Weekly Single-Family Home Market Snapshot: September 21 - 27, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties for the week of September 21 through 27, 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 2, 2026, none of the three portals had yet released September city-level monthly figures, 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 2, 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. 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 3-mo, Aug, +3.9%, all types) $470K county (RASM Aug, -1.1%) | 2,619 county SFH (RASM Aug) no city count published | ~79 (Redfin, all types) | 271 (Sarasota Co, week of Sep 20-26, all types) | +3.9% (Redfin city) -1.1% county SFH (RASM Aug) | 3.7 (Sarasota Co, RASM Aug) |
| Lakewood Ranch | Manatee | N/A (not published by named sources) | ~$630K (Redfin 3-mo ending Jun, +6.7%) $628K (Redfin neighborhood, +6.4%) | N/A | ~43 (Redfin, vs 73 a year earlier) | N/A | +6.7% (Redfin) -4.8% (Zillow ZHVI) | 3.9 (Manatee Co, RASM Aug) |
| Bradenton | Manatee | ~$530K (MLS tracker, Aug, +6.2% YoY) | ~$320K (Redfin 3-mo, all types, -0.2%) avg ~$300K last mo (Redfin, -10.4%) | ~2,110 (MLS tracker, Aug) | ~51 (Redfin) ~88 avg (MLS tracker) | N/A | -0.2% (Redfin) -0.4% (Zillow ZHVI) | 3.9 (Manatee Co, RASM Aug) |
| Anna Maria | Manatee | ~$2.985M (MLS aggregators, Sep, -2% MoM, +8% YoY); range $1.70M-$6.79M | ~$1.6M (Redfin city, latest mo, -7.1%) ~$1.7M (Redfin 34216, 90.8% sale-to-list) | ~66 to 69 (MLS aggregators, Sep) | ~146 median (MLS aggregators) ~167 avg (Redfin 34216) | N/A | -7.1% (Redfin) -7.5% (Zillow ZHVI) | N/A |
| Palmetto | Manatee | ~$400K (listing snapshot, Sep 28, all types) | ~$344K (Redfin, cached, +1.0% YoY, dated) ~$350K (Zillow typical value) | ~448 (listing snapshot, Sep 28, all types) | ~59 listing age (snapshot, Sep 28) ~103 (Redfin, dated) | N/A | Conflicted; Redfin cached +1.0%, Zillow direction not confirmed | 3.9 (Manatee Co, RASM Aug) |
| Parrish | Manatee | ~$425K (Movoto, Sep ~$429K; listing snapshots $417K-$425K) | ~$405K (Redfin 34219, 3-mo, +3.0%, all types) avg ~$395K latest mo (-5.5%) | ~706 (snapshot, Sep 12) ~423 (34219, Sep); Zillow all-type 1,417-1,568 | ~71 (Redfin 34219) ~58-69 listing age (snapshots) | N/A | +3.0% (Redfin 3-mo) -1% (Movoto list, YoY) | 3.9 (Manatee Co, RASM Aug) |
| Ellenton | Manatee | ~$279K (Realtor.com-data tracker, Sep 12) | ~$317K (Redfin 3-mo ending May, +9.4%, all types) $390K (Zillow ZHVI, -6.7%) | ~100 (tracker, Sep 12) | ~52 (tracker, Sep 12) ~57-59 (Redfin) | N/A | +9.4% (Redfin) -6.7% (Zillow ZHVI) | 3.9 (Manatee Co, RASM Aug) |
| Osprey | Sarasota | ~$710K (third-party, 34229, Sep 11) | Conflicting: $645K city (+1.2%); $654K ZIP 34229 Jun (-8.6%); $581K city May (-25.6%) | 52 SFH (Zillow, 34229; 94 all types) | ~44 to ~79 (Redfin, varying snapshots) | N/A | Conflicting by source and date | 3.7 (Sarasota Co, RASM Aug) |
| Nokomis | Sarasota | N/A (not published by named sources) | ~$465K (Redfin, Aug, -5.2%, all types) ~$497K (Zillow ZHVI, -5.8%) | N/A (dated June counts not used) | ~43 (Redfin, earlier snapshot) ~127 avg (weekly MLS read, Sep 20-26) | N/A | -5.2% (Redfin) -5.8% (Zillow ZHVI) | 3.7 (Sarasota Co, RASM Aug) |
