August 2026 · Single-Family Homes
Southwest Florida Metro Market Report
Source: Florida REALTORS® / Stellar MLS, North Port-Sarasota-Bradenton MSA (released September 16, 2026)
Median Sale Price
$485,000
+2.2% vs. August 2025
-2.0% vs. July 2026
Closed Sales
1,333
+3.3% vs. August 2025
-7.3% vs. July 2026
Median Time to Contract
46 Days
-24.6% vs. August 2025
-4 days vs. July 2026
Months of Inventory
3.8
Down from 4.9 last year
Down from 4.0 in July
Dollar Volume
$889.2M
+2.1% vs. August 2025
-14.3% vs. July 2026
List Price Received
95.2%
+1.8 pts vs. August 2025
+0.5 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
Across the North Port-Sarasota-Bradenton metro, 1,333 single-family homes closed in August, up 3.3% year-over-year, at a median sale price of $485,000, up 2.2%. Dollar volume rose 2.1% to $889.2 million and the average sale price fell 1.1% to $667,045. Unlike July, when luxury closings pushed the average far ahead of the median, the two moved together this month.
Active inventory fell 14.5% to 5,235 homes and months of supply dropped to 3.8 from 4.9. Homes went under contract in a median 46 days, down from 61 a year earlier, and closed a median 93 days from listing. Sellers received 95.2% of original list price, up from 93.4%. New pending sales rose 2.7% to 1,330 and pending inventory rose 4.2% to 1,823. Distressed sales stayed minimal at 12 foreclosures and 4 short sales out of 1,333 closings.
If you’re buying
Metro-wide single-family supply is down to 3.8 months and homes are going under contract more than two weeks faster than a year ago. Prices are rising modestly rather than sharply, so the challenge is competition and speed more than runaway prices. Have financing settled before you tour and know your walk-away number in advance.
If you’re selling
Conditions favor sellers across the metro: less supply, faster contracts, and 95.2% of original list price received. Closings dipped 7.3% from July, the usual late-summer pattern, but pending sales and pending inventory both rose year-over-year, so demand is holding into fall. The market is rewarding accurate pricing with speed, not rewarding ambitious pricing with a premium.
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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