Weekly Single-Family Home Market Snapshot: August 3-9, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties. Data sourced from Redfin, Zillow Home Value Index (ZHVI), Realtor.com, Movoto, Homes.com, MyBrokerOne, Team Renick market reports (July 26 through August 1, 2026), the Realtor Association of Sarasota and Manatee (RASM) June 2026 report released July 17, 2026, VeniceAgent.com August 2026 data, and Charlotte County 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 10, 2026
City-by-City Comparison
The table below compiles the most recent available single-family home data across 13 cities. County-level figures from the RASM June 2026 report 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. New listings 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 Days on Market | New Listings | Price Trend (YoY) | Months Supply |
|---|---|---|---|---|---|---|---|---|
| Sarasota | Sarasota | $499K (countywide SFH, RASM June) $675K (city proper, July) | $492K (countywide SFH, RASM June, +8.2% YoY) $462K (Zillow ZHVI, June 30, -1.1% YoY) $424K (countywide all types, Redfin) | 2,870 (countywide SFH, RASM June) 1,008 SFH active (weekly, July 26-Aug 1) | 54 days to contract (weekly) 92 days avg (all closings, July) | 137 new SFH listings (weekly, Team Renick) | +8.2% YoY (RASM SFH) -1.1% (Zillow ZHVI) +2.1% (Redfin, all types) | 4.1 (countywide combined) |
| Lakewood Ranch | Manatee | $651K (Movoto) Neighborhood medians vary widely ($2.5M+ at top end) | $615K (Redfin, +2.9% YoY) $619K (Zillow ZHVI, -7.6% YoY) | ~1,141 all types (Movoto) ~1,386 (Feb data, inventory up ~52% from 2023) | 50-65 days (Redfin, local MLS) | 82 new listings (Feb; Movoto) | +2.9% to +7.5% YoY (varies by source and neighborhood) | 4.3-6.5 (varies by neighborhood) |
| Bradenton | Manatee | $550K (SFH, MyBrokerOne, June) | $490K (countywide SFH, RASM June, +11.4% YoY) $460K (countywide SFH, LocalLifeHomes, May) $389K (Zillow ZHVI, -0.4% YoY) | 2,832 countywide SFH (May, -11.8% YoY) 293 active (city proper) | 79-89 days (weekly, Movoto) | 839 new pending sales countywide (May, +19.2% YoY) | +11.4% YoY (RASM county SFH) -3.8% (LocalLifeHomes county SFH, May) | 4.1 (countywide combined) |
| Anna Maria | Manatee | $2.2M avg list (Laughlin Tanner) $3.25M new construction (Redfin) | ~$2.1M (Redfin, all types, May) $1.9M (Zillow ZHVI, -7.5% YoY) | 60-66 SFH (Zillow, June) 13 active (Redfin) | 72-117 days (varies by source) | Not available for SFH specifically | -7.5% YoY (Zillow ZHVI) | N/A (small market, wide swings) |
| Palmetto | Manatee | $429K (MLS, 34221 ZIP, July) $416K (Movoto, all types) | $350K (MLS, 34221 ZIP, July) $349K (Redfin, +2.4% YoY) $354K (Zillow ZHVI, -5.1% YoY) | 81 active (Redfin, 34221 ZIP) 60 pending | 103 days (Redfin) 129 days (Movoto) | Not available at city level | +2.4% YoY (Redfin, all types) -5.1% (Zillow ZHVI) | N/A |
| Parrish | Manatee | $430K (MLS/Realtor.com) $439K (Movoto) | $400K (Redfin, 34219 ZIP, +0.3% YoY) $400K SFH (Homes.com) | ~1,904 all types (Realtor.com) ~1,303 (Movoto) Resale inventory up ~51% YoY | 57-88 days (range across sources) | Not consistently reported | Flat to +0.3% YoY (Redfin) | N/A |