| Venice | Sarasota | N/A (not published for current period) | ~$479K (MLS SFH, Aug) ~$409K (Redfin 3-mo, all types, -0.2%) $410K weekly median (35 closed) | 430 SFH (MLS, Aug) | 55 (MLS, Aug) ~66 (Redfin) | 59 (Venice, week of Sep 20-26) | ~flat (Redfin -0.2%) -2.8% (Zillow ZHVI) | N/A (county 3.7) |
| Englewood | Sarasota / Charlotte | ~$425K (Movoto, Sep); SF list ~$430K | $499.7K (Redfin, Aug, +34.3%) $364K (Redfin earlier cache, +22.9%) $325K-$372K (Zillow, -8.3 to -8.5%) | ~762 SF (Movoto, Sep) | ~69-72 (Redfin) | N/A | Conflicting (+34.3% Redfin vs -8.5% Zillow) | N/A |
| Port Charlotte | Charlotte | ~$330K (Movoto, Sep, SF, -4% YoY) | ~$276K (Redfin 3-mo, Aug, +0.3%) avg ~$280K (Redfin, +3.1%) $269K (Zillow ZHVI, -6.2%) | ~1,769 (Movoto, Sep, all types) | ~74 (Redfin, down from ~86) | N/A | +0.3% (Redfin) -6.2% (Zillow ZHVI) | N/A (Charlotte Co not published) |
| Boca Grande | Lee | N/A (not published for current period) | ~$2.8M (Redfin 33921, 3-mo ending May, -26.3%) avg $2.84M (-23.2%) $2.24M (Zillow ZHVI, -9.7%) | N/A | ~115 (Redfin 3-mo, vs 66 a year earlier) | N/A (16 sales in 3 months) | -26.3% (Redfin) -9.7% (Zillow ZHVI) | N/A |
Notes: As of October 2, 2026, none of the three named portals had published September city-level monthly figures, so each value is that source's most recent published month or a point-in-time listing snapshot (June through September 2026). 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 and Manatee Counties; Charlotte County's months of supply was not published in retrievable coverage this week, and no portal publishes city-level months of supply. Weekly county and city counts in the New Listings column come from Team Renick's published weekly summary for the week of September 20 through 26, 2026, covering all property types. "MLS tracker," "MLS aggregators," and "listing snapshot" refer to products powered by MLS feeds (mybrokerone, Move With Momentum, Movoto, resideline, and a Realtor.com-data snapshot dated September 12, 2026) 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.
Sarasota County inventory is down sharply while the median edges lower
RASM's August report, released mid-September, shows Sarasota County single-family active inventory at 2,619 homes, down 20.8 percent year over year, with months of supply at 3.7, down about 28.8 percent. That contraction happened alongside a median sale price of $470,000, down 1.1 percent, on 646 closed sales, up 0.8 percent. Sellers received a median 94.7 percent of original list price, up from 92.3 percent a year earlier. Fewer homes for sale with a softer median is the supply picture buyers are actually seeing now, and it runs against the direction implied by the price figure alone.
Anna Maria shows the widest list-versus-sale gap in the survey
Anna Maria's median list price sits near $2,985,000 across about 66 to 69 active single-family homes, up roughly 8 percent year over year, while both portal medians are down: Redfin's city median near $1.6 million, down 7.1 percent, and Zillow's typical value of $1.895 million, down 7.5 percent. Median days on market near 146, with Redfin's ZIP 34216 showing an average of 167 days and a sale-to-list ratio of 90.8 percent, is the longest selling-time reading in this survey. The island's data still rests on thin volume, and the list side and the sale side are telling different stories.
