July 2026 Sarasota Market Report: Inventory Tightens

--- File: July_2026_Press_Release_and_Statistics.pdf --- FOR IMMEDIATE RELEASE REALTOR ® Association of Sarasota and Manatee Contact: Brandon Gay (941) 952-3405 Brandon@MyRASM.com July 2026 Real Estate Market Report: Trends in Sarasota and Manatee Counties SARASOTA, Fla. (August 17, 2026) – The REALTOR® Association of Sarasota and Manatee (RASM) has released its July 2026 real estate market report, showing continued buyer activity, tightening inventory and shifting conditions across the single-family and townhouse/condo markets in Sarasota and Manatee counties. Closed sales increased across all four major market segments, while new pending sales remained positive in most segments. The broad-based increase in closings shows that buyer demand remains active throughout the region, even as the pace of activity varies by property type and price point. At the same time, active inventory declined across every county and property type. Single-family supply tightened the most, while the townhouse and condo markets moved closer to balanced conditions after offering buyers more selection over the past year. The combination of stronger sales and fewer available properties is creating a more competitive environment for well-positioned listings. Seller leverage also showed signs of improving, with homes generally closing closer to their original asking prices than a year ago. However, buyers are not necessarily rushing into every property. Single- family homes moved to contract faster in both counties, while Sarasota County condos took longer to reach contract despite a sharp increase in sales. Higher-priced transactions also continued to influence average sale prices, particularly in Sarasota County. “The data suggests sellers and buyers are more in alignment with how they are viewing today's market value,” said David Crawford, 2026 RASM President and Broker/Owner of Catalist Realty. “Buyers are continuing to get off the fence and get back in the game while sellers are being more realistic about the value of their properties and are being rewarded with higher closing ratios and a quicker sales cycle.” Key Trends in Sarasota/Manatee July 2026: • Sales Activity Remained Strong: Buyer activity continued across the region, with closed sales increasing in every major property segment. Pending activity also remained positive across most of the market, suggesting continued demand heading into the late summer months. • Inventory Continued to Tighten: Available inventory declined across both counties and property types, continuing the shift seen over the past several months. Single-family supply has tightened the most, while condo and townhome markets have moved closer to balanced conditions. • Market Conditions Are Becoming More Competitive, but Buyers Remain Selective: Sellers are receiving a larger share of their original asking prices, and single-family homes are moving to contract faster than a year ago. Condo conditions remain more nuanced, particularly in Sarasota County, where sales have risen sharply even as buyers continue to take more time before committing. Single-Family In Sarasota County, 744 single-family homes sold in July, an increase of 2.9 percent compared to July 2025. The median sale price increased 5.0 percent to $493,500, while the average sale price rose 11.6 percent to $764,307. Cash purchases represented 33.6 percent of closed sales. Sellers received a median of 94.2 percent of their original list price, compared to 91.0 percent one year earlier. Buyer activity remained positive, with new pending sales increasing 6.6 percent to 724. New listings also increased 9.6 percent to 789, while pending inventory rose 9.6 percent to 913 properties. Active listings fell 23.4 percent to 2,736 homes, reducing months supply to 3.9 months in July 2026. Homes spent a median of 52 days on the market before going under contract and 93 days from listing to closing. Higher-priced single-family activity was particularly strong in Sarasota County. Sales of homes priced at $1 million or more increased 39.1 percent to 121 transactions. Sales