Weekly Single-Family Home Market Snapshot: August 24-30, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties for the most recent week. City-level figures are cross-checked across Realtor.com, Redfin Data Center, and Zillow Home Value Index (ZHVI), supplemented by Homes.com, Movoto, RealtyTrac, and VeniceAgent.com local MLS data. Where a city has thin coverage, the gap is noted rather than estimated.
Written by Kim Donahue, REALTOR® with Medway Realty | 30+ Years of Real Estate Experience · Updated August 28, 2026
City-by-City Comparison
The table below compiles the most recent available single-family home data across the 13 cities in this survey. Official county-level RASM and Florida Realtors reports do not break out figures by individual city, so city-level figures come from the major real estate portals. Because each source uses its own methodology and geography, figures are not always directly comparable across columns. Where a metric is marked N/A, none of the sources checked published a reliable single-family figure for that city in the current period, and it was omitted rather than estimated.
| City | County | Median List Price | Median Sale Price | Active Inventory (SFH) | Median DOM | New Listings | Price Trend (YoY) | Months Supply |
|---|---|---|---|---|---|---|---|---|
| Sarasota | Sarasota | ~$499K (Realtor.com, county, Apr, +2.1% YoY) | $492,450 (RASM SFH, +8.2% YoY) ~$588K (Redfin, city all types, +6.9%) | Not published at city level County active down ~27% YoY | 75 (Redfin) 79 (Realtor.com, county) | N/A | +8.2% (RASM SFH) -4.0% (Zillow ZHVI) | 4.7-4.8 (RASM, county) |
| Lakewood Ranch | Manatee | ~$643K (Redfin) ~$607K (MLS, Aug) | ~$615K avg (Redfin, -2.0% YoY) $584K (Zillow ZHVI, -4.8%) | ~730 (MLS, Aug) | 43 (Redfin) ~46 to pending (Zillow) | N/A | -2.0% (Redfin) -4.8% (Zillow ZHVI) | N/A |
| Bradenton | Manatee | Not retrievable (Realtor.com unavailable) | ~$320K (Redfin, all types) $389K (Zillow ZHVI, -0.4% YoY) | Not confirmed at city level | 51 (Redfin) ~24 to pending (Zillow) | N/A | -10.4% (Redfin avg) -0.4% (Zillow ZHVI) | N/A |
| Anna Maria | Manatee | $2.6M-$3.5M (Homes.com, Altos) | $722K-$1.6M by municipality (Redfin) $1.9M (Zillow, -7.5% YoY) | ~200-450 island-wide (varies) | 120-130 island-wide | N/A | -7% to +16% by municipality | ~10.7 (Homes.com) |
| Palmetto | Manatee | ~$414K (Realtor.com via Movoto, flat MoM) | ~$352K (Redfin, +3.8% YoY) $354K (Zillow ZHVI) | ~81-480 (varies by source) | 103 (Redfin) | N/A | +3.8% (Redfin) ~flat (Zillow) | ~4.5 |
| Parrish | Manatee | ~$430K (Realtor.com) ~$429K (Movoto) | ~$405K (Redfin, +3.0% YoY) | ~1,470 (Homes.com) ~1,904 (Realtor.com) | 70 (Redfin) 69 (Homes.com) | ~58-67 (Movoto) | +3.0% (Redfin) | N/A |
| Ellenton | Manatee | ~$433K SFH (Homes.com) | ~$428K SFH (Homes.com) ~$353K (Redfin, all types, +12.9% YoY) $390K (Zillow ZHVI, -6.7% YoY) | ~82 SFH (Homes.com) 128 all types (Movoto) | 59 (Redfin) 89 (Homes.com) | ~3 (Movoto) | +12.9% (Redfin) -6.7% (Zillow ZHVI) | N/A |
| Osprey | Sarasota | ~$879K (Realtor.com, Jan, -1.8% MoM) | $645K (Redfin, +1.2% YoY) $675K (Zillow ZHVI, -6.6% YoY) | ~128 (Zillow-based, +68% YoY) | 65 (Redfin) 86 (Realtor.com) | ~14 (Redfin) | +1.2% to -7% YoY | ~10.7 |
