Q3 2026 · Townhouses & Condos
Southwest Florida Metro Market Report
Source: Florida REALTORS® / Stellar MLS, North Port-Sarasota-Bradenton MSA (released October 16, 2026)
Median Sale Price
$315,000
+3.7% vs. Q3 2025
-2.8% vs. Q2 2026
Closed Sales
1,611
+20.9% vs. Q3 2025
-20.8% vs. Q2 2026
Median Time to Contract
80 Days
-5.9% vs. Q3 2025
+11 days vs. Q2 2026
Months of Inventory
4.9
Down from 6.5 last year
Down from 6.1 in Q2
Cash Sales
55.9%
900 of 1,611 closings
-3.7 pts vs. Q2 2026
List Price Received
92.3%
+3.1 pts vs. Q3 2025
+0.1 pts vs. Q2 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 quarter in review
The metro condo market's third quarter was defined by volume rather than price. Closed sales rose 20.9% to 1,611 while the median rose 3.7% to $315,000. Supply fell from 6.5 months to 4.9, with active listings down 12.9% to 2,792, and sellers received 92.3% of original list price, up 3.1 points.
Dollar volume of $897.9 million, up 81.8%, and an average sale price of $557,334, up 50.4%, sit far above what the median describes, and the reason is concentration in Sarasota County's high end rather than a metro-wide revaluation. Against Q2 the median eased 2.8% from $324,000 and sales fell 20.8% on the usual seasonal pattern, while supply improved by more than a month. New pending sales rose 17.6%, pointing to continued closing activity into the fourth quarter.
If you’re buying
Condos are still the most negotiable segment in the region, but the gap is narrowing: supply has fallen from 6.5 months to 4.9 in a year and pending sales are up nearly 18%. Buy the building first, the unit second, and read the reserve study before the listing photos.
If you’re selling
The overhang is clearing. Sales up nearly 21%, supply down more than a month, and three more points of asking price kept in each sale. Price against recent closings in your own building: the metro average is carrying a handful of luxury sales that have nothing to do with an ordinary unit.
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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