between $1.25 million and $1.49 million rose 47.1 percent, while sales between $2 million and $2.99 million increased 50.0 percent and sales between $3 million and $4.99 million increased 62.5 percent. In Manatee County, single-family closed sales increased 11.2 percent to 694 transactions. The median sale price rose 1.0 percent to $495,000, while the average sale price increased 7.1 percent to $675,943. Cash purchases represented 27.7 percent of closed sales. Sellers received a median of 95.2 percent of their original list price, compared to 93.7 percent in July 2025. New pending sales declined slightly, down 2.0 percent to 653, while new listings increased 9.6 percent to 821. Pending inventory increased 7.3 percent year-over-year to 957 properties. Active inventory fell 7.9 percent to 2,724 homes, while months supply fell to 4.1 months. Properties spent a median of 50 days on the market before going under contract and approximately 100 days from listing to closing. Higher-priced single-family activity remained strong in Manatee County. Sales of homes priced at $1 million or more increased 14.9 percent to 77 transactions. Sales between $1.5 million and $1.99 million doubled to 18, while sales between $2 million and $2.99 million increased 37.5 percent to 11 transactions. Townhomes and Condos The Sarasota County condo and townhome market recorded 318 closed sales in July, an increase of 33.1 percent year-over-year. The median sale price increased 13.3 percent to $340,000, while the average sale price rose 62.7 percent to $610,513. Cash buyers accounted for 59.7 percent of sales. Sellers received a median of 90.8 percent of their original list price, up from 88.3 percent in July 2025. New pending sales increased 27.7 percent to 281, while new listings declined 5.3 percent to 284. Active inventory decreased 10.9 percent to 1,782 units, lowering months supply to 5.6 months in July 2026. Properties spent a median of 92 days on the market before going under contract and approximately 138 days from listing to closing. Higher-priced condo and townhome activity increased considerably in Sarasota County. The county recorded 41 sales of $1 million or more in July, up from 12 one year earlier. Sales between $1.25 million and $1.49 million increased to 10 from one, and sales between $1.5 million and $1.99 million also increased to 10 from one. In Manatee County, condo and townhome sales increased 18.4 percent to 238 transactions. The median sale price declined slightly, down 1.9 percent to $313,950, while the average sale price increased 3.7 percent to $342,030. Cash purchases represented 49.2 percent of closed sales. Sellers received a median of 93.2 percent of their original list price, compared to 91.0 percent in July 2025. New pending sales increased 32.6 percent to 236, while new listings rose 17.6 percent to 294. Active inventory fell 15.8 percent to 1,277 units, lowering months supply to 5.4 months in July 2026. Properties spent a median of 70 days on the market before going under contract and approximately 109 days from listing to closing. Summary The July 2026 housing market continued the shift toward tighter conditions, with stronger sales absorbing available inventory and giving sellers somewhat more leverage. However, the change is not uniform across every segment. Single-family markets are moving faster and carrying less supply, while condo and townhome conditions remain more nuanced, particularly in Sarasota County, where stronger sales coexist with longer decision times for buyers. The result is a market that is more competitive than a year ago but still rewards realistic pricing and careful evaluation. Buyers and sellers should review conditions at the neighborhood, property-type and price-point levels and work with a REALTOR® who can interpret hyper-local data, evaluate current competition and develop a strategy based on the conditions affecting a specific property. Monthly reports are provided by Florida Realtors® with data compiled from Stellar MLS. For comprehensive statistics dating back to 2015, visit www.MyRASM.com/statistics . ### About REALTOR® Association