July 2026 · Condos & Townhomes
Southwest Florida Metro Market Report
Source: Florida REALTORS® / Stellar MLS, North Port-Sarasota-Bradenton MSA (released August 17, 2026)
Median Sale Price
$320,000
+4.4% vs. July 2025
-2.4% vs. June 2026
Closed Sales
556
+26.4% vs. July 2025
-10.8% vs. June 2026
Median Time to Contract
80 Days
+12.7% vs. July 2025
+5 days vs. June 2026
Months of Inventory
5.6
Down from 7.3 last year
Down from 6.1 in June
Cash Sales
55.2%
307 of 556 closings
-0.2 pts vs. June 2026
List Price Received
91.8%
+2.4 pts vs. July 2025
-0.2 pts vs. June 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
Metro condo and townhome sales rose 26.4% year-over-year to 556 closings, with the median price up 4.4% to $320,000. Active inventory fell 13.0% to 3,059 units and months of supply improved to 5.6 from 7.3, moving the segment toward balanced conditions after a year of unusually deep buyer selection.
Dollar volume rose 76.6% to $275.5 million and the average sale price rose 39.8% to $495,587, both distorted upward by a surge in luxury closings rather than broad appreciation. Buyers are still deliberate: median time to contract lengthened to 80 days from 71, and sellers conceded 8.2% off original asking.
If you’re buying
Condos remain the segment where patience still pays. Supply is nearly a month and a half looser than single-family, sellers are conceding more than eight points off asking, and time to contract is lengthening rather than shortening. Be rigorous about building financials: reserve studies, insurance costs, and assessment history separate the units that recover from the ones that stay discounted.
If you’re selling
Demand has genuinely returned, with sales up more than a quarter year-over-year and supply down sharply. But an 80-day median time to contract means buyers are not rushing. Realistic pricing plus complete, upfront building documentation is what converts interest into a contract in this segment.
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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