Market Report · July 2026
Sarasota Real Estate Market Report — July 2026
Latest Sarasota County housing statistics, released August 17, 2026.
Market data: July 2026 · Report updated: August 2026 · Next scheduled data release: September 16, 2026
By Carolin Bohn, REALTOR® | Exit King Realty
Sarasota County Market at a Glance
A quick snapshot of July 2026 median pricing, sales and inventory for two major property categories. Figures compare year over year with July 2025.
Single-Family Homes
$493,500
Median Sale Price
744
Closed Sales
3.9 mo
Months of Inventory
52 days
Median Time to Contract
Condos & Townhomes
$340,000
Median Sale Price
318
Closed Sales
5.6 mo
Months of Inventory
92 days
Median Time to Contract
Source: Florida REALTORS® with data provided by Florida multiple listing services, published through the REALTOR® Association of Sarasota and Manatee (RASM). July 2026 data released August 17, 2026.
Year-over-year comparisons use July 2025. Statistics reflect Sarasota County activity for the property categories shown.
Executive Summary
What Happened in Sarasota Real Estate in July 2026?
Sarasota County's July 2026 housing data shows a market with stronger sales activity and substantially less available inventory than one year ago, although conditions continue to differ between single-family homes and condos/townhomes.
Single-family closed sales increased 2.9% year over year while the median sale price rose 5.0% to $493,500. Active single-family inventory fell 23.4%, bringing months of supply down from 5.6 months to 3.9 months. Homes also moved more quickly, with median time to contract falling from 63 days to 52 days.
The condo and townhome segment also recorded stronger sales, with closed sales increasing 33.1%. The median sale price rose to $340,000, while active inventory declined 10.9%. However, condos and townhomes continued to take longer to secure a contract than single-family homes, with a median time to contract of 92 days.
The key takeaway is that Sarasota should not be treated as one single market. Property type, neighborhood, condition, and price range can produce very different results.
Commentary by Carolin Bohn based on the official July 2026 RASM data published above.
Carolin's Market Perspective
Carolin's Take on the Sarasota Market
From a buyer or seller's perspective, the July numbers reinforce why property-specific analysis matters. Falling inventory and faster single-family contract times suggest that well-positioned homes can face stronger competition, while the condo market continues to provide a different negotiating environment with longer marketing times and more months of available supply.
• Single-family buyers may encounter fewer choices — active inventory fell 23.4% year over year.
• Single-family sellers should still price based on current comparable sales rather than assuming every property will sell immediately.
• Condo buyers may face different negotiating conditions, with 5.6 months of supply giving more time to compare options.
• Condo sellers should pay close attention to pricing, building-specific conditions, association factors, and competing inventory.
Carolin's comments are a market interpretation of the official data — not a forecast of prices or a guarantee of future performance.
Official Sarasota County Statistics
Sarasota County — Single-Family Homes
July 2026, compared with July 2025. Source: Florida REALTORS® / RASM.
Closed Sales
July 2025: 723
744
+2.9%
Median Sale Price
July 2025: $470,000
$493,500
+5.0%
Average Sale Price
July 2025: $684,858
$764,307
+11.6%
Median % of Original List Price Received
July 2025: 91.0%
94.2%
Median Time to Contract
July 2025: 63 days
52 days
17.5% faster
Median Time to Sale
July 2025: 105 days
93 days
11.4% faster
New Pending Sales
July 2025: 679
724
+6.6%
New Listings
July 2025: 720
789
+9.6%
Active Listings
July 2025: 3,574
2,736
−23.4%
Months Supply of Inventory
July 2025: 5.6 months
3.9 months
−30.4%
Source: Florida REALTORS® with data provided by Florida multiple listing services, published through the REALTOR® Association of Sarasota and Manatee (RASM). July 2026 data released August 17, 2026.
Official Sarasota County Statistics
Sarasota County — Condos & Townhomes
July 2026, compared with July 2025. Source: Florida REALTORS® / RASM.
Closed Sales
July 2025: 239
318
+33.1%
Median Sale Price
July 2025: $300,000
$340,000
+13.3%
Average Sale Price
July 2025: $375,203
$610,513
+62.7%
Median % of Original List Price Received
July 2025: 88.3%
90.8%
Median Time to Contract
July 2025: 72 days
92 days
+27.8%
Median Time to Sale
July 2025: 113 days
138 days
+22.1%
New Pending Sales
July 2025: 220
281
+27.7%
New Listings
July 2025: 300
284
−5.3%
Active Listings
July 2025: 2,000
1,782
−10.9%
Months Supply of Inventory
July 2025: 7.5 months
5.6 months
−25.3%
A note on the average sale price. The 62.7% year-over-year increase in the condo/townhome average sale price reflects the mix of properties that sold in the period, not the change in a typical condo's price. Median sale price is the better indicator of the middle of the market — it rose 13.3% to $340,000.
Source: Florida REALTORS® with data provided by Florida multiple listing services, published through the REALTOR® Association of Sarasota and Manatee (RASM). July 2026 data released August 17, 2026.
For Buyers
What July's Sarasota Market Means for Buyers
Inventory Has Tightened
Single-family active inventory declined 23.4% year over year. In some segments, buyers may see fewer choices than a year ago, so narrowing your must-haves ahead of time can help you move when the right home appears.