| Nokomis | Sarasota | ~$500K SFH (Homes.com) ~$545K (Movoto) | ~$497K (Zillow ZHVI, -5.8% YoY) ~$500K (Homes.com SFH) | ~266 SFH (Homes.com) ~583 (Movoto) | 43 (Redfin, small sample) 128 (Movoto) | ~35 (Movoto) | -5.8% (Zillow ZHVI) | ~4.6 (Homes.com) |
| Venice | Sarasota | ~$421K (Realtor.com, 777 active, 194 new) | $479K SFH (VeniceAgent/MLS) ~$409K (Redfin, all types, -0.24% YoY) $381K (Zillow ZHVI, -8.3% YoY) | ~496 SFH active (VeniceAgent) | 66 (Redfin) 81 (Realtor.com) | 194 (Realtor.com) | Flat to +4.3% (varies) | ~2.5 (MLS) |
| Englewood | Sarasota / Charlotte | ~$425K (Realtor.com via Movoto, ~2% MoM) | ~$364K (Redfin, +22.9% YoY) $325K (Zillow ZHVI, -6.6% YoY) | Not published | 72 (Redfin) 123 (Movoto) | N/A | -7% to +9% (source conflict) | N/A |
| Port Charlotte | Charlotte | ~$449K (Realtor.com, 33981, -3.4% MoM) | ~$401K (Realtor.com 33981, +14.6% YoY) $269K (Zillow ZHVI, -6.2% YoY) | ~1,317 (33981 area) | 50 (Redfin) ~56 to pending (Zillow) | N/A | +14.6% (33981) -6.2% (Zillow ZHVI) | N/A |
| Boca Grande | Lee | ~$3.25M-$4.5M (Redfin, Movoto) | ~$2.8M (Redfin, -26.3% YoY) $2.81M (Zillow ZHVI, -12.9% YoY) | ~120-140 (whole ZIP) | 81-115 | ~12 (Jan, Movoto) | -13% to -26% YoY (small sample) | ~9.7 |
Notes: Redfin figures are for the city and cover 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 published at the city level by any of the sources checked for the current period, and it was omitted rather than estimated. Ranges reflect variation between sources or distinct sub-areas. City-level figures come from Realtor.com, Redfin Data Center, and Zillow Home Values, cross-checked across at least two portals per city and supplemented by Homes.com, Movoto, RealtyTrac, and VeniceAgent.com local MLS data.
Movers of the Week
A few cities show notable shifts in the data reviewed this week.
Venice stays the tightest single-family market in the region
Venice's single-family segment remains the most seller-favorable market of the 13 cities, at roughly 2.5 months of supply. Realtor.com shows about 777 active homes with 194 new listings at a median list near $421,000 and 81 days on market, while VeniceAgent.com local MLS data shows roughly 496 active single-family listings and a single-family median sale near $479,000. That price holds above the list median on the portals, which signals that well-priced single-family homes in the mid-$400K range are continuing to absorb steadily.
Osprey inventory is up sharply year over year
Osprey shows the largest year-over-year inventory move in this survey, with roughly 128 active listings, up about 68% from a year ago, and months of supply near 10.7. Days on market read 65 on Redfin and 86 on Realtor.com. That is a meaningful swing from a tight market to a balanced one, and it gives buyers noticeably more leverage than they had a year ago, especially above the roughly $645,000 to $879,000 price range.
The barrier islands are still correcting
Anna Maria Island and Boca Grande continue to show the softest numbers. Anna Maria Island sits near 10.7 months of supply with days on market of 120 to 130, and per-municipality medians swung from roughly $722,000 to $1.6 million on Redfin. Boca Grande's median sale is down about 26% year over year to near $2.8 million, with Zillow's typical value down about 13%, at roughly 9.7 months of supply. These are high-end segments with thin transaction volume, so individual sales move the medians; the extended selling times are the more reliable signal.
