Weekly Single-Family Home Market Snapshot: October 5 - 11, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties for the week of October 5 through 11, 2026. City-level figures are cross-checked across Realtor.com Research, Redfin Data Center, and the Zillow Home Value Index (ZHVI) where the sources publish them. As of October 16, 2026, none of the three portals had yet released October city-level monthly figures, and the Realtor Association of Sarasota and Manatee had not yet published its September report, so each value below is the most recent month or point-in-time listing snapshot that source has published, and 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 October 16, 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 and MLS-fed listing trackers, with months of supply filled in at the county level where the city figure is not published. Because each source uses its own methodology and geography, figures are not always directly comparable across columns, and none of the sources publishes a consistent month-over-month trend series at the city level, so month-over-month moves are noted in the text where a verified reading exists rather than added as a separate column. 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 | N/A (no city figure published) | ~$520K (Redfin city, all types, 3-mo ending Aug, +3.9%) $470K county SFH (RASM Aug, -1.1%) ~$494K median sold (Momentum city, Aug, -1.0%) | 2,619 county SFH (RASM Aug) no city SFH count published | ~79 (Redfin, all types) ~58 to contract (Momentum city, Aug) | 280 (Sarasota Co, week Oct 4-10, all types) | +3.9% (Redfin city) -1.1% county SFH (RASM Aug) -2.7% (Zillow ZHVI, 8/31) | 3.7 (Sarasota Co, RASM Aug) |
| Lakewood Ranch | Manatee | ~$607K (MCHomes, Aug) ~$661K (Movoto, July) | ~$630K (Redfin 3-mo ending Jun, +6.7%) ~$375K (Momentum 34212, Oct 11, -11.6%, ZIP series) ~$584K (Zillow ZHVI, -4.8%) | 732 (MCHomes, Aug) 1,541 (Movoto, July) | ~43 (Redfin) ~99 avg (MCHomes, Aug) ~58 to contract (Momentum 34212, Oct 11) | N/A | +6.7% (Redfin) -4.8% (Zillow ZHVI) +1.7% (Houzeo) | N/A (not published) |
| Bradenton | Manatee | ~$396K (MCHomes, Oct 13, all types) | ~$313K (Redfin, all types, 3-mo ending Aug, -2.2%) ~$415K (mybrokerone, Oct, 5,363 sold, $244/sq ft) | ~1,998 (MCHomes, Oct 13) ~2,137 (mybrokerone, Oct) | ~64 (Redfin) ~88 avg (mybrokerone, Oct, vs 83 a year earlier) ~97 avg (MCHomes) | N/A | -2.2% (Redfin) -4.3% (Zillow ZHVI) | N/A (not published) |
| Anna Maria | Manatee | ~$2.985M (MLS/IDX trackers, Oct 12-14) | no clean Oct SFH sold figure ~$1.6M (Redfin city, Feb 2026, dated, -7.1%) ~$1.9M (Zillow ZHVI, 6/30, -7.5%) | ~56-57 city listings (MLS/IDX, Oct 12-14) island runs under ~90 SFH | median listing ~146 (Sep) avg 154-157 (mid-Oct) | N/A (no series) | down per Redfin (-7.1%, dated) -7.5% (Zillow ZHVI) | N/A |
| Palmetto | Manatee | ~$390K (MCHomes, Oct 3) | ~$362K (Momentum 34221, Oct 4, -2.6%) ~$350K (Zillow ZHVI, -3.4%) ~$356K (Realtor.com-based 34221, -4.0%) | ~553 (MCHomes, Oct 3) ~426-440 (Momentum, Oct 2) | ~54 to contract (Momentum) ~111 avg (MCHomes) | N/A | -2.6% (Momentum MLS) -3.4% (Zillow ZHVI) -4.0% (Realtor.com-based) | N/A (not published) |
| Parrish | Manatee | ~$417K median asking (Resideline 34219, Sept) ~$430K (Realtor.com data, March, dated) | ~$405K (Redfin 34219, 3-mo ending Jun, +3.0%, all types) ~$400K (Resideline, 6-mo, 1,383 closings) | 423 (Resideline, Sept) | ~71 (Redfin) median listing age 69 (Resideline, Sept) | N/A | +3.0% (Redfin 34219) | N/A (not published) |
