Sales are up. Closed sales across both counties rose 8% from a year ago

Headlines about the national housing market have been gloomy this fall. With mortgage rates around 7.4%, contract signings nationwide hit a record low in October. But here in Sarasota and Manatee counties, the third-quarter numbers tell a more balanced story, and it matters whether you are buying, selling or still just looking.

Sarasota & Manatee: Q3 2026 at a Glance

• Sales are up. Closed sales across both counties rose 8% from a year ago, and condo/townhome sales jumped about 21%.
• Prices are steady. The median single-family price in Sarasota County was $485,000.
• Homes are selling faster. Sarasota single-family homes took a median of 92 days to sell, down from 107.
• Sellers are getting closer to asking. Sarasota single-family sellers received 94.4% of their asking price, up from 91.9%.
• Supply is tightening. Sarasota had 3.7 months of single-family homes for sale, down from 4.8 a year ago.
• Cash is king here. About 61% of Sarasota condo/townhome buyers and about 38% of single-family buyers paid cash, which is a big reason higher rates hit our area less than most.

The Warning Sign to Watch

New pending sales (homes going under contract) were slipping in both counties by late September. That suggests the national slowdown is starting to reach Southwest Florida, so the next few months could favor prepared buyers and well-priced homes.

What This Means If You Are Buying

• Prices are steady, and sellers are negotiating. Many homes take three months or more to sell, so a reasonable offer gets a real conversation.
• You have choices. There is more to look at than during the boom years, without the bidding wars.
• The competition comes back when rates drop. Buyers who are ready now get the best pick and the best terms before the crowd returns.
• Cash and relocation buyers have the advantage. If you are moving here from out of state or buying a second home, this is a quieter market to shop in.

What This Means If You Are Selling

• Price it right from day one. Buyers are selective, and homes that sit too long usually end up discounted.
• Presentation matters. Clean, well-photographed, move-in-ready homes are the ones selling closest to asking.
• Have a plan before you list. Knowing your numbers, your timing and your net proceeds up front makes for a smoother sale.

The Bottom Line

Southwest Florida is not booming, and it is not crashing. It is a normal, negotiable market, and the people who do best in a market like this are the ones with good local advice and a clear plan.

Source: Realtor Association of Sarasota and Manatee (RASM) third-quarter 2026 data, as reported by Sarasota Magazine; national figures from Redfin and the National Association of REALTORS®. Market conditions change quickly, so call for the latest numbers on your neighborhood.