Sarasota, Manatee & Charlotte County Market Report

13-City Condo & Townhome Comparison Table

One row per city, with the figures the cited sources actually publish for condos and townhomes, verified on October 14, 2026. Cells marked "n/a" are fields the cited sources did not publish at the city level on this run. Where a county or association-level figure is the only verified number, it is marked "(county)" or "(assoc)" so it is not mistaken for a city-level reading, and where a figure comes from an MLS-based local summary rather than the three portals it is marked "(MLS)". Because none of the sources publishes true weekly city-level condo data, every figure below is the freshest verified reading, with its source and vintage listed under Data Coverage Notes. Where two sources disagree, both are shown so the divergence is visible rather than averaged away.

"n/a" means the cited sources did not publish that field at the city level on this run. "(county)" figures come from county-level RASM reports, and "(assoc)" figures from the RPCRA association report; both are included for context and are not city-level readings. "all-home" figures blend all property types and are included only where no condo-specific figure exists. "(MLS)" figures come from local MLS-based summaries or listing feeds, not from the three national portals. No city-level condo series publishes weekly, so every number is the freshest verified reading from the source and month noted in Data Coverage Notes. Where two sources differ, both are shown so the divergence is visible rather than averaged away. Source names and dates for every figure appear in the Data Coverage Notes section.

Movers of the Week

Notable shifts within the verified data, stated plainly without hype. Research for this snapshot was carried out on October 14, 2026. Because the sources do not publish true weekly city-level condo figures, these items reflect the freshest verified monthly or trailing readings, so they describe recent direction rather than a single week's move.

• Venice's attached market tightened while its median sale eased. VeniceAgent's MLS-based series shows active condos, townhomes, and villas at 332 as of August 3, 2026, down from 414 in June, about a 20% drop in two months, with 95 pending, average days on market near 106, and supply at about 4.15 months. The median sale price moved from $320,000 in June to $298,000, the only verified double-digit inventory move among the 13 cities this run.
• Asking prices are rising in the attached segment faster than closed medians. The three verified city list signals all point up: Sarasota condo and co-op median list $399,000, up 14.0% year over year (Realtor.com-sourced, July 2026), Venice condo and co-op median list $315,440, up 10.7% (July 2026), and Port Charlotte condo and townhouse median list $136,900, up from $125,000 a year earlier (June 2026). Closed-sale medians in those same cities are flat or lower, which is consistent with longer marketing times rather than faster turnover.
• Sarasota's city condo listing count rose sharply. Zillow's August 2026 snapshot of Sarasota city condos and apartments showed about 501 listings, up from about 372 in its May 2026 snapshot, roughly a 35% increase in three months. The county-level attached market is tighter, 5.2 months of supply, down 25.7% year over year on RASM's August report, so the city's smaller pool is not yet a county signal.
• Bradenton and Nokomis are the two cities where both portals point down. Bradenton's all-home reading is -2.2% year over year on Redfin's three-month window ending August 2026 and -4.3% on Zillow's average value, and Nokomis reads -5.2% on Redfin (August) and -5.8% on Zillow. They are the only cities where the two sources agree on direction, and it is down.
• The first September county signal is out. Realtor.com via FRED published a median days on market of 93 for Sarasota County in September 2026, released October 1, 2026. It is the only September county figure available this run: the RASM September report is scheduled for Friday, October 16, 2026, so August remains the freshest county pricing month.
• Divergence persists where two sources publish comparable figures. Lakewood Ranch reads +6.7% year over year on Redfin against -4.8% on Zillow, Ellenton reads +9.4% (dated window) against -6.7%, and Palmetto reads +1.0% on Redfin's September page against -3.4% on Zillow. Anna Maria and Boca Grande still have no measurable city condo pool from the three portals, so their cells stay empty rather than estimated.

Regional Read

The three-county region is still diverging rather than moving as one, and the split now has a cleaner shape. On the pricing side, asking prices in the attached segment are rising across the cities that publish them, Sarasota condo and co-op list up 14.0% year over year, Venice up 10.7%, and Port Charlotte up about 9.5%, while closed-sale medians are flat or lower in those same cities and Sarasota County's September days on market of 93, the first September county signal, runs above the high-seventies to low-eighties readings from earlier in the year. That combination, higher list prices with slower turnover, describes a market where sellers are holding asking prices and buyers are taking longer to move. Venice is the cleanest single-city reading: 332 active condos, townhomes, and villas at about 4.15 months of supply, with active supply down about 20% since June but a median sale that eased from $320,000 to $298,000. Bradenton and Nokomis are the two cities where both Redfin and Zillow point down year over year, while Lakewood Ranch, Ellenton, and Palmetto show the portals disagreeing on direction, which is the same divergence pattern as last week rather than a fresh signal. The island markets remain unmeasurable at the condo level: Anna Maria's pool is too thin for any portal to maintain a series and Boca Grande's only figures are dated all-home windows, so they stay out of the trend rather than guessed. The region is not tightening or loosening uniformly; it is a market of submarkets, with the direction of any specific city set by inventory size, price point, and whether the portals publish a series for it at all.

Data Coverage Notes

For each city, this is exactly what was verified on October 14, 2026, and what the cited sources do not publish. Sources checked per city: Realtor.com Research, Redfin Data Center, and Zillow Home Values/Research, cross-checked wherever they publish comparable figures, plus labeled county, association, and MLS context where useful. Realtor.com via FRED published a Sarasota County September 2026 median days on market of 93 on October 1, 2026, the only September county signal available this run; the RASM September report is scheduled for October 16, 2026, and the September RPCRA update was not published as of this run. None of the three portals publishes a weekly or consistently current city-level condo-specific series for these markets, and any city where a source does not cover it is stated plainly rather than estimated.

What This Means for Buyers

In the August 2026 data, buyers in Sarasota and Manatee Counties face tight single-family supply, 3.7 and 3.9 months respectively, with homes going under contract fast, about 47 and 45 median days. Sarasota County single-family prices eased 1.1% year over year, the one clearly buyer-friendly price signal in the two RASM counties, while Manatee single-family prices held at $495,000, up 5.9% year over year. Attached homes remain the more balanced choice: Sarasota County condos and townhomes sit at 5.2 months of supply and Manatee's at 4.9, with Sarasota attached prices up 3.3% year over year. Charlotte County offers the most leverage for buyers, with the lowest median at $289,499, the most inventory at 9,598 active listings, and the longest marketing times, averaging 128 days.

The caveat is coverage. RASM does not publish price-per-square-foot or month-over-month change at the county level, and Charlotte County's sources do not break out single-family versus condos and townhomes, so the practical first step in any specific community is a current listing and comparable review through someone with MLS access rather than a county-level figure alone.