| Ellenton | Manatee | ~$447.5K (RealtyTrac, ~384 active) ~$279K (Momentum, Sep 12, all listings incl. manufactured) | $450K (Redfin 34222, Sept, +28.2%, mix-shifted) ~$390K (Zillow ZHVI, 6/30, -6.7%) | ~384 (RealtyTrac) ~100-104 (Momentum, Sep 12) | ~81 (Realtor.com-derived, 8/22) ~52 (Momentum, Sep 12) | N/A | +28.2% (Redfin, mix-shifted) -6.7% (Zillow ZHVI) | N/A (not published) |
| Osprey | Sarasota | ~$709.5K (FloridaRealEstateCentral, Sep 11) ~$799.9K (RealtyTrac, July) | ~$670.7K (RealtyTrac, July, -8.7%) | 112 (FloridaRealEstateCentral, Sep 11) 428 (RealtyTrac, July, +93.7% YoY) | ~75-85 (third-party trackers, 2026) | N/A | -8.7% (RealtyTrac, July) | N/A (not published) |
| Nokomis | Sarasota | ~$516K (LocallifeHomes, April, dated) | $508K (Redfin 34275, 3-mo ending Jun, -2.6%, 302 homes) ~$501K (Zillow ZHVI, 6/30, -5.9%) | ~340 (LocallifeHomes, April, dated) | ~57 (Redfin) ~51 to pending (Zillow, 6/30) | N/A | -2.6% (Redfin 34275) -5.9% (Zillow ZHVI) | N/A (not published) |
| Venice | Sarasota | ~$460K (Movoto, Oct) | ~$420K (Redfin city, all types, Sept page, +4.2%) $479K SFH (VeniceAgent, Aug) ~$332.5K (Momentum 34285, Oct 14, -7.1%) ~$450K (Zillow ZHVI, -2.8%) | 430 active SFH (VeniceAgent, Aug) | ~91 (Redfin, Sept page) ~54 to contract (Momentum 34285, Oct 14) | N/A | +4.2% (Redfin city) -2.8% (Zillow ZHVI) -7.1% (Momentum 34285) | N/A (not published) |
| Englewood | Sarasota / Charlotte | ~$365K (Momentum, Oct 10, 429 active) ~$447K (Resideline 34223, Oct 1) | ~$323.5K (Momentum 34223, 12-mo, +1.4%) ~$395K (Resideline 34223, 6-mo) ~$290K (RealtyTrac 34224, July, -0.18%) | 429 active (Momentum, Oct 10) + 35 under contract 257 (Movoto 34224, Oct) | 54 (Momentum, Oct 10) ~44 to contract (Momentum 34223) | N/A | +1.4% (Momentum 34223) -2.7% (PropertyIQ 34223, Aug) conflicting by ZIP and source | N/A (not published) |
| Port Charlotte | Charlotte | $185K (Resideline 33948, Sept) $459.9K (RealtyTrac 33981, Sept, +2.4% YoY) wide ZIP spread | ~$276K (Redfin city, 3-mo ending Aug, +0.3%) ~$300K (Momentum, Aug, -4.9%) ~$280K (Resideline 33948, 6-mo) | 879 (RealtyTrac 33981, Sept) 89 (Resideline 33948, Sept) no city-wide count | ~74 (Redfin) ~53-58 to contract (Momentum) | N/A | +0.3% (Redfin) -4.9% (Momentum) divergent by ZIP | N/A (not published) |
| Boca Grande | Lee | houses ~$4.8M (MyBrokerOne, Oct) all-property ~$1.375M (LT Homes/Stellar MLS, Oct) trackers diverge ~3.5x | ~$2.375M (MyBrokerOne, Oct, 84 homes sold) ~$1.35M (LT Homes, 99 closed) ~$2.8M (Redfin, 3-mo ending May, dated, -26.3%) ~$2.24M (Zillow ZHVI, 7/31, -9.7%) | 45 (MyBrokerOne, Oct) 23 (LT Homes, Oct) | 132 avg (MyBrokerOne, Oct, vs 110 a year earlier) 217 avg (LT Homes, Oct) | N/A | houses list -3.9% YoY (MyBrokerOne) -26.3% (Redfin, dated) volatile on thin volume | N/A (not published) |
Notes: As of October 16, 2026, none of the three named portals had published October city-level monthly figures, so each value is that source's most recent published month or a point-in-time listing snapshot (June through October 2026), and the Realtor Association of Sarasota and Manatee had not yet published its September report, so August 2026 remains the freshest county month. Redfin city figures cover all residential property types unless labeled. Zillow figures are ZHVI (Zillow Home Value Index), a modeled estimate, not actual sale prices. County-level months of supply comes from