of Sarasota and Manatee The REALTOR® Association of Sarasota and Manatee (RASM) is the largest real estate trade association in Sarasota and Manatee counties, serving over 9,000 members. RASM provides technology, training, networking, and business support to members, and supports a healthy real estate market by upholding high professional and ethical standards through a Code of Ethics, ongoing education, and certification programs. As the advocate for the real estate brokerage industry, RASM is the Voice for Real Estate® in the Sarasota/Manatee region. For more information, call (941) 952-3400 or visit www.myrasm.com . Closed Sales Paid in Cash Median Sale Price Average Sale Price Dollar Volume Med. Pct. of Orig. List Price Received Median Time to Contract Median Time to Sale New Pending Sales New Listings Pending Inventory Inventory (Active Listings) Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Months Supply of Inventory 3.9 5.6 -30.4% 913 833 9.6% 94.2% 91.0% 3.5% 52 Days 63 Days -17.5% $764,307 $684,858 11.6% $568.6 Million $495.2 Million 14.8% 250 273 -8.4% $493,500 $470,000 5.0% July 2026 July 2025 Percent Change Year-over-Year 744 723 2.9% 93 Days 2,736 3,574 105 Days -11.4% -23.4% 724 679 6.6% 789 720 9.6% 0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 4,500 5,000 Inventory J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J 2022 2023 2024 2025 2026 $0K $100K $200K $300K $400K $500K $600K Median Sale Price 0 200 400 600 800 1,000 Closed Sales Monthly Market Summary - July 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Sarasota County Single - Family Homes 2022 2023 2024 2025 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Closed Sales Paid in Cash Median Sale Price Average Sale Price Dollar Volume Med. Pct. of Orig. List Price Received Median Time to Contract Median Time to Sale New Pending Sales New Listings Pending Inventory Inventory (Active Listings) Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Months Supply of Inventory 4.1 4.8 -14.6% 957 892 7.3% 95.2% 93.7% 1.6% 50 Days 58 Days -13.8% $675,943 $631,195 7.1% $469.1 Million $393.9 Million 19.1% 192 184 4.3% $495,000 $489,900 1.0% July 2026 July 2025 Percent Change Year-over-Year 694 624 11.2% 100 Days 2,724 2,959 102 Days -2.0% -7.9% 653 666 -2.0% 821 749 9.6% 0 500 1,000 1,500 2,000 2,500 3,000 3,500 Inventory J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J 2022 2023 2024 2025 2026 $0K $100K $200K $300K $400K $500K $600K Median Sale Price 0 200 400 600 800 1,000 Closed Sales Monthly Market Summary - July 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Manatee County Single - Family Homes 2022 2023 2024 2025 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Closed Sales Paid in Cash Median Sale Price Average Sale Price Dollar Volume Med. Pct. of Orig. List Price Received Median Time to Contract Median Time to Sale New Pending Sales New Listings Pending Inventory Inventory (Active Listings) Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Months Supply of Inventory 4.0 5.2 -23.1% 1,870 1,725 8.4% 94.7% 92.3% 2.6% 50 Days 60 Days -16.7% $721,661 $660,020 9.3% $1.0 Billion $889.0 Million 16.7% 442 457 -3.3% $495,000 $480,000 3.1% July 2026 July 2025 Percent Change Year-over-Year 1,438 1,347 6.8% 98 Days 5,460 6,533 103 Days -4.9% -16.4% 1,377 1,345 2.4% 1,610 1,469 9.6% 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 Inventory J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J 2022 2023 2024 2025 2026 $0K $100K $200K $300K $400K $500K $600K Median Sale Price 0 500 1,000 1,500 2,000 Closed Sales Monthly Market Summary - July 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J North Port - Sarasota - Bradenton MSA Single - Family Homes 2022 2023 2024 2025 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Closed Sales Paid in Cash Median Sale Price Average Sale Price Dollar Volume Med. Pct. of Orig. List Price Received Median Time to Contract Median Time to Sale New Pending Sales New Listings Pending Inventory Inventory (Active Listings) Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Months Supply of Inventory 5.6 7.5 -25.3% 584 