Sarasota & Manatee Housing Market: What August's Numbers Really Mean

Summer's winding down, but the housing market didn't slow down with it. If July showed signs of a market picking up steam, August confirmed it. More homes sold, fewer homes are sitting on the market, and things are moving faster across the board. Here's what that actually means if you're thinking about buying or selling in Sarasota or Manatee County.

The short version

Zoom out to the whole region for a second: across Sarasota and Manatee counties combined, 522 condos and townhomes sold in August, up nearly 17% from a year ago, at a median price of about $309,000. That regional number tells you everything you need to know about the direction this market is heading.

Sales went up again in August, across every property type in both counties. Condos and townhomes led the way, posting the biggest gains, but single-family homes kept pace too. At the same time, the number of homes available to buy kept shrinking, and homes that did sell moved faster than they did a year ago.

Sellers are also getting closer to their asking price than they were last year. That's usually a sign that buyers and sellers are seeing eye to eye on what a home is actually worth, rather than negotiating from far apart. As RASM President David Crawford put it, buyers and sellers are finding common ground and looking at market value through a similar lens. And after a full summer of that trend building, it's holding steady.

Single-family homes: fewer choices, faster decisions

In Sarasota County, 646 single-family homes sold in August, up slightly from last year. The typical home sold for $470,000, actually down about 1% from a year ago, so prices aren't running away from buyers. But sellers are keeping more of their asking price, getting about 95% on average compared to 92% last year. Translation: sellers aren't discounting as much, even though the sale price itself held fairly steady.

Homes for sale dropped by about a fifth compared to last year. At the current sales pace, it would take under 4 months to sell through everything currently on the market. Homes are also going under contract quickly, in a little over 6 weeks on average.

The very top of the market cooled off a bit here. Sales of homes priced at $1 million or more actually dipped, down about 8%. But the $1.5–2 million range picked up real steam, up over 46%. So it's not that the luxury market is soft, it's just shifting around within itself.

In Manatee County, single-family sales rose nearly 6%, to 687 homes. The typical sale price climbed almost 6% to $495,000, one of the more noticeable price gains this month. Sellers here are getting about 96% of asking price on average, up from about 95% last year.

Inventory dropped 7% and months supply came in at just under 4 months. Homes are moving quickly, typically going under contract in about 6.5 weeks.

Condos and townhomes: this is where the real action is

If there's one takeaway from August, it's that condos and townhomes are having a moment.

In Sarasota County, condo and townhome sales jumped almost 14% compared to last year. The typical sale price rose about 3% to $310,000. And here's the number that stands out: sellers received about 92% of their original asking price, up from roughly 89% last year. That's a meaningful jump in seller leverage in just twelve months.

Inventory tightened here too, down almost 12%, bringing months supply to about 5 months. Buyers are still taking their time on condos compared to single-family homes, typically around 4 months from listing to closing, but the pace has clearly picked up.

In Manatee County, condo and townhome sales climbed over 20%, the strongest gain of any segment this month. The typical sale price rose about 5% to $307,000. Sellers here are getting roughly 93% of asking price, up nicely from 90% a year ago.

What this means for you

If you're thinking about buying: conditions are shifting in a way that rewards moving sooner rather than later. Homes are selling faster, there's less to choose from, and sellers have more room to hold firm on price than they did a year ago. Waiting for a better deal to show up on its own isn't paying off the way it might have last year. Now is the time to get serious and find out what's actually possible for you.

If you're thinking about selling: you're in a stronger position than you were twelve months ago, especially with condos and townhomes. Pricing realistically from day one is still what gets the best result, but you have more leverage to work with than you did a year ago.

One more thing, and it matters: this November, voters in Florida will decide on a homestead exemption measure that could directly affect what property owners pay in taxes for years to come. Whether you already own a home or you're getting ready to buy one, this is worth paying attention to. Make sure you're registered, know what's on your ballot, and understand how it could affect your bottom line.

As always, these numbers are countywide averages. What's happening in your specific neighborhood or price range can look different, and that's exactly where I can help.

Reach out and let's talk about your specific situation. Whether you're buying, selling, or just want to make sense of what these numbers mean for your neighborhood, I'm here for it.

Beth Helvey 📞 941.330.3600 ✉️ [email protected]

Data compiled by Florida Realtors® from Stellar MLS, reflecting closed and pending transactions in Sarasota and Manatee counties for August 2026.