Weekly Single-Family Home Market Snapshot: September 28 - October 4, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties for the week of September 28 through October 4, 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 9, 2026, none of the three portals had yet released September 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 9, 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) | 295 (Sarasota Co, week Sep 27-Oct 3, all types) | +3.9% (Redfin city) -1.1% county SFH (RASM Aug) | 3.7 (Sarasota Co, RASM Aug) |
| Lakewood Ranch | Manatee | ~$607K (live MLS, Aug 10) ~$661K (Movoto, July) | ~$630K (Redfin 3-mo ending Jun, +6.7%) $628K (Redfin neighborhood, +6.4%) | 732 (live MLS, Aug 10) 1,541 (Movoto, July) | ~43 (Redfin, vs 72 a year earlier) ~99 avg (live MLS) | 116 (Movoto, July) | +6.7% (Redfin) -4.8% (Zillow ZHVI) | N/A (Manatee Co not separately published) |
| Bradenton | Manatee | ~$607K (Resideline 34211, Oct 5, median asking) | ~$320K (Redfin 3-mo, all types, -0.2%) $410K (MLS tracker, Aug) $323.5K (Momentum 34203, Oct 6, -2.8%) | ~2,110 (MLS tracker, Aug) 197 (34211, Oct 5) | ~51 (Redfin) ~88 avg (MLS tracker) 72 (Resideline 34211) | N/A | -0.2% (Redfin) -0.4% (Zillow ZHVI) -2.8% (Momentum 34203) | N/A (Manatee Co not separately published) |
| Anna Maria | Manatee | ~$2.985M (MLS aggregators, Sep, -2% MoM, +8% YoY) | ~$1.6M (Redfin city, latest month, -7.1%) ~$1.9M (Zillow typical value, -7.5%) | ~66 (MLS aggregators, Sep) | ~146 median (MLS aggregators) 174 (Redfin, latest month) | 3 (Redfin new-listings page, undated cache) | -7.1% (Redfin) -7.5% (Zillow ZHVI) | N/A |
| Palmetto | Manatee | ~$390K (live MLS, Oct 3) | ~$344K (Redfin, +1.0% YoY, dated) ~$350K (Zillow typical value, -3.4%) | 553 (live MLS, Oct 3) 375 (mybrokerone, Sep) | ~103 (Redfin) ~111 avg (live MLS, Oct 3) | N/A | +1.0% (Redfin, dated) -3.4% (Zillow) | N/A (Manatee Co not separately published) |
| Parrish | Manatee | ~$417K (Resideline 34219, Sep, median asking) ~$430K (Realtor.com data, March) | ~$405K (Redfin 34219, 3-mo ending Jun, +3.0%, all types) ~$388K (MLS, Aug, -6.5%) | 423 (Resideline, Sep) 828 (Aug, +5.9% YoY) | ~71 (Redfin) ~69 listing age (Resideline) 59 (MLS, Aug) | N/A | +3.0% (Redfin 3-mo) -6.5% (MLS, Aug) | N/A (Manatee Co not separately published) |
| Ellenton | Manatee | ~$279K (MLS tracker, Sep 12) ~$465K (Realtor.com data, Aug) | ~$317K (Redfin 3-mo ending May, +9.4%, all types) $420K (MLS report Jun-Aug, +19% vs Q2) ~$390K (Zillow ZHVI, -6.7%) | ~100 (MLS tracker, Sep 12) 128 (Movoto, Jun) | ~52 (MLS tracker, Sep 12) ~59 (Redfin) | 18 (MLS report, Jun-Aug, +13%) | +9.4% (Redfin) -6.7% (Zillow ZHVI) | N/A (Manatee Co not separately published) |
| Osprey | Sarasota | ~$709.5K (third-party ZIP tracker, Sep 11) | $710K (Redfin 34229, -5.3% YoY) ~$740K (Zillow avg value) $580.7K (Redfin city, May, -25.6%) | 52 SFH (Zillow, 34229; 94 all types) | N/A (not published by named sources) | N/A | -5.3% (Redfin 34229) conflicting across pages and months | 3.7 (Sarasota Co, RASM Aug) |
| Nokomis | Sarasota | ~$460K (MLS listing read, Oct 8) ~$575K (RealtyTrac, July) | $508K (Redfin 34275, 3-mo ending Jun, -2.6%, 302 homes) $300K (Redfin city, 3-mo ending May, -29.3%, 16 homes) ~$497K (Zillow avg, -5.8%) | 198 SFH (MLS read) 79 (MLS read, Oct 8) ~1,178 (RealtyTrac, July, all types) | 57 (Redfin 34275) ~107 avg (MLS read, Oct 8) | N/A | -2.6% (Redfin 34275) -5.8% (Zillow ZHVI) | 3.7 (Sarasota Co, RASM Aug) |