Nokomis is down on both main portals, with selling times lengthening
Nokomis remains one of the few cities where Redfin and Zillow agree on direction: Redfin's August city median is about $464,692, down 5.2 percent year over year, and Zillow's typical value of $497,162 is down 5.8 percent. The weekly MLS summary for the week of September 20 through 26 shows Nokomis at roughly 127 average days on market, the softest absorption reading in the Sarasota County weekly roundup contacted this week. Falling medians alongside lengthened selling times, repeated two weeks running, is the clearest slowdown signal in this survey.
Englewood still has the widest cross-source spread
Englewood's readings sit roughly 30 points apart again. Redfin's August city median reads $499,669, up 34.3 percent year over year, its earlier cache showed $364,000, up 22.9 percent, and Zillow's typical values run $325,000 to $372,000, down 8.3 to 8.5 percent. Movoto's September median list price is about $425,000 across roughly 762 single-family homes for sale. A spread this wide between credible sources points to measurement and mix differences rather than a clean market direction, so Englewood is best assessed at the neighborhood or price-band level, not from the city median.
Lakewood Ranch stays split between the two main portals
Redfin's Lakewood Ranch page, updated in July, shows a three-month median near $630,000, up 6.7 percent year over year, with median days on market near 43, while Zillow's typical value of $583,858 is down 4.8 percent, with homes pending in about 46 days. Redfin's neighborhood page reads $628,000, up 6.4 percent. Two sources, two directions, at the area's largest master-planned market, which is a reminder to check a specific floor plan or village before leaning on the city median.
Port Charlotte selling times shortened even as prices diverge
Port Charlotte's Redfin median is near $276,000 over three months, up 0.3 percent year over year, with median days on market near 74, down from about 86 a year earlier. Zillow's typical value of $268,990 is down 6.2 percent, so the two portals still disagree on direction, but the shorter selling time is the more concrete weekly signal and matches the county's tighter inventory picture. Movoto's September list-side read puts the single-family median list near $330,000, down about 4 percent year over year.
Regional Trend: One Market or Several?
The county-level frame is diverging at the county line again. RASM's August 2026 report 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, and 3.7 months of supply. 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 and about 45 days to contract, both down year over year. In Charlotte County, the Florida Realtors August MSA snapshot for the Punta Gorda MSA shows a single-family median of $350,000, up 1.4 percent, on 448 closed sales, down 2.4 percent. Statewide, Florida Realtors put the August single-family median at $415,000, up about 1 percent, with closed sales down about 1.5 percent.
The weekly pulse for the week of September 20 through 26 reinforces the split: Sarasota County added 271 new listings and logged 177 pendings, while Manatee County added 211 new listings, logged 172 pendings and 170 closed sales at a median of $461,439, with sellers achieving 97.2 percent of list price. Within Sarasota County, the city of Venice closed 35 homes at a $410,000 median with 59 new listings and 37 pendings, a healthy weekly pace for September, while Nokomis sat near 127 average days on market. Redfin separately reported on September 30 that the national price-drop rate reached a record level for September, which is consistent with the region's longer selling times showing up at the higher end.
The 13 cities are not moving together. Manatee County's median is up 5.9 percent while Sarasota's is down 1.1 percent, and Charlotte is up 1.4 percent on thinner volume, so the region is best described as holding supply that keeps contracting in Sarasota and Manatee while the median drifts down in Sarasota and up in Manatee. 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
September data lag: As of October 2, 2026, none of the three named sources had published September city-level monthly figures. Redfin's city pages for the region carried an August as-of label, Redfin's Data Center hub showed no update past mid-August, and Zillow's latest update dates for the region ran from June 30 to August 31, 2026. Each value above is the most recent month that source has released (June through August 2026 monthly data) or a point-in-time listing snapshot (September 11 to 28, 2026), and no September figure was estimated or interpolated.
Anna Maria: No portal publishes an island-wide single-family dataset. Redfin's city page covers the city of Anna Maria and its median rests on roughly five sales a month, while the ZIP 34216 read shows about 167 average days on market at a sale-to-list of 90.8 percent. Zillow's typical value is dated June 30, 2026. List price, inventory, and selling time came from MLS aggregators for September 2026. Sources checked: Redfin, Zillow, Move With Momentum, Movoto.