| Ellenton | Manatee | $472K (Movoto, all types) $455K (Homes.com) | $428K SFH (Homes.com) $317K (Redfin, all types, +9.4% YoY) $390K (Zillow ZHVI, -6.7% YoY) | 63-82 SFH (Movoto, Homes.com) 128 all types (Movoto) | 59 days (Redfin) 100 days (Movoto) 115 days (LocalLifeHomes) | 3 new listings (Movoto, June) | -3% to -6.7% YoY (varies by source) +9.4% (Redfin, all types) | N/A |
| Osprey | Sarasota | $800K (Realtor.com/RealtyTrac) $739K-$795K (Movoto, LocalLifeHomes) | $679K (RealtyTrac) $645K (Redfin, +1.2% YoY) $639K (Zillow ZHVI, +30.6% YoY) | 408 (RealtyTrac) ~112-132 (Movoto, LocalLifeHomes) | 65 days (Redfin) 75-105 days (range across sources) | ~10 (Movoto, June) | +1.2% to +30.6% YoY (wide range; +30.6% Zillow reflects small sample) Inventory up ~68% YoY | N/A |
| Nokomis | Sarasota | $499K-$577K (range across sources) $559K (Movoto, all types) | $489K (MyBrokerOne, April) $497K (Zillow ZHVI, June 30, -5.8% YoY) $508K (Redfin, 34275 ZIP, -2.6% YoY) | ~380 (MyBrokerOne, April) 583 (Movoto, June) | 52-99 days (Zillow, MyBrokerOne) 128 days (Movoto) | 35 new listings (Movoto, June) | -5.8% (Zillow ZHVI) -2.6% (Redfin, 34275 ZIP) | N/A |
| Venice | Sarasota | ~$378K (VeniceAgent, July) $448K (Movoto, all types) | $380K (under-$500K segment, VeniceAgent, Aug) $479K (SFH, June local MLS) $417K (Redfin, all types, +1.2% YoY) $450K (Zillow ZHVI, -2.8% YoY) | 430 SFH active (VeniceAgent, Aug) 200 pending | 64-78 days (Redfin, local MLS) 65 days (VeniceAgent, Aug) | 126 sold in last 30 days (VeniceAgent, Aug) | +1.2% YoY (Redfin, all types) -5% SFH (Feb MLS) -2.8% (Zillow ZHVI) | 2.85 (VeniceAgent, Aug) 2.5 (June MLS) |
| Englewood | Sarasota / Charlotte | $427K (Movoto, all types) $444K (RealtyTrac, 34223 ZIP, +18.4%) | $364K (Redfin, +22.9% YoY) $398K (RealtyTrac, +3.2% YoY) $325K (Zillow ZHVI, -8.5% YoY) | ~841 all types (Movoto) 1,219-1,319 (RealtyTrac, Redfin) | 72-123 days (range across sources) | 44 new listings (Movoto) 115 new listings (Redfin) | +22.9% YoY (Redfin, all types) -8.5% (Zillow ZHVI) +3.2% (RealtyTrac) | N/A |
| Port Charlotte | Charlotte | $275K (Redfin, July) $340K (Movoto, May) | $300K (Momentum, Aug 9, -4.9% YoY) $294K (Resideline, July) $277K (Redfin, +1.6% YoY) $351K (countywide, May, +8% YoY) | 209 active (Resideline, July) 1,433 (May, down 26.1% YoY) | 52-58 days (Redfin, Momentum, Aug) 102 days (MyBrokerOne) | 323 new listings (Redfin) | +1.6% YoY (Redfin) +8% (countywide, May) -4.9% (Momentum, Aug) | 5.8 (May) |
| Boca Grande | Lee | $3.25M (Movoto) $3.9M avg (MyBrokerOne, Feb) | $2.8M (Redfin, -26.3% YoY) $2.8M (Zillow ZHVI, -12.9% YoY) $3.1M avg (MyBrokerOne, Feb) | ~103-139 all types (Movoto) ~116 (MyBrokerOne, Feb) | 115 days (Redfin) 139 days (Movoto) 81-94 days (MyBrokerOne, Feb) | 16 sold over 3mo (Redfin) | -12.9% to -26.3% YoY (small sample, wide swings) | 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. "Not available" means the metric was not published by the sources checked at the city level. County-level data from RASM (June 2026, released July 17) and weekly Team Renick reports (July 26 through August 1) provide the regional baseline. VeniceAgent.com data is from August 2026. Port Charlotte data from Momentum is dated August 9, 2026. Price trends marked with a range reflect variation between sources.
