August 2026 · Condos & Townhomes
Sarasota County Market Report
Source: Florida REALTORS® / Stellar MLS (RASM, released September 16, 2026)
Median Sale Price
$310,000
+3.3% vs. August 2025
-8.8% vs. July 2026
Closed Sales
281
+13.8% vs. August 2025
-11.6% vs. July 2026
Median Time to Contract
83 Days
-4.6% vs. August 2025
-9 days vs. July 2026
Months of Inventory
5.2
Down from 7.0 last year
Down from 5.6 in July
Cash Sales
59.8%
168 of 281 closings
+0.1 pts vs. July 2026
List Price Received
91.6%
+3.1 pts vs. August 2025
+0.8 pts vs. July 2026
The second line, where shown, compares to the immediately prior published period and is not seasonally adjusted, Southwest Florida real estate moves with the calendar, so a single-period swing can reflect the time of year as much as the underlying market.
The month in review
Sarasota County condo and townhome sales rose 13.8% year-over-year to 281 closings, and the median sale price rose 3.3% to $310,000. Active inventory fell 11.8% to 1,659 units and months of supply improved to 5.2 from 7.0 a year ago and 5.6 in July. Dollar volume rose 19.1% to $124.1 million.
July's luxury surge did not repeat. Sales of $1 million or more fell back to 21 from 41 in July, still up 10.5% year-over-year, and the average sale price rose a more ordinary 4.7% to $441,558. The more meaningful change is urgency: median time to contract improved to 83 days from 87 a year ago and 92 in July, sellers received 91.6% of original list price versus 88.5% last August, and pending inventory rose 24.4% to 587.
If you’re buying
Sarasota condos still offer the most negotiating room of any segment in the region, with sellers conceding a median 8.4% off original asking. That room is narrowing: supply is down to 5.2 months and buyers committed faster in August than in July. Use the leverage on price, but spend your diligence on the building. Reserve studies, insurance costs, and assessment history separate a good purchase from an expensive one.
If you’re selling
Demand is up and the pace improved, with 83 days to contract versus 92 in July and pending inventory up 24.4% year-over-year. Buyers are not skipping due diligence, though, and cash buyers made up 59.8% of sales. Have your reserve study, insurance details, and assessment history ready before you list, and price off the median rather than July's luxury-inflated average.
Market data is sourced from the MLS and local REALTOR® association reports and is deemed reliable but not guaranteed. Figures reflect the stated property type and area for the period indicated and are provided for general informational purposes only, they are not an appraisal, a guarantee of value, or investment advice. For an analysis specific to your property, request a custom report.
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