Weekly Single-Family Home Market Snapshot: July 27 - August 2, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties. Data sourced from Team Renick weekly reports (July 26 - August 1, 2026), the Realtor Association of Sarasota and Manatee (RASM) June 2026 report, Redfin, Zillow, Movoto, Homes.com, MyBrokerOne, and 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 3, 2026
City-by-City Comparison
The table below compiles the most recent available single-family home data. County-level figures from the RASM June 2026 report provide the regional baseline. City-level figures come from Redfin, Zillow, Movoto, Homes.com, MyBrokerOne, and weekly Team Renick reports. Single-family data is labeled "SFH" where available; otherwise the metric covers all residential property types. Sources use different methodologies, so figures are not always directly comparable across columns.
| City | County | Median List Price | Median Sale Price | Active Inventory | Median Days on Market | Price Trend vs. Last Year | Data Sources |
|---|---|---|---|---|---|---|---|
| Sarasota | Sarasota | $520K (countywide, estimated from list-to-sale ratio) | $492K (countywide SFH, June RASM, +8.2% YoY) $462K (Zillow ZHVI, June 30) | 2,870 SFH (countywide, RASM June) 1,008 SFH (weekly, July 26 - Aug 1, Team Renick) | 54 days to contract (weekly) 82 days average (all closings) | +8.2% YoY (RASM) -1.1% (Zillow ZHVI) | RASM, Team Renick, Zillow |
| Lakewood Ranch | Manatee | $651K (Movoto) | $600K (Redfin, +2.9% YoY) | ~1,141 (all types, Movoto) | 55-65 days (Redfin, local MLS) | +2.9% to +7.5% YoY | Redfin, Movoto, local MLS |
| Bradenton | Manatee | $550K (SFH, MyBrokerOne) | $490K (countywide SFH, June RASM, +11.4% YoY) $458K (weekly, all types, July 26 - Aug 1) | 2,706 SFH (Manatee County, June) 293 active (city proper, July) | 79 days (weekly) 87 days (Movoto) | +11.4% YoY (county SFH) List prices up ~10% YoY | RASM, Team Renick, MyBrokerOne, Movoto |
| Anna Maria | Manatee | $2.7M-$3.2M (range across sources) | $2.1M (Redfin, May) Manatee countywide: $490K SFH | 57-92 (varies by source) | 111-174 days (wide range) | +11.8% YoY (May); wide month-to-month swings | Redfin, Movoto |
| Palmetto | Manatee | Not available at city level | $503K (Manatee County weekly) $344K (Redfin, +1.0% YoY, Nov 2025) | 696 (MyBrokerOne, 2025 annual) | ~103 days (Redfin, Nov 2025) | +1.0% to +2.9% YoY (latest data from late 2025) | Redfin, MyBrokerOne |
| Parrish | Manatee | $439K (Movoto) | $400K-$439K (Redfin, +0.3% YoY, 34219 ZIP) | ~1,303 (all types, Movoto) Resale inventory up 51.3% YoY | 77-88 days (Homes.com, Movoto) | Flat to +0.3% YoY | Redfin, Movoto, Homes.com |
| Ellenton | Manatee | $472K (Movoto, all types) | $447K-$475K (SFH, Homes.com/Movoto) | 63-82 SFH listings | 82-115 days (range across sources) | -3% to -6.7% YoY (Zillow, LocalLifeHomes) | Homes.com, Movoto, Zillow |
| Osprey | Sarasota | ~$739K-$795K (Movoto, LocalLifeHomes) | Not consistently reported for SFH only | ~112-132 (Movoto, LocalLifeHomes) | 75-97 days | -6.6% to -14.8% YoY; inventory up ~68% | Movoto, LocalLifeHomes, Redfin |
| Nokomis | Sarasota | $499K-$577K (range across sources) | $489K (MyBrokerOne, April) $497K (Zillow ZHVI, June 30) | ~380 (MyBrokerOne, April) | 52-99 days (Zillow, MyBrokerOne) | -5.8% YoY (Zillow ZHVI) | Zillow, MyBrokerOne |
| Venice | Sarasota | ~$480K (local MLS) | $479K (SFH, June local MLS) $417K (Redfin, all types, +1.2% YoY) | 2.5 months supply (SFH, June) | 64-78 days (Redfin, local MLS) | +1.2% YoY (Redfin) SFH near flat at $479K | Redfin, local MLS, veniceagent.com |
| Englewood | Sarasota / Charlotte | $400K-$427K (range across sources) | $375K-$582K (wide range by segment) | ~841 (all types, Movoto) | 72-123 days (range across sources) | +1.3% to +2.1% YoY | Movoto, Orchard, Redfin |