Movers of the Week
A few cities show notable shifts worth flagging from the data reviewed this week.
Venice single-family supply remains tightest in the region
At 2.85 months of supply (VeniceAgent.com, August 2026), Venice holds the tightest single-family inventory among all 13 cities tracked. With 430 active SFH listings, 200 pending sales, and 126 sold in the past 30 days, the absorption rate is healthy. The under-$500,000 segment shows a median sale price of $380,000 with 65 average days on market. Year-over-year price trends are mixed (Redfin showing +1.2% for all types while Zillow ZHVI shows -2.8%), but the supply picture is unambiguous: well-priced single-family homes in Venice are turning over faster than any other city in this survey. Buyers should be prepared to move quickly on listings that are priced realistically.
Port Charlotte inventory continues tightening, but prices show mixed signals
Port Charlotte's inventory trend is the most improved in the 13-city set: active listings have dropped 26.1% year-over-year to 1,433 units (May 2026), and days on market have compressed to 52-58 days (Redfin, Momentum, August 9). However, the price picture is less consistent than it appeared a month ago. Redfin shows the median sale price at $277K (+1.6% YoY), but Momentum's most recent data (August 9) shows $300K with a -4.9% year-over-year decline. Resideline (July 2026) reports a median sold price of $294,000. The countywide median of $351,000 (May, +8% YoY from Charlotte County Realtors Association) may reflect a mix shift toward higher-priced sales. The directional signal: inventory is tightening and days on market are falling, but price appreciation has not followed uniformly across all segments.
Sarasota County single-family inventory tightens, sales volume up 15.2% YoY
The RASM June 2026 report, released July 17, shows Sarasota County single-family active inventory at 2,870 units, down 27.4% year-over-year. Closed sales of 805 single-family homes were up 15.2% year-over-year, and the median sale price rose 8.2% to $492,450. Weekly Team Renick data for the period ending August 1 shows 137 new single-family listings entering the market in Sarasota County, with 121 going under contract. The two-county (Sarasota + Manatee) months of supply sits at 4.1 months, down from 6.3 months a year ago. This is a market that has shifted from balanced toward seller-favorable over the past year, driven by steady demand and declining supply.
Parrish and Ellenton show divergent trends within northern Manatee County
Parrish and Ellenton sit just a few miles apart in northern Manatee County but show different market conditions. Parrish's single-family prices are holding flat to slightly positive (+0.3% YoY per Redfin), with 57-88 days on market and a resale inventory that has grown roughly 51% over the past year. Ellenton, by contrast, shows price declines of 3% to 6.7% year-over-year depending on the source, with days on market stretching to 100-115 days from some measures. Both markets carry elevated inventory relative to their typical volumes -- Parrish has roughly 1,300-1,900 listings across all types, while Ellenton has 63-82 SFH listings, a meaningful figure for a small market. The difference may come down to pricing expectations: Parrish's new-construction-heavy market has kept list prices competitive, while Ellenton's existing-home inventory may be carrying higher price expectations from earlier in the cycle.
Regional Trend: One Market or Several?
The 13 cities in this snapshot do not move uniformly, but three broad patterns are visible in the data for the week of August 3-9, 2026.
The first pattern is the divergence between the coastal Sarasota County cities and the inland/Charlotte County markets. Sarasota city ($492K countywide median, +8.2% YoY) and Venice (2.85 months supply, the tightest in the region) reflect strong demand for single-family homes in established coastal communities with walkable downtowns and beach access. Both markets are absorbing inventory faster than it arrives, and months of supply has compressed significantly from 2025 levels. The RASM data confirms this trend at the county level: Sarasota County's single-family closed sales rose 15.2% year-over-year in June, and inventory dropped 27.4%.