| Venice | Sarasota | ~$440.6K (Realtor.com data, July, +3.9% YoY) ~$306.5K avg (KW Sept report) | ~$409K (Redfin 3-mo ending Jun, -0.2%, all types) $374.5K (Momentum 12-mo, 1,127 sales, -5.2%) ~$450K (Zillow typical value, -2.8%) | 56 listed in Sept (KW report) no city-wide SFH count published | ~66 (Redfin) ~107 avg (KW Sept) 48 days to contract (Momentum) | 56 (KW, Sept) | -0.2% (Redfin) -2.8% (Zillow ZHVI) -5.2% (Momentum 12-mo) | 3.7 (Sarasota Co, RASM Aug) |
| Englewood | Sarasota / Charlotte | ~$370K (brokerage snapshot, Oct 4) ~$447K (Resideline 34223, Oct) | $499.7K (Redfin, Aug, +34.3%, all types) $323.5K (Momentum 34223, Oct 1, +1.4%) $325K-$372K (Zillow, -6.6 to -8.5%) | 463 (brokerage snapshot, Oct 4) 99 (Resideline 34223, Oct) | ~121 avg (brokerage snapshot, Oct 4) ~102 listing age (Resideline) ~44 days to contract (Momentum) | N/A | Conflicting (+34.3% Redfin vs -6.6 to -8.5% Zillow) | N/A |
| Port Charlotte | Charlotte | ~$338K (Realtor.com data, July) | ~$276K (Redfin 3-mo, Aug, +0.3%) $304K (Momentum 12-mo, 2,530 closings, -2.5%) ~$269K (Zillow ZHVI, -6.2%) | ~1,184 (Realtor.com data, July) | ~74 (Redfin) ~90 (Realtor.com data, May, +5.0% YoY) ~53 days to contract (Momentum) | 290 (Realtor.com data, July) | +0.3% (Redfin) -6.2% (Zillow ZHVI) -2.5% (Momentum 12-mo) | N/A |
| Boca Grande | Lee | ~$2.995M (Realtor.com data, Feb) ~$4.45M (MLS read, Sep 10) | ~$2.84M (Redfin 33921, 3-mo ending May, -26.3%) ~$2.24M (Zillow avg, -9.7%) | 126 (Realtor.com data, Feb) 139 (Movoto, Jan) | ~115 (Redfin 3-mo, vs 66 a year earlier) ~163 avg (MLS read, Sep 10) | 12 (Movoto, Jan) | -26.3% (Redfin) -9.7% (Zillow ZHVI) | N/A |
Notes: As of October 9, 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 (January through October 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 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 and the weekly single-family median come from Team Renick's published weekly summary for the week of September 27 through October 3, 2026, 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, resideline, mchomesrealty, Program Realty, Atchley Realty, Palm Paradise, Keller Williams Island Life, Agent Pronto, and a Realtor.com-data snapshot) 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 September monthly figures, these items reflect the freshest verified monthly or point-in-time readings, so they describe recent direction rather than a single week's move.
Sarasota County's weekly single-family median sits above the August county median
The weekly Stellar MLS summary for September 27 through October 3 shows 216 single-family closings in Sarasota County at a $515,000 median, above the $470,000 August county median from RASM, with 89 days on market. The under-$500,000 band logged 171 closings at a $334,900 median, and the $500,000 to $999,000 band logged 98 sales at a $630,000 median. County active inventory remains down 20.8 percent year over year at 2,619 homes, so the supply picture buyers are seeing is tighter than a year ago even as the county median drifts lower.