Ellenton and Bradenton price signals point in opposite directions by source
For Bradenton, Redfin shows prices down year over year while Zillow shows them roughly flat. For Ellenton, Homes.com shows single-family prices up year over year while Zillow shows a decline of about 7%. A spread this wide between two credible portals typically reflects measurement differences rather than a clear market direction, so the honest read is that both markets are choppy and best assessed at the neighborhood level rather than citywide.
Regional Trend: One Market or Several?
The 13 cities in this snapshot are diverging rather than moving as one. Three broad tracks are holding. In Sarasota County, Sarasota and Venice are the steady tier: Sarasota's single-family median was up 8.2% year over year on the RASM county figure, and Venice holds the tightest supply in the region at about 2.5 months. In northern Manatee County, Parrish and Lakewood Ranch show broadly stable pricing with steady absorption, while Bradenton is choppy with conflicting price signals. Southward, Port Charlotte and Englewood are cooler, with longer days on market and prices down on most portal readings from a year ago, though Port Charlotte's 33981 area showed a year-over-year sale-price gain.
The barrier island markets of Anna Maria and Boca Grande remain on their own cycle, still adjusting from elevated post-2020 levels with high months of supply and extended selling times. The common thread across all three counties is affordability at the middle of the market: single-family homes in the roughly $300,000 to $600,000 range draw the strongest, most consistent demand, while higher-price segments and less central locations carry the longer days on market. For that reason, a regional average is less useful than your own neighborhood's absorption rate, and that is the level I help clients look at before they decide on timing.
Data Gaps and Limitations
Anna Maria Island: No single portal publishes an island-wide single-family dataset, and the figures conflict in direction by municipality (Anna Maria city down, Holmes Beach up). Realtor.com figures were the most dated, and Zillow publishes only a typical home value. Sources checked: Redfin (Anna Maria, Holmes Beach, Bradenton Beach), Zillow, Homes.com.
Boca Grande: Transaction volume is a handful of sales per month, so medians swing widely. Redfin and Zillow agree prices are down year over year, but list-price readings ranged from about $3.25M to $4.5M depending on source and date. Sources checked: Redfin, Zillow, Movoto.
Nokomis: Redfin's city median is based on a very small sample and was not treated as reliable. Inventory ranged from about 266 (Homes.com) to 583 (Movoto) depending on geographic scope. Sources checked: Homes.com, Movoto, Zillow, Redfin.
Ellenton: Homes.com offered the only clean single-family breakout (about 82 active, median sale near $428K). Redfin and Zillow report all home types and disagree on direction. Realtor.com figures could not be retrieved. Sources checked: Homes.com, Redfin, Zillow, Movoto.
Englewood: Active single-family inventory, new listings, and months of supply were not published by the sources checked, and Redfin and Zillow disagree on price direction. Sources checked: Redfin, Zillow, Movoto.
Port Charlotte: The gap is geographic. Realtor.com data reads strongest for the 33981 area (about 1,317 homes for sale), which is not the whole city, and no source published a clean city-wide inventory or months-of-supply figure. Sources checked: Realtor.com/RealtyTrac, Redfin, Zillow.
Lakewood Ranch: Realtor.com did not publish city-level figures, so this city rests on Redfin and Zillow cross-checked against a live MLS feed. New listings and months of supply were not published at the city level. Sources checked: Redfin, Zillow, MLS.
City-wide limitations: Across all cities, "median list price," "active single-family inventory," "new listings," and "months of supply" are the figures most likely to be unpublished or inconsistent at the city level on Realtor.com, Redfin, and Zillow, because those portals commonly report at the county, ZIP, or all-property-type level instead. Where a metric is marked N/A, none of the sources checked published a reliable single-family figure for that city in the current period, and it was omitted rather than estimated.
If you would like a read on your own neighborhood or a specific price range, I can pull the local absorption picture and what it means for your timing. Send me a message or call (941) 724-2587.