RASM's August 2026 report for Sarasota County; Manatee County's months of supply was not separately confirmed in retrievable coverage this week, and no portal publishes city-level months of supply. Weekly county counts in the New Listings column come from Team Renick's published weekly Stellar MLS summary for the week of October 4 through 10, 2026 (the nearest published window to October 5-11), covering all property types unless labeled. "MLS tracker," "MLS aggregators," "MLS read," "live MLS," and "listing snapshot" refer to products powered by MLS feeds (mybrokerone, Move With Momentum, Movoto, MCHomes Realty, Resideline, RealtyTrac, Keller Williams Island Life, LT Homes, MyGulfCoastProperty, and Sun Coast Real Living) used only for list price, inventory, days on market, and listing-age counts where the named portals publish no city figure. "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.
Movers of the Week
A few cities show notable shifts in the data reviewed this week. Because the portals have not yet published October monthly figures, these items reflect the freshest verified monthly, ZIP-level, or point-in-time readings, so they describe recent direction rather than a single week's move.
The weekly county pulse eased from the week before
Team Renick's weekly Stellar MLS summary for October 4 through 10, the nearest published window to October 5-11, shows Sarasota County adding 280 new listings and logging 158 pending sales, down from 295 new listings and 210 pendings in the week of September 27 through October 3, with 159 closed sales at a $430,000 median, sellers achieving 94.8 percent of list price, and closed homes averaging 88 days on market. Manatee County added 245 new listings, logged 170 pendings and 129 closed sales at a $460,000 median, sellers achieving 92.5 percent of list price, with 92 average days on market. The pending counts are the softer side of the week: about 25 percent fewer Sarasota County homes went under contract than in the prior week, on roughly comparable new supply.
Osprey's active inventory near doubled year over year
RealtyTrac's July 2026 read for ZIP 34229 shows 428 active listings versus 221 a year earlier, up 93.7 percent year over year, with a median sold price of $670,700, down 8.7 percent. A September 11 Stellar MLS-fed count put the active total at 112 listings at a median list of about $709,500, a different scope but the same direction: supply is elevated relative to a year ago. Osprey shows the clearest inventory jump among the 13 cities this run, and the longest days-on-market context, in the 75- to 85-day range across the trackers that publish it.
Venice's freshest Redfin read moved up while ZIP-level solds softened
Redfin's current Venice city page, covering all property types over the most recent three months, reads a $420,000 median sale, up 4.2 percent year over year, with about 91 days on market and sales running about 4 percent below list price. That is a firmer number than the $409,000, minus 0.24 percent, on the page cited in last week's snapshot. The single-family-specific and ZIP-level reads are softer: VeniceAgent's August MLS breakdown shows a single-family median of $479,000 with 430 active single-family listings, and Momentum's October 14 read for ZIP 34285 shows a median of $332,500, down 7.1 percent year over year, at about 54 days to contract. The spread between the all-type city median and ZIP sold medians is wider this run than last.