| Port Charlotte | Charlotte | $340K (Movoto, May) | $315K-$351K (May 2026) $351K countywide (May, +8% YoY) | 1,433 (May, down 26.1% YoY) 5.8 months supply | 51-52 days (Redfin, Resideline) | +1.6% to +8% YoY | Redfin, Resideline, R. Gustitus Team |
| Boca Grande | Lee | ~$2.9M-$3.9M (wide range) | $3.1M (average, Feb 2026) $2.9M (median, April 2025) | ~103 (all types, Movoto) | 81-94 days (Feb 2026, down from 142 prior year) | -11.5% YoY (April 2025); days on market shortened | MyBrokerOne, Movoto, Rocket |
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 source did not publish the metric at the city level. County-level data from RASM (June 2026, released July 17) and weekly Team Renick reports (July 26 - August 1, 2026) provide the regional baseline. 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.
Port Charlotte inventory tightening, prices climbing
Port Charlotte is the most improved market in this week's snapshot. Active single-family inventory has dropped 26.1% year-over-year to 1,433 units, pushing months of supply from over 10 months (January 2026) down to 5.8 months (May 2026). The countywide median sale price of $351,000 is up 8% year-over-year. At 51-52 days on market, homes are selling at the fastest pace in the 13-city set outside of Venice. Pending sales are up roughly 33% year-to-date. This is a market that shifted from a clear buyer's market toward balanced conditions in the first half of 2026.
Sarasota County single-family inventory tightening sharply
The RASM June 2026 report shows Sarasota County single-family active inventory at 2,870 units, down 27.4% year-over-year. With 4.1 months of supply, the market has shifted from balanced toward seller-favorable territory. Weekly Team Renick data for July 26 - August 1 shows 1,008 active single-family listings in Sarasota County, with 137 new listings hitting the market and 121 going under contract. Median days to contract was 54 days. The combination of declining inventory and rising closed sales (+15.2% YoY) reinforces that demand is absorbing supply faster than it is coming to market.
Ellenton prices softening amid extended days on market
Ellenton single-family prices are down roughly 3% to 6.7% year-over-year depending on the source, with homes averaging 82-115 days on market. Zillow's ZHVI for Ellenton fell 6.7% year-over-year to $389,560 as of June 30, and 45% of homes are selling below asking. With only 63-82 active SFH listings, Ellenton is a small market where a few overpriced listings can skew the medians. Buyers here have meaningful negotiating room, particularly on homes that have been sitting past 90 days.
Venice single-family supply remains tightest in the region
At 2.5 months of supply, Venice's single-family segment is the tightest among the 13 cities tracked. The median sale price held near $479,000 through June 2026, and sellers are achieving 96% of their asking price on average. The under-$500,000 segment is even tighter at 1.95 months. Homes are averaging 64-78 days on market. This is the most seller-favorable single-family market in the region by supply metrics, driven by strong retiree and relocator demand for Venice's walkable downtown, beaches, and 55-plus communities.
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 July 27 - August 2, 2026.
The first pattern is inventory tightening across Sarasota and Manatee Counties. The RASM June report shows single-family inventory down 27.4% in Sarasota County and 15.3% in Manatee County year-over-year. Weekly data from Team Renick confirms the trend: 137 new single-family listings in Sarasota County for the week of July 26 - August 1, but only 121 went under contract, suggesting the market is absorbing new supply at a healthy but not overheated pace. The two-county months of supply sits at 4.1 months, squarely in balanced territory.