The second pattern is the affordability-driven shift toward Charlotte County. Port Charlotte's inventory has dropped 26.1% year-over-year, days on market are down to 52-58 days, and the countywide median of $351,000 (May, +8% YoY) reflects genuine demand from buyers priced out of Sarasota and Manatee Counties. However, the most recent Port Charlotte data from Momentum (August 9) shows a -4.9% year-over-year median price decline, suggesting the price appreciation seen in countywide averages may be concentrated in specific segments or ZIP codes rather than uniform across the market. This is a market in transition, not a straight line up.
The third pattern is the persistent softness in the barrier island and luxury markets. Anna Maria (ZHVI -7.5% YoY), Boca Grande (ZHVI -12.9% YoY), and Osprey (inventory up ~68% YoY) each show characteristics of markets that boomed during the pandemic years and are now adjusting. Transaction volumes are thin, days on market are extended (115-139 days for Boca Grande, 72-117 for Anna Maria), and median price trends are negative by most measures. These markets operate on different cycles than the broader regional market and are not representative of the trend in the $300,000 to $600,000 segment, which continues to attract the strongest demand across all three counties. For buyers with flexibility on timeline and a preference for premium locations, these markets offer the most negotiating room in the region today.
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
City-level single-family data for Anna Maria is 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, but it covers all property types. Island-wide estimates from brokerage reports (covering Anna Maria, Holmes Beach, and Bradenton Beach) are more reliable but do not break out single-family homes separately. No reliable median list price for single-family homes specifically, no new listings count, and no months-of-supply figure could be verified at the Anna Maria city level. Sources checked: Redfin, Zillow, Laughlin Tanner, Team Renick.
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 MyBrokerOne (February 2026) shows an average sale price of $3.1M -- a gap that reflects both timing and the outsized influence of individual transactions on a small base. A dedicated Realtor.com market trends page for Boca Grande does not appear to exist. Sources checked: Redfin, Zillow, MyBrokerOne, Movoto.
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 a notable +30.6% YoY, a figure that reflects the outsized impact of a few high-end sales in a small sample rather than broad appreciation. The inventory surge of roughly 68% year-over-year comes from LocalLifeHomes and is directional. Sources checked: Redfin, Zillow, RealtyTrac, Movoto, LocalLifeHomes.
Nokomis
Data for Nokomis varies significantly by source. Zillow's ZHVI (June 30, 2026) reports $497,162 with a -5.8% year-over-year decline. MyBrokerOne (April 2026) shows a median sale price of $489,168 with 99 days on market. However, Redfin's Nokomis city data shows a much lower median of roughly $300K, likely reflecting a different geographic boundary or a narrower property-type filter. No months-of-supply figure was available from any public source. Sources checked: Zillow, MyBrokerOne, Redfin, Movoto.
Ellenton
Ellenton's median sale price varies substantially by source: Redfin reports $317K (+9.4% YoY, all types), Homes.com reports $428K for single-family homes specifically, and Zillow ZHVI shows $390K (-6.7% YoY). This wide range reflects different geographic boundaries and property-type filters. With only 63-82 active SFH listings, Ellenton is a small market where individual listings can shift medians noticeably. A dedicated market trends page from Realtor.com for Ellenton does not appear to exist. 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 were 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 (137 new SFH listings in Sarasota County for the week ending August 1, 2026), 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) and Port Charlotte (5.8 months, May 2026), but not for all 13 cities. City-level new listings counts are available from Movoto for some cities (35 for Nokomis, 44 for Englewood, 3 for Ellenton) but these are monthly rather than weekly and cover all property types.
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, updated June 30, 2026), Realtor.com/RealtyTrac, Movoto, Homes.com, MyBrokerOne, the Realtor Association of Sarasota and Manatee (RASM) June 2026 report (released July 17, 2026), Team Renick weekly market reports (July 26 through August 1, 2026), VeniceAgent.com (August 2026), Momentum (Port Charlotte, August 9, 2026), Resideline, Laughlin Tanner, 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.