Ellenton's Redfin median is up sharply on mix, not market strength
Redfin's ZIP 34222 page reads a median sale price of $450,000, up 28.2 percent year over year, while Zillow's average value for the ZIP is $389,560, down 6.7 percent, and Momentum's all-listing median sits near $279,250 because the ZIP carries a large manufactured-home share. A swing that large between credible sources is a mix difference, not a market signal, so Ellenton is best read at the price-band or community level. The same caution applies to the list side, where trackers range from about $279,000 to $447,500 depending on how they treat manufactured homes.
Boca Grande's two October MLS trackers diverge about 3.5 times on list price
MyBrokerOne, updated October 2026, shows a houses-only median list of $4,800,000 across 45 active listings, with a median sale of $2,375,000 on 84 closed homes and 132 average days on market. LT Homes, refreshed daily from Stellar MLS, shows a median list of $1,375,000 across 23 active listings, a median sale of $1,350,000 on 99 closed sales, and 217 average days on market. The gap is mostly property-type and sampling scope, not a real October price move: at roughly one to two dozen transactions per quarter, Boca Grande medians swing on individual sales, and both trackers point the same way on time on market, longer than a year ago.
Florida Realtors released its September statewide report today
Florida Realtors published its September 2026 statewide report on October 16, 2026: the existing single-family median held at $415,000, up 1.2 percent year over year, while closed sales fell to 20,537, down 3.5 percent. Condo and townhouse sales ran 7,179, down 0.1 percent, at a $293,500 median, down 1.8 percent. The September state median is unchanged from August, so the region's pattern of firmer prices with slower volume sits inside a statewide trend rather than against it. The RASM September county report for Sarasota and Manatee had not yet been published as of this run.
Regional Trend: One Market or Several?
The county-level frame is still diverging at the county line. RASM's August 2026 report, the latest published as of October 16, shows Sarasota County single-family closed sales at 646, up 0.8 percent year over year, with a median sale price of $470,000, down 1.1 percent, about 2,619 active listings, 3.7 months of supply, and 47 median days to contract. Manatee County closed 687 single-family sales, up 5.7 percent, at a median of $495,000, up 5.9 percent, with 3.9 months of supply. Statewide, Florida Realtors' September 2026 report, released October 16, put the single-family median at $415,000, up 1.2 percent, with closed sales of 20,537, down 3.5 percent. The region's county medians sit close to the state median, and both show the same shape: prices holding or easing gently while transaction volume runs below a year ago.
The weekly pulse for October 4 through 10 reinforces the split. Sarasota County added 280 new listings and logged 158 pendings and 159 closed sales across all property types at a $430,000 median, with closed homes averaging 88 days on market. Manatee County added 245 new listings, logged 170 pendings and 129 closed sales at a $460,000 median, with 92 average days on market. Compared with the week of September 27 through October 3, pending counts in both counties fell, Sarasota from 210 to 158 and Manatee from 179 to 170, on new-supply counts that were roughly flat to slightly lower. That is a softer under-contract week, consistent with the slower volume the county reports have been showing since mid-year.
The 13 cities are not moving together, and this run the divergence is wider at the price point than the county line. On the Manatee side, Parrish holds the firmest reading, about $405,000 on Redfin's three-month window, up 3.0 percent, while Palmetto sits at roughly $362,000 on Momentum's MLS read, down 2.6 percent, and Lakewood Ranch depends heavily on source, plus 6.7 percent on Redfin's three-month median against minus 4.8 percent on Zillow's average value and minus 11.6 percent on Momentum's ZIP 34212 series. On the Sarasota side, Nokomis is down 2.6 percent on Redfin and 5.9 percent on Zillow, Osprey is down 8.7 percent on RealtyTrac with inventory near double a year ago, and Venice's city median firmed on the freshest Redfin page while its ZIP-level solds softened. Port Charlotte remains the least expensive city in the survey at roughly $276,000 on Redfin, near flat year over year, with ZIP-level reads ranging from about $185,000 to $460,000 median list depending on area. The islands, Anna Maria and Boca Grande, continue on their own cycle of thin volume, long selling times, and medians that swing on individual sales. The pattern that holds from recent weeks is unchanged: homes in the middle of the market still absorb at a steady pace, while higher-price inventory and the island markets carry the longer selling times. With the region moving at different speeds, your neighborhood's absorption rate is more useful than a regional average, and that is the level I help clients look at before deciding on timing.