The second pattern is affordability-driven demand in Charlotte County. Port Charlotte's inventory has dropped 26.1% year-over-year, pending sales are up roughly 33%, and the countywide median of $351,000 is up 8%. This is the strongest price appreciation in the 13-city set and reflects buyer migration south and west toward lower entry points. Charlotte County's single-family market has moved from a clear buyer's market in late 2025 (over 10 months supply) to a balanced market in mid-2026 (5.8 months).
The third pattern is the divergence in the luxury and barrier-island markets. Anna Maria, Boca Grande, and Osprey all show thin transaction volumes, wide price ranges, and months of supply that would indicate buyer's markets if measured independently. These markets operate on their own cycles and respond less to mortgage rates and more to national luxury trends and seasonal buyer pools. They are not representative of the broader regional trend.
The common thread across all three counties: single-family homes priced between $300,000 and $600,000 continue to attract the strongest demand. The upper end of the market requires more patience from sellers, while the luxury islands operate in a category of their own. For buyers, the window of peak negotiating power that existed in late 2025 may be narrowing as inventory tightens across the region.
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.
Palmetto
No city-level single-family data was available for Palmetto for the week of July 27 - August 2, 2026. The most recent figures come from MyBrokerOne (2025 annual data) and Redfin (November 2025). Weekly reports from Team Renick cover Manatee County as a whole but do not break out Palmetto separately. The city is a smaller market within Manatee County, and the major portals do not consistently publish stand-alone data for it. Sources checked: Team Renick, MyBrokerOne, Redfin, Zillow.
Anna Maria Island
Single-family data for Anna Maria city limits is thin. Redfin and Movoto provide figures, but with a population of roughly 600, the sample size is small enough that monthly swings of 10% to 15% are common. 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. Sources checked: Redfin, Movoto, Zillow, Team Renick.
Boca Grande
With roughly 56 homes sold in February 2026 and approximately 103 active listings, Boca Grande's market is thin. Median figures shift dramatically month to month. The -11.5% year-over-year price decline comes from April 2025 data -- the most recent single-family median available from Rocket Homes. MyBrokerOne's February 2026 data shows an average sale price of $3.1 million, but this average is heavily influenced by a few high-end transactions. Sources checked: MyBrokerOne, Movoto, Rocket Homes, Redfin.
Osprey
Osprey is a small census-designated place (CDP) within Sarasota County. A reliable single-family median sale price was not available from any of the major portals for the current period. Redfin's overall market data covers all property types and shows significant volatility (-25.6% YoY for the broader area in some periods). The -6.6% to -14.8% price trend range comes from LocalLifeHomes and Zillow data, but neither source filters exclusively to single-family homes at the Osprey level. Sources checked: Redfin, Zillow, Movoto, LocalLifeHomes, RealtyTrac.
Nokomis
Data for Nokomis varies significantly by source. Zillow's ZHVI (June 30, 2026) reports $497,162 and a -5.8% year-over-year decline. MyBrokerOne (April 2026) shows a median sale price of $489,168 days on market of 99. The two are generally consistent. However, Redfin's Nokomis data shows a much lower median of roughly $300K, likely reflecting a different set of property types or a narrower geographic boundary. Sources checked: Zillow, MyBrokerOne, Redfin, Movoto.
New listings and months of supply
Weekly new listing counts and months of supply were not consistently available at the individual city level. Team Renick provides weekly new listing and under-contract counts for Sarasota and Manatee Counties as a whole (137 new SFH listings in Sarasota County for the week of July 26 - August 1), but not for specific cities. Months of supply is available at the county level from RASM (4.1 months combined) and for specific cities like Venice (2.5 months) and Port Charlotte (5.8 months) through local brokerage reports, but not for all 13 cities.
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 the REALTOR Association of Sarasota and Manatee (RASM) June 2026 report (released July 17, 2026), Team Renick weekly market reports for the week of July 26 - August 1, 2026, Redfin, Zillow Home Value Index (ZHVI, updated June 30, 2026), Movoto, Homes.com, MyBrokerOne, Orchard, Resideline, Rocket Homes, RealtyTrac, LocalLifeHomes, R. Gustitus Team, and local MLS data. 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.