Homes Are Reaching Contract Faster
Median single-family time to contract dropped from 63 days to 52 days. That supports being prepared to evaluate attractive properties efficiently — not rushing into a purchase. Being pre-approved and clear on your priorities makes a well-priced home easier to act on thoughtfully.
Condo Conditions Are Different
Condos and townhomes had 5.6 months of supply and a 92-day median time to contract. That can create a different negotiating environment than single-family homes — usually with more time to compare options and review association matters.
Look Beyond Countywide Averages
Sarasota County averages hide a lot. Conditions in Siesta Key, Lakewood Ranch, Palmer Ranch, Longboat Key, Venice, and individual neighborhoods can each behave differently. Carolin provides property- and community-specific context — explore a community that interests you:
For Sellers
What July's Sarasota Market Means for Sellers
Less Single-Family Inventory
There were 2,736 active single-family listings in July 2026 compared with 3,574 one year earlier — about a quarter fewer homes on the market.
Pricing Still Matters
Sellers received a median 94.2% of their original asking price in the single-family segment. Note that this measures how close final prices landed to the original listing price — not a percentage of any abstract "market value." Price against current comparable sales, not what you paid or what a similar home sold for a year ago.
Condo Sellers Face Different Timing
Median time to contract for condos and townhomes was 92 days — substantially longer than for single-family homes. Property condition, association factors, location, competition, and pricing can materially affect results.
Want to know what your home is worth?
Carolin can prepare a current market review for your property based on today's comparable sales and conditions.
Request a Sarasota Home-Value ReviewSide by Side
Single-Family vs. Condos & Townhomes
Sarasota County — July 2026. Two property types with different conditions; neither is inherently "better."
| Metric | Single-Family | Condos/Townhomes |
|---|---|---|
| Median Sale Price | $493,500 | $340,000 |
| Closed Sales | 744 | 318 |
| Median Time to Contract | 52 days | 92 days |
| Active Listings | 2,736 | 1,782 |
| Months Supply | 3.9 | 5.6 |
| Original List Price Received | 94.2% | 90.8% |
Source: Florida REALTORS® / RASM, July 2026. Values shown are medians unless otherwise noted.
Direct Answers
Sarasota Market Questions, Answered
What is the median home price in Sarasota County?
For single-family homes, the July 2026 median sale price in Sarasota County was $493,500. Condos and townhomes had a separate median sale price of $340,000.
Is Sarasota inventory increasing or decreasing?
Compared with July 2025, active inventory declined in both major property categories. Single-family inventory fell 23.4%, while condo/townhome inventory fell 10.9%.
How long are Sarasota homes taking to sell?
Single-family homes had a median time to contract of 52 days and a median time from listing to sale of 93 days in July 2026. Condos and townhomes had a median 92 days to contract and 138 days to sale.
Is Sarasota a buyer's market or a seller's market?
Conditions vary by property type, neighborhood, and price range. Sarasota County single-family homes had 3.9 months of inventory in July 2026, while condos and townhomes had 5.6 months. Buyers and sellers should evaluate the specific market segment rather than relying on one countywide label.
Are Sarasota home prices going up?
Compared with July 2025, the July 2026 median sale price increased 5.0% for Sarasota County single-family homes and 13.3% for condos and townhomes. One month's year-over-year change should not be treated as a guarantee of future price movement.
Figures are Sarasota County, July 2026, from Florida REALTORS® / RASM, and represent the countywide median unless stated otherwise.
Market Definitions
How to Read a Sarasota Market Report
Closed sales. The number of properties that completed a sale in the period, reflecting homes that went under contract earlier.
Median sale price. The midpoint of all closed sale prices — half sold for more, half for less. It gives a broad sense of the middle of the market but varies widely by community and property type.
Average sale price. The sum of sale prices divided by the number of sales. It is more sensitive than the median to a few high- or low-priced properties and to the mix of what sold.
Active listings (inventory). The number of homes on the market at the end of the period, indicating how much choice buyers have.
Months supply. How long the current inventory would take to sell at the recent pace of sales. Lower numbers generally mean less supply relative to demand.
Median time to contract. The median number of days from listing to an accepted offer.
Median time to sale. The median number of days from listing to closing, including the period under contract.
Percentage of original list price received. How close final sale prices landed to the original asking price. It measures pricing relative to the listing, not a change in "market value."
New pending sales. Newly signed contracts in the period, a forward indicator of upcoming closings.
New listings. Homes newly listed for sale in the period, a measure of fresh supply entering the market.
These concepts help make a current market report readable. Carolin applies them to your specific neighborhood and price range.
Archive
Previous Sarasota Market Reports
As new monthly reports are published, past months are archived here in reverse chronological order for reference.
- July 2026 Sarasota Market ReportCurrent report
Have questions about your specific market?
Carolin can help you understand what the July numbers mean for the neighborhood, price range, or property type you are considering — no pressure, just local guidance.
Market commentary and interpretation by Carolin Bohn, REALTOR® | Exit King Realty. Official statistics are from Florida REALTORS® / RASM, July 2026.