Data Gaps and Limitations
October data lag: As of October 16, 2026, none of the three named sources had published October city-level monthly figures. Redfin's city pages for the region carried August or September as-of labels, Zillow's latest update dates ran from June 30 to August 31, 2026, and RASM had not yet published its September report, so August 2026 remains the freshest county reading. Each value above is the most recent month that source has released or a point-in-time listing snapshot, and no October figure was estimated or interpolated.
Weekly window: None of the three portals publishes weekly city-level single-family data. The county pulse comes from Team Renick's weekly Stellar MLS summary for October 4 through 10, 2026, the nearest published window to October 5-11, and covers all property types; there is no published weekly summary labeled exactly October 5-11 for this run.
Sarasota: No city-level median list price or active single-family inventory from the named portals. The single-family county inventory (2,619) is from RASM's August report, and the weekly new-listings count (280) is county-wide for October 4 through 10. Sources checked: Redfin, Zillow, Momentum Realty, RASM, Team Renick weekly summary.
Lakewood Ranch: Redfin's page is dated July 2026 and Zillow's July 31, 2026, so neither reflects October. Median list price, active inventory, and new listings are not published by the named sources at the community level, so those cells come from MLS-based trackers dated July to October 2026, and Momentum's ZIP 34212 series ($375,000, down 11.6 percent) runs well below community-level medians and is labeled as a ZIP series. Sources checked: Redfin (city), Zillow, MCHomes Realty, Movoto, Momentum Realty, Houzeo.
Bradenton: The named portals report all home types and publish no city-level months of supply or new-listings count. List medians and inventory come from MLS-fed trackers dated October 13, 2026, and the sale median ranges from about $313,000 (Redfin, all types) to $415,000 (mybrokerone), which is shown rather than averaged. Sources checked: Redfin, Zillow, MCHomes Realty, mybrokerone.
Anna Maria: No portal publishes an island-wide single-family dataset, and the city's volume is too thin for any portal to maintain a current sold series. October figures that exist are list-side only, from MLS/IDX trackers dated October 12-14, 2026: a median list of about $2,985,000 with roughly 56 to 57 city listings. The most recent portal sale figures are dated: Redfin's city median near $1.6 million (February 2026, minus 7.1 percent) and Zillow's typical value of $1,895,816 (June 30, 2026, minus 7.5 percent). Sources checked: Redfin, Zillow, Sun Coast Real Living, MyGulfCoastProperty, Move With Momentum.
Palmetto: The freshest verified reads are MLS-based: Momentum's ZIP 34221 scorecard, dated October 4, shows a median sold of $361,990 with about 54 days to contract and 426 to 440 active listings, and MCHomes' October 3 read shows a median list near $390,000 with 553 active. Zillow's typical value of $350,285 is dated August 31. No current Redfin city or Realtor.com city figure was verified this run. Sources checked: Redfin, Zillow, MCHomes Realty, Momentum Realty, Resideline, prop-metrics.
Parrish: No October monthly figures were published by the named sources this run. The freshest verified reads are Redfin's ZIP 34219 median of $405,000 over three months ending June (plus 3.0 percent, about 71 days on market) and Resideline's September read of 423 active listings at a $417,360 median asking with a 69-day median listing age. Sources checked: Redfin (ZIP), Resideline, Realtor.com data via third party.
Ellenton: The named portals publish price only, and Realtor.com has no Ellenton city page. The market carries a large manufactured-home share, so list medians sit far below sale medians and are labeled as such; the current run's sources disagree by design on that mix, Redfin at $450,000 on the sale side versus Zillow at $389,560 on average value and Momentum near $279,250 on all listings. Sources checked: Redfin (ZIP), Zillow, RealtyTrac, Move With Momentum, Movoto.
