Southwest Florida Market Report
The latest verified county-level market data for Sarasota, Manatee, and Charlotte Counties. Figures for Sarasota and Manatee come from the Realtor Association of Sarasota and Manatee (RASM) July 2026 Market Report, released August 17, 2026. Charlotte County figures come from Broker One market analytics, updated August 2026. Updated September 1, 2026.
Written by Kim Donahue, REALTOR® with Medway Realty | 30+ Years of Real Estate Experience · Updated September 1, 2026
Across the three counties I serve, the July 2026 data shows a market that continues to favor buyers on balance, but with meaningful differences by county and by property type. Sarasota County single-family homes are the tightest segment, with active inventory down roughly 23% year-over-year and supply holding near 3.9 months. Manatee County single-family pricing is essentially flat year-over-year while sales volume jumped more than 11%. Charlotte County remains the region's most affordable entry point, with average days on market running longer, a sign of a soft market that still offers clear value. Condos and townhomes tell a different story: Sarasota County's condo segment is recovering quickly, with closed sales up about 33% year-over-year and the median price up 13.3%, while Manatee and Charlotte condo markets remain more buyer-friendly. The summary below walks through each county in detail.
Sarasota County
RASM July 2026
Manatee County
RASM July 2026
Charlotte County
Broker One, August 2026
Sarasota County
Data from the RASM July 2026 Market Report, released August 17, 2026.
Single-Family Homes
Condos / Townhomes
Sarasota County single-family homes remain the tightest segment in the region. Active inventory fell sharply year-over-year and supply sits near 3.9 months, a balanced-to-slightly-seller-favorable range. Prices rose a modest 5.0% over the year. The condo market, which weakened through early 2026, is recovering: closed sales jumped about a third year-over-year and the median price rose 13.3%, with cash buyers making up roughly 60% of purchases.
Manatee County
Data from the RASM July 2026 Market Report, released August 17, 2026.
Single-Family Homes
Condos / Townhomes
Manatee County single-family prices were essentially flat over the year, up just 1.0%, while sales volume climbed more than 11%. Inventory held near 4.1 months of supply. The condo market leaned toward buyers: the median price slipped 1.9% year-over-year even as closed sales rose 18.4%, and sellers collected about 93% of the original asking price. Manatee single-family sellers received about 95% of list price, a touch firmer than a year earlier.
Charlotte County
Data from Broker One market analytics, updated August 2026, and The Helgemo Team for price per square foot.
County-Wide Metrics
Trends
Charlotte County remains the most affordable coastal market in the region, but it is also the softest. Average days on market ran 128 in August 2026, up from 115 a year earlier, a clear sign of slowing absorption. The median sale price of roughly $289,499 and average sold price per square foot near $228 give buyers far more for their money than in Sarasota or Manatee Counties. A reliable single-family-versus-condo split was not published in the sources verified for this report.
Year-Over-Year Snapshot
The table below summarizes the year-over-year change in median price and closed sales for single-family homes in each county, where a county-specific figure could be verified for this report.
| County | Median Price (YoY) | SFH Closed Sales (YoY) | Report Month |
|---|---|---|---|
| Sarasota County (SFH) | +5.0% | +2.9% | July 2026 |
| Manatee County (SFH) | +1.0% | +11.2% | July 2026 |
| Charlotte County (all homes) | Not published | Not published | Aug 2026 |
A single county-wide year-over-year price figure for Charlotte County was not published in the sources verified for this run. The figures shown above reflect only what could be confirmed against a cited source.
What This Means for Buyers
If you are a buyer, conditions are more favorable than they have been in several years, particularly outside the tightest single-family segments. Manatee and Charlotte County condo markets, and Charlotte County overall, lean toward buyers, with more inventory, longer days on market, and more room to negotiate. In Sarasota County single-family homes there is more competition, but available supply is still deeper than it was a year ago. Knowing which county and property type match your goals matters more than a single market-wide headline.
Being pre-approved, understanding insurance costs and HOA rules, and moving decisively on well-priced homes remain important. If you are relocating from out of state, having a local advisor who knows each community helps you compare apples to apples.
What This Means for Sellers
For sellers, the data rewards pricing in line with current comparable sales. Homes that are well-prepared and realistically priced are selling, especially in Sarasota County's single-family segment. In softer markets, longer days on market mean overpriced homes sit and often require reductions. A data-backed pricing conversation grounded in the current month's sales is the most important first step.
I provide a complimentary market analysis that shows exactly where your home sits today, with specific recommendations on pricing, preparation, and timing.
Summary and Outlook
The July 2026 RASM data, published August 17, describes a three-county market that is broadly balanced, with clear pockets that favor one side or the other. Sarasota County single-family homes are the tightest segment: active inventory fell sharply year-over-year, supply holds near 3.9 months, and the median price rose 5.0%. Manatee County sits closest to a true equilibrium, with essentially flat single-family pricing but the strongest year-over-year gain in sales volume of the three. Charlotte County is the softest and most affordable, with average days on market now over four months and value that stands out against the rest of the coast.
The condo and townhome market is where the biggest shift is happening. Sarasota County's condo median price rose more than 13% year-over-year as closed sales jumped roughly a third, a sharp reversal from the softness of early 2026. Manatee County condos remain more buyer-friendly, with prices down modestly year-over-year even as volume rose. Rising insurance costs and new Florida reserve-study requirements continue to weigh on the condo segment more than on single-family homes.
Looking ahead, the seasonal influx of buyers and second-home owners through the winter typically adds activity to all three counties. As long as inventory keeps tightening in Sarasota County's single-family market, well-priced homes should continue to move. I will refresh this report as the next month's data is published.
Have questions about what these numbers mean for you?
Market data is a useful starting point, but your specific situation is what matters. Whether you are buying, selling, or just beginning to explore your options, I am glad to walk through the data together and help you make a confident decision.
Sources
Sarasota and Manatee County figures are drawn from the Realtor Association of Sarasota and Manatee (RASM) July 2026 Market Report, released August 17, 2026 (myrasm.com), as reported by RASM and confirming coverage including the Bradenton Herald and Sarasota Magazine. Charlotte County figures are drawn from Broker One market analytics, updated August 2026 (mybrokerone.com), and the price-per-square-foot trend from The Helgemo Team (February 2026). This report reflects only figures that could be verified against a cited source on this publication run; any metric that could not be confirmed is marked as not published rather than estimated. 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.