Anna Maria still carries the longest selling times in the survey
Anna Maria's median list price sits near $2,985,000 across about 66 active single-family homes, down 2 percent month over month and 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 near $1.9 million, down 7.5 percent. Median days on market near 146 per MLS aggregators, with Redfin's latest month at 174, remains the longest selling-time reading in this survey. The island's data rests on roughly five sales a month, so the list side and the sale side keep telling different stories.
Nokomis is down on both main portals again, with thin city volume
Nokomis remains one of the few cities where Redfin and Zillow agree on direction. Redfin's ZIP 34275 median is $508,000 over three months ending June, down 2.6 percent year over year on 302 homes, and Zillow's typical value near $497,000 is down 5.8 percent. The city-level Redfin median of $300,000, down 29.3 percent, rests on just 16 homes and should be read as a thin-volume swing rather than a market signal. An MLS listing read on October 8 shows about 79 to 198 listings depending on scope, with average days on market near 107, so absorption remains soft.
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, while Zillow's typical values run $325,000 to $372,000, down 6.6 to 8.5 percent depending on the ZIP and as-of date. Momentum's ZIP 34223 read, dated October 1, shows a median sold price of $323,500, up 1.4 percent, with about 44 days to contract. 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.
Boca Grande's list side swung on very thin volume
Boca Grande's median list price moved from about $2,995,000 in Realtor.com data dated February to about $4,450,000 in an MLS read dated September 10, a swing that reflects a small number of high-end listings rather than a broad market move. On the sale side, Redfin's ZIP 33921 median is $2.84 million over three months ending May, 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. With roughly 16 sales per three months, medians here swing on individual transactions, so the direction is best described as soft but noisy.
Venice's September report shows slower absorption and a softer 12-month median
Keller Williams Island Life's September report, published October 6, shows 33 homes sold against 56 listed, an average days on market of 107, and sellers achieving 94.18 percent of list price on a small sample. Momentum's trailing 12-month median of $374,500 across 1,127 sales is down 5.2 percent year over year, while Redfin's three-month median near $409,000 is roughly flat at minus 0.2 percent and Zillow's typical value near $450,000 is down 2.8 percent. The pattern is consistent with what the weekly county data shows: homes priced under $500,000 still absorb, while higher-price inventory carries longer selling times.
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 9, 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. The combined two-county single-family inventory of 5,235 listings is down 14.5 percent year over year, with median days to contract at 46, down from 61 a year earlier. Statewide, Florida Realtors put the August single-family median at $415,000, up about 1.2 percent, with closed sales down about 1.4 percent.
The weekly pulse for September 27 through October 3 reinforces the split. Sarasota County added 295 new listings, logged 210 pendings and 307 closed sales across all property types, with single-family homes accounting for 216 closings at a $515,000 median. Manatee County added 227 new listings, logged 179 pendings and 225 closed sales at a $435,000 median across all property types, with Palmetto contributing 19 sales at 95 days. Redfin separately reported on September 30 that the national price-drop rate reached a record 21.1 percent for the four weeks ending September 20, up from 19.8 percent a year earlier, with the typical home selling in 46 days, unchanged year over year. That national backdrop is consistent with the longer selling times showing up at the higher end of this region.
The 13 cities are not moving together. Manatee-side medians are up on Redfin's three-month reads, Lakewood Ranch at plus 6.7 percent and Ellenton at plus 9.4 percent, while Sarasota-side readings are softer, with the county median down 1.1 percent, Nokomis down 2.6 to 5.8 percent depending on source, and Venice roughly flat to down 2.8 percent. Charlotte County's Port Charlotte shows Redfin near flat at plus 0.3 percent against Zillow down 6.2 percent. 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 9, 2026, none of the three named sources had published September city-level monthly figures. Redfin's city pages for the region carried August 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 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 (five homes sold in its latest published month), with median days on market at 174. 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 $2.84 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. Realtor.com list data came through a third-party repost dated February 2026, and an MLS read dated September 10, 2026 put the median list at $4.45 million. No months-of-supply figure exists from the named sources. Sources checked: Redfin, Zillow, Realtor.com data via third party, Movoto, Program Realty.
