Q3 2026 · Single-Family Homes
Southwest Florida Metro Market Report
Source: Florida REALTORS® / Stellar MLS, North Port-Sarasota-Bradenton MSA (released October 16, 2026)
Median Sale Price
$490,000
+4.3% vs. Q3 2025
+2.1% vs. Q2 2026
Closed Sales
4,088
+3.6% vs. Q3 2025
-15.7% vs. Q2 2026
Median Time to Contract
50 Days
-20.6% vs. Q3 2025
+1 day vs. Q2 2026
Months of Inventory
3.8
Down from 4.5 last year
Down from 4.1 in Q2
Dollar Volume
$3.0B
+16.7% vs. Q3 2025
List Price Received
95.0%
+2.1 pts vs. Q3 2025
+0.2 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's third quarter was the strongest of the year for single-family. The median rose 4.3% to $490,000 on 4,088 sales, up 3.6%, with dollar volume of $3.0 billion, up 16.7%. Homes went under contract in a median 50 days against 63 a year ago, a 20.6% improvement, and sellers received 95.0% of original list price, up 2.1 points.
Supply tightened across both counties: active listings fell 9.6% to 5,239 and months of supply dropped from 4.5 to 3.8. Against Q2 the quarter looks softer on volume, with sales down 15.7% from 4,850, but that is the ordinary summer-to-autumn pattern rather than a change in direction, and the median rose 2.1% over the same span. New pending sales finished the quarter up 0.7%, essentially level.
If you’re buying
Under four months of supply metro-wide is a seller-leaning market, but a 50-day median to contract is not a market that forces same-day decisions. Use the time: inspect properly, check the fee structure on anything in a CDD, and keep your negotiating energy for homes that have been listed longest.
If you’re selling
Price, speed and share of asking price all improved year-over-year, and supply is nearly a month tighter than last autumn. The pipeline is flat rather than growing, with pending sales up 0.7%, so this is a good market to sell into rather than a rising one to wait out.
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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