Summer’s heating up—and so is the local real estate chatter. If you’re a buyer or seller in Sarasota or Manatee County, buckle up. July’s market update brings key insights that could impact your next move. Whether you're eyeing your dream home, planning to list your property, or just watching the trends like a savvy investor, here's what you need to know.
Inventory Levels: Are We in a Buyer’s Market?
Sarasota County:
The numbers don’t lie—we're solidly in a buyer’s market with 7.55 months of inventory available. For context, anything above 6 months typically shifts negotiating power to buyers. This means more homes to choose from, more wiggle room on price, and less urgency. Sellers, take note: this isn’t the market to overprice your home or cut corners on presentation.
Manatee County:
Sitting at 6.33 months of inventory, Manatee is straddling the line of a balanced market. That’s real estate speak for: nobody has the upper hand. Supply and demand are roughly equal here, which can create more stable pricing and fair negotiations on both ends.
Why the inventory surge?
A mix of higher interest rates slowing down buyer urgency, homeowners unlocking equity and finally deciding to sell, and new construction reaching the finish line are all feeding the supply side. In Sarasota, inventory is up 4% from last month and a whopping 155% from this time last year. Manatee follows suit with a 6% month-over-month increase, and a 114% year-over-year climb.
Pricing Trends: What Are Homes Selling For?
Median Sold Price:
Sarasota continues to command a slightly higher median price point, likely due to demand in key luxury pockets, coastal communities, and lifestyle neighborhoods. These prices offer a good benchmark for buyers who are trying to figure out what they can afford and for sellers to realistically price their listings based on local comps.
Sold-to-List Price Ratio: Who’s Budging in Negotiations?
Homes in Sarasota are selling for about 96% of their asking price, while Manatee homes are closing closer to 97% of asking. These numbers tell us buyers are negotiating—but not stealing properties outright. Sellers who price correctly from the beginning are still getting close to their goal, while overpriced listings are sitting stale and suffering price cuts later.
Pro tip for sellers: Listen to the market, not your emotions. The first two weeks on the market are prime time for eyeballs and offers—use that window wisely.
Pro tip for buyers: Don’t expect bottom-barrel discounts, but there is room for negotiation, especially on homes that have been sitting longer than 30 days.
Days on Market: How Fast Are Homes Moving?
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Sarasota County: 62 days
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Manatee County: 60 days
Translation? Homes are moving, but not flying off the shelf. Buyers have the luxury of a little breathing room to shop around. Gone (for now) are the days of 12-hour bidding wars.
For sellers, this means patience and polished marketing matter more than ever. Pricing, photography, staging, and visibility all need to be on point.
What This Means for Buyers
This is your moment to shine. With more inventory and less buyer competition, you have the opportunity to shop smart, negotiate, and avoid FOMO-fueled decisions. Don’t skip your homework though—desirable homes that are move-in ready and priced right are still getting offers quickly.
What This Means for Sellers
You’re not out of the game, but it’s no longer a guaranteed home run. The days of listing high and letting the market chase you are fading. Price it right the first time, offer flexible terms, and invest in top-tier marketing (that’s where I come in). And remember, buyers today are more educated and picky than ever.
Final Thoughts: Sarasota-Manatee Real Estate Outlook
We’re in a shifting market, but not a collapsing one. Interest rates have stabilized somewhat, inventory is increasing, and the market is leaning toward more balance and reason. In both counties, strategic buyers and prepared sellers are finding success.
Whether you’re buying, selling, or just exploring your options, having a local expert on your side is your biggest advantage. I’ve been navigating this market for years and can help you make sense of the numbers—and win on your terms.
Want a tailored plan to buy or sell in today’s market?
Reach out anytime for a no-pressure consultation. Let’s turn data into smart decisions.
