Sales rose in every segment, single-family supply fell under four months in both counties, and sellers kept more of their asking price.
Michael Dailey · Coldwell Banker Realty

Sarasota & Manatee · August 2026 Market Update

More sales, fewer listings, and a faster market heading into fall.

August didn’t look like a sleepy end of summer. Closed and pending sales rose year-over-year in all four major segments in Sarasota and Manatee counties, active listings fell in every one, and homes went under contract faster. Prices, meanwhile, held steady rather than surging.

August 2026 single-family snapshot: Sarasota median $470,000 (-1.1%), 3.7 months supply, 47 days to contract; Manatee median $495,000 (+5.9%), 3.9 months supply, 45 days to contract

Single-family: under four months of supply

Sarasota County single-family supply fell to 3.7 months (from 5.2 a year ago), with active listings down 20.8%. Homes went under contract in a median 47 days, three weeks faster than last August, and sellers received 94.7% of original list price. The median slipped 1.1% to $470,000. Manatee County led on price: the median rose 5.9% to $495,000, sellers received 95.6% of list (the best in the region), and supply dropped to 3.9 months.

Faster, not pricier

Tight inventory is showing up as speed and smaller discounts, not runaway prices. Across the metro, the single-family median rose a modest 2.2% to $485,000, while the median time to contract fell to 46 days from 61. As RASM’s president put it, buyers and sellers are “seeing a true market value through a similar lens.”

August 2026 condo snapshot: Sarasota median $310,000 (+3.3%), 281 closed sales (+13.8%), 5.2 months supply; Manatee median $307,000 (+5.4%), 241 closed sales (+20.5%), 4.9 months supply

Condos: Manatee turns the corner

Manatee condos posted the strongest sales growth in the report, with 241 closings (+20.5%), and the median rose 5.4% to $307,000, a clear turn after July’s year-over-year dip. Sarasota condos closed 281 sales (+13.8%) at a $310,000 median (+3.3%), and buyers are committing faster: 83 days to contract, down from 92 in July. Condo sellers still conceded a median 6.6–8.4% off original asking, so this remains the segment with the most room to negotiate.

For Buyers

Prices aren’t running away, but the best-priced homes move fast. Get fully pre-approved before you tour. Condos still offer the most negotiating room; just check the building’s reserves and insurance first.

For Sellers

You’re facing less competition and keeping more of your asking price. The payoff is speed, not a premium, so price to today’s comparable sales and have your paperwork ready on day one.
Read the Full Breakdown Download the PDF

Curious what this means for your home? Get a free home value estimate, or just reply and I’ll pull the numbers for your neighborhood or building personally.

Michael Dailey · REALTOR®
Coldwell Banker Realty · 8334 Market St, Lakewood Ranch, FL 34202
(941) 350-0224  ·  michael.dailey@cbrealty.com

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Source: Florida REALTORS® / Stellar MLS, compiled by the REALTOR® Association of Sarasota and Manatee, released September 16, 2026. Figures reflect August 2026 vs. August 2025 closed transactions and are deemed reliable but not guaranteed. If you are currently working with another agent, this is not a solicitation.