Osprey: No October figures were published by the named portals this run. The most current reads are RealtyTrac's July data, a median sold of $670,700, down 8.7 percent, with 428 active listings, up 93.7 percent year over year, and a September 11 Stellar MLS-fed count of 112 active at a $709,500 median list. Redfin's ZIP page is cached from July 2025 and is not used as a current reading. Sources checked: RealtyTrac, Florida Real Estate Central, Redfin, Zillow.
Nokomis: No October figures were published by the named portals this run. Redfin's ZIP 34275 median of $508,000 over three months ending June is down 2.6 percent on 302 homes, Zillow's typical value of $501,327 is down 5.9 percent as of June 30, and the only list-side read is dated April 2026, so it is shown with its vintage. Sources checked: Redfin (ZIP), Zillow, LocalLifeHomes, RealtyTrac.
Venice: Redfin's current city page appeared refreshed to a September vintage this run, reading $420,000, plus 4.2 percent year over year, which is flagged as the freshest city reading and not directly comparable to August pages. VeniceAgent's August MLS breakdown provides the only single-family-specific figures, $479,000 median on 430 active single-family listings. Momentum's ZIP 34285 read is dated October 14, and Zillow's typical value of $450,146 is dated August 31. Sources checked: Redfin, Zillow, VeniceAgent, Momentum Realty, Movoto.
Englewood: No clean single-family-only subset exists, and the city straddles the Sarasota and Charlotte county line. The freshest verified reads are Momentum's October 10 list-side snapshot, 429 active listings at a $364,999 median list with 54 median days on market, alongside Momentum's ZIP 34223 sold read of $323,500, up 1.4 percent, and Resideline's October 1 ZIP 34223 read of $395,000 over six months. Redfin's +22.9 percent and +34.3 percent pages are dated earlier in 2026 and are not used as current readings. Sources checked: Momentum Realty, Resideline, Movoto, RealtyTrac, PropertyIQ.
Port Charlotte: Redfin and Zillow publish prices and days on market but no single-family-only list price, and city-wide counts are not published. The city-wide verified reads are Redfin's $276,000 median over three months ending August (plus 0.3 percent, about 74 days) and Momentum's August city median of $300,000, down 4.9 percent, at about 58 days to contract. ZIP-level reads span a wide range, from a $185,000 median list in 33948 (Resideline, September) to a $459,900 median list in 33981 (RealtyTrac, September), which is shown rather than averaged. Sources checked: Redfin, Momentum Realty, Resideline, RealtyTrac.
Boca Grande: Sales volume is roughly one to two dozen homes per quarter in ZIP 33921, so medians swing widely. The two current October trackers, MyBrokerOne and LT Homes (Stellar MLS), diverge about 3.5 times on median list price because of property-type and sampling scope, and both are shown. The named portals are dated: Redfin's $2.8 million median is for three months ending May, down 26.3 percent, and Zillow's typical value of $2,241,705 is dated July 31, down 9.7 percent. No months-of-supply figure exists from the named sources. Sources checked: MyBrokerOne, LT Homes, Redfin (ZIP), Zillow.
Manatee County months of supply: Manatee's county-level active inventory and daily supply figures beyond RASM's August report were not separately confirmed in retrievable coverage this week, so Manatee-based cities show N/A for months of supply rather than an estimate.
Charlotte County and statewide: The Florida Realtors September 2026 report was released October 16, 2026: single-family median $415,000, up 1.2 percent, with closed sales of 20,537, down 3.5 percent; condo and townhouse sales of 7,179, down 0.1 percent, at a $293,500 median, down 1.8 percent. The RASM September county report had not been published as of this run, and no October Punta Gorda MSA figures were available. Port Charlotte and Englewood show N/A for months of supply rather than an estimate.
City-wide limitations: Across all cities, "median list price," "active single-family inventory," "new listings," and "months of supply" remain 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.