July 2026 · Single-Family Homes
Southwest Florida Metro Market Report
Source: Florida REALTORS® / Stellar MLS, North Port-Sarasota-Bradenton MSA (released August 17, 2026)
Median Sale Price
$495,000
+3.1% vs. July 2025
+1.0% vs. June 2026
Closed Sales
1,438
+6.8% vs. July 2025
-15.2% vs. June 2026
Median Time to Contract
50 Days
-16.7% vs. July 2025
+4 days vs. June 2026
Months of Inventory
4.0
Down from 5.2 last year
Down from 4.1 in June
Dollar Volume
$1.0B
+16.7% vs. July 2025
-14.7% vs. June 2026
List Price Received
94.7%
+2.4 pts vs. July 2025
-0.3 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
Across the North Port-Sarasota-Bradenton metro, 1,438 single-family homes closed in July, up 6.8% year-over-year, with dollar volume crossing $1.0 billion for the month, up 16.7%. The median sale price rose 3.1% to $495,000 while the average rose 9.3% to $721,661, a gap that reflects unusually strong luxury activity rather than broad-based appreciation.
Active inventory fell 16.4% to 5,460 homes and months of supply dropped to 4.0 from 5.2 a year ago. Homes went under contract in a median 50 days versus 60 last July, and sellers received 94.7% of original list price, up 2.4 points.
If you’re buying
Metro-wide supply of 4.0 months is the tightest in more than a year, and the negotiating room that existed through 2025 has largely closed. The average sale price rising nearly three times faster than the median is worth understanding: that spread is driven by high-end sales, not by every home appreciating 9%. Judge your target price band on its own data.
If you’re selling
Conditions favor sellers metro-wide, with supply down, days to contract down ten, and list-price-received up more than two points. Closings did fall 15.2% from June, the normal late-summer slowdown, so expect a smaller buyer pool than in spring even though each buyer is more serious.
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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