location, and property condition than at any point in the past year. That makes city-level and even neighborhood-level data far more useful than county averages for anyone making a decision right now.
Data Gaps and Source Notes
Creating a single-family home market snapshot at the city level across 13 cities reveals where the data is strong and where it is thin. The following gaps are worth noting.
Anna Maria Island
City-level single-family data remains thin across all three requested sources. Redfin's Anna Maria city data (population roughly 600) shows wide swings based on a handful of sales per month. Zillow's ZHVI of $1.9M (-7.5% YoY) is the best available directional signal from a portal source, but it covers all property types. The $3.5M median sale price from SarasotaHomeHunting.com (August 2, 2026) covers all residential listings island-wide and is likely skewed by a few premium sales. dwellingwell.com (August 21, 2026) reports 250 island-wide listings at a $1.87M median list price with 176 average days on market, a materially different picture that highlights how dramatically figures vary depending on the source's geographic scope and property-type filter. Sources checked: Redfin, Zillow, SarasotaHomeHunting, dwellingwell, Movoto.
Boca Grande
With roughly 16 homes sold over the most recent three months (Redfin) and roughly 103-139 active listings across all property types, Boca Grande is a thin market where median figures shift dramatically month to month. Redfin reports a median sale price of $2.8M (-26.3% YoY), while Zillow's ZHVI of $2.8M (-12.9% YoY) tells a similar direction but a different magnitude. sell123.com reports 126 active listings with a $2,995,000 median price and 77 days on market. A dedicated Realtor.com market trends page for Boca Grande does not appear to exist. Sources checked: Redfin, Zillow, MyBrokerOne, Movoto, sell123.com.
Osprey
Osprey is a small census-designated place (CDP) within Sarasota County. A reliable single-family median sale price was not consistently available from the major portals for the current period. Redfin's data covers all property types and shows +1.2% YoY, while Zillow's ZHVI shows +30.6% YoY, a figure that reflects the outsized impact of a few high-end sales in a small sample rather than broad appreciation. Homes.com reports a $900K SFH median with 105 days on market and 266 active listings, giving a different picture entirely. The inventory surge of roughly 68% year-over-year comes from LocalLifeHomes and is directional. Sources checked: Redfin, Zillow, RealtyTrac, Movoto, LocalLifeHomes, Homes.com.
Ellenton
Ellenton's median sale price continues to vary substantially by source: Redfin reports $317K (+9.4% YoY, all types), Homes.com reports $428K for single-family homes, and Zillow ZHVI shows $390K (-6.7% YoY). This wide range reflects different geographic boundaries and property-type filters. LocalLifeHomes reports 138 active listings with a median price of $443,250 and 82-115 days on market. With roughly 49-82 active SFH listings depending on the source, Ellenton is a small market where individual listings can shift medians noticeably. Sources checked: Redfin, Zillow, Homes.com, Movoto, LocalLifeHomes.
New listings and months of supply at the city level
Weekly new listing counts and months of supply are not consistently available at the individual city level for most of the 13 cities. Team Renick provides weekly new listing counts for Sarasota and Manatee Counties as a whole but not for specific cities. Months of supply is available at the county level from RASM (4.1 months combined for Sarasota + Manatee) and for specific cities like Venice (2.85 months, August 2026 via VeniceAgent.com), Port Charlotte (5.8 months, May 2026), and Lakewood Ranch (4.3-6.5, varies by neighborhood), but not for all 13 cities. City-level new listings counts are available from Movoto for some cities (35 for Nokomis, 44 for Englewood, 7 for Anna Maria) but these are monthly rather than weekly and cover all property types.
A Note on Data Sources
This week's snapshot drew from a wider set of sources than previous editions to fill in gaps where the major portals do not consistently publish city-level single-family data.
Team Renick provides Sarasota and Manatee County weekly reports through the Sarasota Realtor Association and local MLS data. Their August 16-22, 2026 reports are the most current county-level data in this snapshot.
VeniceAgent.com (Keeping Current Matters data) provides consistent city-level single-family metrics for Venice, including active inventory, pending sales, months of supply, and median sale price. Venice is the only city in this 13-city set with a dedicated weekly single-family market report from a local brokerage.
Redfin city-level pages report trailing 3-month medians for all property types, not single-family-only and not weekly. Their figures are included for directional comparison but should not be treated as point-in-time single-family data.
Redfin Data Center weekly reports are national-level only and do not provide city-level single-family figures. Redfin's Housing Market Tracker, cited in the user's research brief, is a national report that does not break out individual metros at the city or single-family level.
Realtor.com Research city-level market trend pages do not exist for all 13 cities in this survey. Smaller markets like Anna Maria, Boca Grande, Osprey, and Nokomis do not have dedicated Realtor.com market dashboards. Where Realtor.com data was available, it was accessed through third-party aggregators (RealtyTrac, Bankrate) that reference Realtor.com as a data source.
Zillow Home Value Index (ZHVI) is a modeled estimate of typical home value, not a median sale price. It is useful for directional trend analysis but should not be compared directly with MLS median sale prices. ZHVI figures in this snapshot reflect the most recent available index values.
Homes.com and Movoto provide city-level market summaries that are sometimes more detailed than Redfin or Zillow for smaller cities, but their data is less frequently updated and may cover different geographic boundaries. These figures are included where portal data was unavailable, with the source noted.
Want to know what these numbers mean for your specific situation?
Market data is a useful starting point, but your specific situation -- the home you are selling, the neighborhood you are considering, the timeline you are working with -- is what matters. I am glad to walk through the data together and help you make a confident decision. For a broader look at the region, visit my full market report.
Data sourced from Redfin, Zillow Home Value Index (ZHVI, most recent available), Realtor.com/RealtyTrac, Movoto, Homes.com, MyBrokerOne, the Realtor Association of Sarasota and Manatee (RASM) data via Team Renick weekly market reports (August 16 through August 22, 2026), VeniceAgent.com (August 2026), Momentum, SarasotaHomeHunting.com (August 2, 2026), dwellingwell.com (August 21, 2026), LocalLifeHomes, and additional local MLS data sources. Market conditions change rapidly, and data may be subject to revision. This report is for informational purposes and does not constitute professional real estate advice. Consult a licensed real estate professional for guidance specific to your situation.