458 27.5% 90.8% 88.3% 2.8% 92 Days 72 Days 27.8% $610,513 $375,203 62.7% $194.1 Million $89.7 Million 116.5% 190 145 31.0% $340,000 $300,000 13.3% July 2026 July 2025 Percent Change Year-over-Year 318 239 33.1% 138 Days 1,782 2,000 113 Days 22.1% -10.9% 281 220 27.7% 284 300 -5.3% 0 500 1,000 1,500 2,000 2,500 3,000 Inventory J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J 2022 2023 2024 2025 2026 $0K $100K $200K $300K $400K $500K $600K Median Sale Price 0 100 200 300 400 500 600 Closed Sales Monthly Market Summary - July 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Sarasota County Townhouses and Condos 2022 2023 2024 2025 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Closed Sales Paid in Cash Median Sale Price Average Sale Price Dollar Volume Med. Pct. of Orig. List Price Received Median Time to Contract Median Time to Sale New Pending Sales New Listings Pending Inventory Inventory (Active Listings) Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Months Supply of Inventory 5.4 7.0 -22.9% 311 253 22.9% 93.2% 91.0% 2.4% 70 Days 70 Days 0.0% $342,030 $329,947 3.7% $81.4 Million $66.3 Million 22.7% 117 94 24.5% $313,950 $320,000 -1.9% July 2026 July 2025 Percent Change Year-over-Year 238 201 18.4% 109 Days 1,277 1,517 111 Days -1.8% -15.8% 236 178 32.6% 294 250 17.6% 0 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000 Inventory J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J 2022 2023 2024 2025 2026 $0K $100K $200K $300K $400K $500K Median Sale Price 0 50 100 150 200 250 300 350 400 Closed Sales Monthly Market Summary - July 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Manatee County Townhouses and Condos 2022 2023 2024 2025 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Closed Sales Paid in Cash Median Sale Price Average Sale Price Dollar Volume Med. Pct. of Orig. List Price Received Median Time to Contract Median Time to Sale New Pending Sales New Listings Pending Inventory Inventory (Active Listings) Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Months Supply of Inventory 5.6 7.3 -23.3% 895 711 25.9% 91.8% 89.4% 2.7% 80 Days 71 Days 12.7% $495,587 $354,529 39.8% $275.5 Million $156.0 Million 76.6% 307 239 28.5% $320,000 $306,588 4.4% July 2026 July 2025 Percent Change Year-over-Year 556 440 26.4% 117 Days 3,059 3,517 113 Days 3.5% -13.0% 517 398 29.9% 578 550 5.1% 0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 4,500 5,000 Inventory J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J 2022 2023 2024 2025 2026 $0K $100K $200K $300K $400K $500K Median Sale Price 0 200 400 600 800 1,000 Closed Sales Monthly Market Summary - July 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J North Port - Sarasota - Bradenton MSA Townhouses and Condos 2022 2023 2024 2025 2026 J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J For more detailed reports, visit myrasm.com/statistics PHONE: (941) 952-3400 FAX: (941) 952-3401 www.MyRASM.com EXPANDED REPORTS Sarasota and Manatee Counties JU LY 202 6 Reach Further With The Market. Closed Sales Median Sale Price Closed Sales Median Sale Price Closed Sales Median Sale Price Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Short Sale 1 1 0.0% $384,500 $269,500 42.7% Foreclosure/REO 10 2 400.0% $254,950 $1,057,500 -75.9% July 2026 July 2025 Percent Change Year-over-Year Traditional 733 720 1.8% $498,500 $470,000 6.1% $0K $200K $400K $600K $800K $1000K $1200K Median Sale Price 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Closed Sales Traditional Foreclosure/REO Short Sale J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Monthly Distressed Market - July 2026 Sarasota County Single - Family Homes 2022 2023 2024 2025 2026 2022 2023 2024 2025 2026 Closed Sales Median Sale Price Closed Sales Median Sale Price Closed Sales Median Sale Price Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Short Sale 4 1 300.0% $306,000 $350,000 -12.6% Foreclosure/REO 4 1 300.0% $330,000 $524,900 -37.1% July 2026 July 2025 Percent Change Year-over-Year Traditional 686 622 10.3% $499,000 $489,900 1.9% $0K $200K $400K $600K $800K $1000K $1200K $1400K $1600K Median Sale Price 