If the Sarasota-Manatee housing market were a person, April felt like it finally took a breath — after two years of sprinting a marathon in a heatwave. The rollercoaster hasn’t completely stopped, but we’re seeing fewer loop-de-loops and a bit more… equilibrium (gasp!).
Prices: Still Cooling, But Not Freezing
Let’s not sugarcoat it — prices are down. Sarasota’s median single-family home price dropped 13% year-over-year to $470,000. Manatee saw a 12.5% dip to $464,000. Ouch? Maybe. But here’s the twist: both counties posted month-over-month price increases. That’s right — like a Florida storm, it’s unpredictable.
Condos didn’t fare much better. Sarasota’s condo median tumbled nearly 15% to $339,500. Manatee’s followed closely at $300,220. It’s like the market got caught cleaning out the closet and suddenly realized the price tags were a bit too ambitious last season.
Sales: Not Booming, But Not Crashing Either
Single-family sales were pretty steady. Sarasota had 817 closed deals (up slightly), and Manatee logged 672 (down just a touch). It’s what we in the biz call “meh, but stable.”
Condo and townhome sales were a bit more sluggish. Sarasota took a 13% dip, while Manatee barely blinked with a 1.1% drop. Still, these numbers suggest there are serious buyers out there — just pickier and more patient than during the buying frenzy.
Inventory: The Shelf’s Finally Stocked
Inventory is still high year-over-year, but here’s the kicker — it’s not exploding anymore. Sarasota has 7 months of single-family supply, and Manatee sits at 5.2. Translation: buyers aren’t fighting over the last house on the block anymore, but they’re also not swimming in choices like it’s a Black Friday sale.
Condos? Sarasota’s at 9.6 months of supply, Manatee at 8.2 — both softening, both starting to balance. And for the first time since September 2024, Sarasota’s condo inventory actually declined. A plot twist we didn’t see coming.
Cash Is Still King (But Not as Loud)
In Sarasota, nearly half of all single-family home purchases were cash. In Manatee, around 30%. Condos brought out the big checkbooks: Sarasota saw nearly 67% cash sales, Manatee at 50%. Retirees, investors, and those avoiding mortgage-rate roulette are still very much in the game.
Buyers Have the Power — But Sellers Still Hold the Keys (Literally)
With price cuts, longer time on market, and more inventory, buyers are flexing. But sellers who price right and prep well? They’re still closing. Fast. Especially in high-demand neighborhoods or homes with solid upgrades and smart staging.
As RASM President Debi Reynolds put it, “We’re correcting — not crashing.” And honestly, after the overheated mess of the last few years, a little correction sounds like a nap we all needed.
Condos: Caution Ahead
New inspection laws, reserve funding rules, and looming assessments are throwing wrenches into the older condo scene. Buyers are wary. Prices are softening. And that’s skewing the data across the board. But this isn’t a red flag — it’s just a “read the fine print” situation.
So What Now?
If you're a buyer, this is your moment to negotiate like a pro and find value in a market that used to laugh at lowball offers. If you're a seller, don't panic — just be realistic. Presentation, pricing, and patience matter more than ever.
And if you're an investor? Time to watch closely. The market’s leveling out, but there’s still plenty of opportunity if you know where to look (and I do).
Bottom Line: The Market’s Not Dead — It’s Maturing
This isn’t 2021, and that’s okay. We’re shifting toward a more sustainable, balanced playing field. Less chaos. More strategy. And still, plenty of moves to make.
Whether you're ready to buy, sell, or just make sense of what’s happening — give me a shout. I’m here to guide you through the noise, minus the drama and with a whole lot more results.
Michael Zuppardo
📲 941-900-3400
📍 www.RamZHomeTeam.com
Your local real estate resource, negotiator, and housing market translator — all in one.