Osprey: Redfin readings conflict across city and ZIP pages and across months: the ZIP 34229 read is $710,000, down 5.3 percent year over year, while the city-level May read was $580,653, down 25.6 percent. Zillow shows 52 active single-family listings (94 all types) in 34229 with an average value near $740,000. List price came from a third-party ZIP tracker dated September 11, 2026, and no current days-on-market or new-listings figure was published by the named sources. Sources checked: Redfin (city and ZIP), Zillow, Florida Real Estate Central.
Nokomis: Redfin's city median, $300,000 over three months ending May, is down 29.3 percent on just 16 homes, while the ZIP 34275 median of $508,000 over three months ending June is down 2.6 percent on 302 homes, so the city figure is flagged as thin-volume. Zillow's typical value is down 5.8 percent as of June 30. Inventory and days on market came from MLS listing reads dated October 8, 2026, and no current new-listings figure was published by the named sources. Sources checked: Redfin (city and ZIP), Zillow, RealtyTrac, Program Realty, Atchley Realty.
Palmetto: Redfin's only retrievable figure, a median of about $344,000, up 1.0 percent, is from a cached page and is labeled as dated. Zillow's typical value near $350,000 is down 3.4 percent as of August 31. List price and inventory came from a live MLS snapshot dated October 3, 2026, and sources disagree on the sale median, which ranges from about $305,000 to $550,000 depending on source and window. Sources checked: Redfin, Zillow, mchomesrealty, mybrokerone, 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 MLS trackers dated June through September 2026, and the market carries a large manufactured-home share, so list medians sit well below sale medians and are labeled as such. Sources checked: Redfin, Zillow, Realtor.com data via third party, Movoto, Move With Momentum, Agent Pronto.
Englewood: No clean single-family-only subset exists. Redfin's market page, up 34.3 percent, conflicts with Zillow's down 6.6 to 8.5 percent across its ZIPs, and Momentum's ZIP 34223 read, dated October 1, shows a median sold price of $323,500, up 1.4 percent. List price and inventory came from brokerage and MLS snapshots dated October 4, 2026. Sources checked: Redfin, Zillow, Momentum Realty, resideline, Palm Paradise Realty.
Port Charlotte: Redfin and Zillow publish prices and days on market but no single-family-only list price. List price, inventory, and new listings came from Realtor.com data reposted by an aggregator for July 2026, and Momentum's trailing 12-month median of $304,000 across 2,530 closings is down 2.5 percent year over year. Charlotte County months of supply was not published in retrievable coverage this week. Sources checked: Redfin, Zillow, Realtor.com data via aggregator, Momentum Realty.
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 (295) is county-wide for September 27 through October 3. Sources checked: Redfin, Zillow, 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 and ZIP-level reads dated October 5 to 6, 2026, which sit far apart by ZIP. Sources checked: Redfin, Zillow, mybrokerone, resideline, Momentum Realty.
Lakewood Ranch: Redfin's page is dated July 2026 and Zillow's July 31, 2026. Median list price, active inventory, new listings, and city-level months of supply are not published by the named sources, so those cells come from MLS-based trackers dated July to August 2026. Sources checked: Redfin (city and neighborhood), Zillow, Movoto, mchomesrealty.
Venice: Redfin's page carries July data, Zillow's late August. The September report from Keller Williams Island Life, published October 6, covers 33 sales and is a small sample, so its averages are labeled as such. Momentum's 12-month median of $374,500 spans 1,127 sales. Sources checked: Redfin, Zillow, RealtyTrac, Keller Williams Island Life, Momentum Realty.
Manatee County months of supply: Manatee's county-level active inventory, months of supply, and days to contract were not separately confirmed in retrievable coverage this week. The combined two-county single-family inventory of 5,235 listings, down 14.5 percent year over year, with 46 median days to contract, comes from House Match's summary of the RASM August release and is used only as context for Manatee-based cities.
Charlotte County and statewide: The Florida Realtors September 2026 release had not been published as of October 9, 2026, so the August statewide figures (median $415,000, up 1.2 percent; closed sales 21,497, down 1.4 percent) are the freshest verified statewide reading, and no September 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.