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Closed Sales Traditional Foreclosure/REO Short Sale J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Monthly Distressed Market - July 2026 Manatee County Single - Family Homes 2022 2023 2024 2025 2026 2022 2023 2024 2025 2026 Closed Sales Median Sale Price Closed Sales Median Sale Price Closed Sales Median Sale Price Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Short Sale 5 2 150.0% $320,000 $309,750 3.3% Foreclosure/REO 14 3 366.7% $254,950 $524,900 -51.4% July 2026 July 2025 Percent Change Year-over-Year Traditional 1,419 1,342 5.7% $499,000 $480,000 4.0% $0K $100K $200K $300K $400K $500K $600K $700K $800K $900K $1000K Median Sale Price 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Closed Sales Traditional Foreclosure/REO Short Sale J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Monthly Distressed Market - July 2026 North Port - Sarasota - Bradenton MSA Single - Family Homes 2022 2023 2024 2025 2026 2022 2023 2024 2025 2026 Closed Sales Median Sale Price Closed Sales Median Sale Price Closed Sales Median Sale Price Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Short Sale 3 0 N/A $350,000 (No Sales) N/A Foreclosure/REO 2 2 0.0% $246,000 $431,250 -43.0% July 2026 July 2025 Percent Change Year-over-Year Traditional 313 237 32.1% $340,000 $300,000 13.3% $0K $100K $200K $300K $400K $500K $600K Median Sale Price 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Closed Sales Traditional Foreclosure/REO Short Sale J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Monthly Distressed Market - July 2026 Sarasota County Townhouses and Condos 2022 2023 2024 2025 2026 2022 2023 2024 2025 2026 Closed Sales Median Sale Price Closed Sales Median Sale Price Closed Sales Median Sale Price Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Short Sale 0 0 N/A (No Sales) (No Sales) N/A Foreclosure/REO 0 0 N/A (No Sales) (No Sales) N/A July 2026 July 2025 Percent Change Year-over-Year Traditional 238 201 18.4% $313,950 $320,000 -1.9% $0K $100K $200K $300K $400K $500K $600K $700K $800K Median Sale Price 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Closed Sales Traditional Foreclosure/REO Short Sale J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Monthly Distressed Market - July 2026 Manatee County Townhouses and Condos 2022 2023 2024 2025 2026 2022 2023 2024 2025 2026 Closed Sales Median Sale Price Closed Sales Median Sale Price Closed Sales Median Sale Price Produced by Florida REALTORS® with data provided by Florida's multiple listing services. Statistics for each month compiled from MLS feeds on the 10th day of the following month. Data released on Monday, August 17, 2026. Next data release is Wednesday, September 16, 2026. Short Sale 3 0 N/A $350,000 (No Sales) N/A Foreclosure/REO 2 2 0.0% $246,000 $431,250 -43.0% July 2026 July 2025 Percent Change Year-over-Year Traditional 551 438 25.8% $320,000 $306,588 4.4% $0K $100K $200K $300K $400K $500K $600K $700K Median Sale Price 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Closed Sales Traditional Foreclosure/REO Short Sale J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J Monthly Distressed Market - July 2026 North Port - Sarasota - Bradenton MSA Townhouses and Condos 2022 2023 2024 2025 2026 2022 2023 2024 2025 2026

🎙️ My Real Estate Podcast with David Liberatore — Episode July 2026 Sarasota Market Report: Inventory Tightens The July 2026 Sarasota and Manatee real estate market shows inventory tightening across all segments while closed sales rise, with the luxury market leading gains—homes priced $3-5 million jumped 62.5% in Sarasota. Days on market have accelerated to 52 days, and sellers are achieving 94-95% of list price, creating a balanced market that rewards competitive pricing and professional positioning. Cash transactions remain significant at 59.7% in condos and roughly one-third in single-family homes, driven by investors and relocating buyers. 