Boca Grande: Sales volume is roughly 16 homes over three months, so medians swing widely. Redfin's ZIP 33921 median is $2.8 million for the three months ending May 2026, down 26.3 percent year over year, and Zillow's typical value of $2.24 million is down 9.7 percent as of July 31. Neither source publishes a current median list price or inventory count for the ZIP, and no months-of-supply figure exists from the named sources. Sources checked: Redfin, Zillow.
Osprey: Redfin readings conflict across city and ZIP pages and across months: the city median reads $645,000, up 1.2 percent, while the ZIP 34229 read is $653,852 for June, down 8.6 percent, and a May cut showed $580,653, down 25.6 percent. Zillow shows 52 active single-family listings (94 all types) in 34229. List price came from a third-party ZIP tracker dated September 11, 2026, and new listings were not published. Sources checked: Redfin (city and ZIP), Zillow, FloridaRealEstateCentral.
Nokomis: Redfin's latest city median, about $464,692, is down 5.2 percent for August, and Zillow's typical value is down 5.8 percent as of June 30. Movoto's June inventory counts were dated and were not used, and no current list price or new-listings figure was published by the named sources. The weekly average days-on-market read of about 127 came from the published Sarasota County weekly summary for September 20 through 26. Sources checked: Redfin, Zillow, Team Renick weekly summary.
Palmetto: Redfin's only retrievable figure, a median of about $344,000, up 1.0 percent, is from a cached page dated November 2025 and is labeled as dated. Zillow's typical value near $350,000 carried an implausible year-over-year claim that was not used. List price and inventory came from a listing snapshot dated September 28, 2026, covering all property types. Sources checked: Redfin, Zillow, Move With Momentum, resideline.
Ellenton: The named portals publish price only, and Realtor.com has no Ellenton city page. List price, inventory, and days on market came from a Realtor.com-data listing snapshot dated September 12, 2026, and are point-in-time counts, not a trend. The tracker's list median sits below the Redfin sale median, typical of a market with a large manufactured-home share, so it is labeled as such. Sources checked: Redfin, Zillow, Realtor.com (no city page), Realtor.com-data tracker.
Englewood: No clean single-family-only subset exists. Redfin's market page (up 34.3 percent) conflicts with its own earlier cache (up 22.9 percent), and both conflict with Zillow's down 8.3 to 8.5 percent. List price and inventory came from Movoto, September 2026. Sources checked: Redfin, Zillow, Movoto.
Port Charlotte: Redfin and Zillow publish prices and days on market but no single-family-only list price or new-listings count. List price and inventory came from Movoto, September 2026, with the inventory figure covering all property types. Charlotte County months of supply was not published in retrievable coverage this week. Sources checked: Redfin, Zillow, Movoto.
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 (271) is county-wide for September 20 through 26. Sources checked: Redfin, Zillow (no city figure retrievable), RASM, Team Renick weekly summary.
Bradenton: The named portals report all home types and publish no city-level months of supply or new-listings count. List price and inventory came from an MLS tracker for August 2026. Sources checked: Redfin, Zillow, mybrokerone.
Lakewood Ranch: Redfin's page is dated July 2026 and Zillow's June 30 to July 31, 2026. Median list price, active inventory, new listings, and city-level months of supply are not published by the named sources. Sources checked: Redfin (city and neighborhood), Zillow.
Venice: Redfin's page carries July data, Zillow's late August. The single-family sale median, active count, and days on market came from an MLS-based report for August 2026 (VeniceAgent), and the weekly closed count, median, and new listings came from the Sarasota County weekly summary for September 20 through 26. Sources checked: Redfin, Zillow, VeniceAgent, Team Renick weekly summary.
Manatee County months of supply: RASM's August report shows Manatee single-family months of supply at 3.9, down about 15.2 percent year over year, with about 45 days to contract, down about 15.1 percent. These are county-level and are used only as context for Manatee-based cities, which have no city-level figure from any portal.
Charlotte County months of supply and inventory: The Florida Realtors August MSA snapshot for the Punta Gorda MSA published median price and closed sales only, and no active-inventory or months-of-supply figure for Charlotte County was in retrievable coverage this week, so Port Charlotte and Englewood show N/A 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.