As we wrap up the year and move through the holiday season, many Sarasota County homeowners and buyers are asking the same question: What is really happening in the Sarasota real estate market—and what does it mean for 2026?

At Generous Property Real Estate, we believe clarity beats headlines. Using the latest November 2025 data (released in December), this market update breaks down what’s happening across single-family homes, condos and townhomes, and luxury properties over $1 million—and how today’s conditions affect your next move.

A Market That Has Shifted—But Not Slowed

Sarasota County has clearly moved out of the hyper-competitive frenzy of recent years. However, that does not mean the market is weak. Instead, we’re seeing a more balanced, thoughtful environment:

• Buyers are more selective
• Sellers must be more strategic
• Inventory has increased
• Negotiation has returned

This is especially common during the holiday season, when fewer people are actively searching—but those who are tend to be serious and well-prepared.

Single-Family Homes: Quietly Strong

Single-family homes continue to be the most resilient segment of the Sarasota County market.

November 2025 single-family highlights:

• Closed sales increased 28.5% year-over-year (564 closed sales)
• Median sale price: $457,495 (down 6.6%)
• Active inventory: 3,245 homes
• Months supply: 4.8 months
• Median time to contract: 54 days
• Sellers received 93.3% of original list price

What this means: Buyers are still active, but they are no longer rushing. Pricing has normalized after several years of rapid appreciation, which is healthier for long-term market stability.

For sellers, this market rewards preparation—accurate pricing, strong presentation, and professional marketing. For buyers, inspections and negotiations are once again realistic expectations.

Condos & Townhomes: A Buyer-Leaning Market

The condo and townhome segment has shifted more noticeably, particularly due to affordability pressures and higher inventory.

November 2025 condo and townhome highlights:

• Closed sales decreased 3.4% year-over-year (228 closed sales)
• Median sale price: $329,500 (down 11.8%)
• Active inventory: 2,203 units
• Months supply: 8.1 months
• Median time to contract: 61 days
• Sellers received 92.0% of original list price

What this means: This segment is now clearly buyer-leaning, especially during the holiday season. Buyers have more options and greater negotiating power, while sellers must price competitively from day one.

Mortgage rates in the 6–7% range can impact affordability more directly in this category, making financial planning and HOA considerations more important than ever.

Luxury Market ($1M+): Opportunity Through Negotiation

Luxury real estate is experiencing the most dramatic shift—and that creates opportunity. For luxury, we’re talking single-family homes, condos, villas, and townhomes priced over $1 million.

November 2025 luxury market highlights:

• Closed sales: 94 (down 13% year-over-year)
• Active inventory: 1,140 (up 47% year-over-year)
• Months supply: 9.6 months (up from 6.0 months)
• Median time to contract: 74 days (up from 34 days)
• Sellers received: 92.0% of original list price (down from 94.6%)
• Median sale price: $1,597,500 (up 6.5% year-over-year)

What this means: Well-located, high-quality luxury homes are still selling—but buyers are deliberate and negotiating. Many are cash buyers or long-term planners positioning themselves for 2026. Sellers should focus on pricing accuracy and presentation because first impressions matter more when inventory is elevated.

Why the Holiday Season Matters

December is often misunderstood in real estate. While activity can slow, competition also drops. That creates opportunity:

• Sellers face fewer competing listings
• Buyers face fewer bidding situations
• Negotiations tend to be smoother
• Serious buyers and sellers rise to the top

For many clients, the holiday season becomes the smartest time to act quietly—before activity increases in the new year.

Looking Ahead to 2026

Locally, Sarasota County remains supported by strong fundamentals. Nationally, inflation has cooled and the interest rate environment will continue to influence affordability and buyer behavior. If rates ease later in 2026, demand could increase quickly—especially in entry-level and move-up price ranges.

That’s why strategic planning now matters more than trying to time the market perfectly.

Final Thoughts from Generous Property Real Estate

Whether you are considering buying, selling, or simply staying informed, understanding local, data-driven trends is essential. The Sarasota County real estate market is no longer emotional—it’s intentional. And with the right guidance, that can work in your favor.

© 2025 Generous Property Real Estate. All rights reserved.