📋 Chapters 0:00 - Introduction to July 2026 Sarasota Market 0:57 - Inventory Tightening and Market Balance 1:17 - Single Family Home Inventory Decline 2:17 - Luxury Market Surge and High-End Sales 2:43 - Closed Sales Growth Across All Segments 3:14 - Pricing Strategy and Market Positioning 3:49 - Cash Buyers and Investor Activity 4:10 - Key Takeaways and Market Outlook 🔑 Key Takeaways • Active inventory fell 23.4% in Sarasota County single-family homes to 2,700 listings, signaling a tightening market with faster sales cycles averaging 52 days • Sellers are capturing 94.2-95.2% of list price in Sarasota and Manatee counties, up from 91% a year earlier, making this a favorable environment for competitively priced homes • Luxury segment sales ($3-5 million) surged 62.5% in Sarasota while homes over $1 million increased 39.1%, indicating strong high-end buyer activity • Closed sales grew across all property types: single-family homes up 3% in Sarasota and 11.2% in Manatee; condos and townhomes jumped 33% in Sarasota • Cash purchases represent 59.7% of condo transactions and approximately one-third of single-family home sales, primarily from investors and relocating buyers 🔍 Topics Covered in This Episode • Introduction to July 2026 Sarasota Market • Inventory Tightening and Market Balance • Single Family Home Inventory Decline • Luxury Market Surge and High-End Sales • Closed Sales Growth Across All Segments • Pricing Strategy and Market Positioning • Cash Buyers and Investor Activity • Key Takeaways and Market Outlook ━━━━━━━━━━━━━━━━━━━━━━ About Your Host David Liberatore , Premier Sotheby's International Realty 📍 Sarasota , FL 📞 941.900.9995 ✉️ david@davidliberatore.com ❓ Questions Answered Q: Is the Sarasota real estate market a buyer's or seller's market in July 2026? A: It's neither—the July 2026 Sarasota market is balanced and normalizing. Inventory is tightening with active listings down 23.4%, but closed sales are rising across all segments. This creates favorable conditions for both buyers and sellers, provided properties are competitively priced and well-presented. Q: What percentage of list price are homes selling for in Sarasota and Manatee? A: Sellers in Sarasota County are achieving 94.2% of original list price, up from 91% a year earlier. Manatee County performs even stronger at 95.2%, indicating improved pricing power for sellers with properly valued and positioned homes. Q: How much did luxury home sales increase in Sarasota in July 2026? A: Luxury sales in Sarasota showed dramatic growth: homes priced $3-5 million increased 62.5%, while homes over $1 million rose 39.1%. This luxury segment strength is a standout feature of July's market activity. Q: How long do homes typically stay on the market in Sarasota? A: Homes in Sarasota County spend approximately 52 days on the market before going under contract, which is faster than the previous year, indicating accelerated buyer interest and quicker sales cycles. Q: What percentage of real estate transactions are cash sales in Sarasota? A: Cash purchases represent 59.7% of condo and townhome sales in Sarasota County and approximately one-third of single-family home transactions, driven by investors and buyers relocating to the area. 📱 Follow & Connect: • YouTube: https://www.youtube.com/@davidliberatorerealtor • Facebook: https://www.facebook.com/davidliberatore.realtor • Instagram: https://www.instagram.com/davidliberatore.realtor • LinkedIn: https://www.linkedin.com/in/davidliberatorerealtor/ • TikTok: https://www.tiktok.com/@davidliberatore 📎 Resources & Links 📖 Read the full blog post: https://www.davidliberatore.com/blog/july-2026-sarasota-market-report 🌐 Website: https://www.davidliberatore.com 💼 Search Homes: https://www.davidliberatore.com/property-search/results/#listtypeinclude_Residential/ ━━━━━━━━━━━━━━━━━━━━━━ 🏠 FREE HOME VALUE ESTIMATE Curious what your home is worth? Get a free instant estimate. https://www.buddytheblogger.com/r/lkH1lx07 📊 COST OF WAITING CALCULATOR See what waiting could cost you — the real numbers. https://www.davidliberatore.com/property-search/results/#listtypeinclude_Residential/ ━━━━━━━━━━━━━━━━━━━━━━ ⚖️ Equal Housing Opportunity Powered by https://www.davidliberatore.com 🚀 Amplify YOUR content with AI — Learn more at https://reiosai.com