Sarasota County Real Estate Market Update: August 2026

July's numbers just shifted the conversation for buyers and sellers across Siesta Key, Casey Key, Nokomis, Osprey, and Venice. Sellers are gaining a bit more leverage, buyers are getting more selective, and the $1M+ luxury market is heating up faster than the rest. Here's the full breakdown, plus a video walkthrough below.

The Story This Month

Sellers are gaining a bit more ground in Sarasota County. Homes are closing closer to their original asking price than a year ago, and inventory keeps shrinking — but buyers aren't rushing into everything.

Single-family homes are moving fast: closed sales rose almost 3%, days-to-contract dropped over 17%, and supply fell more than 30% year-over-year to under four months. Condos told a different story — sales jumped 33%, yet days-to-contract actually rose 28%, meaning more buyers are shopping, but taking their time to decide. At the top of the market, $1M+ activity outpaced everything else.

The Numbers — Sarasota County, July 2026 vs. July 2025

Single-Family

• Median sale price: $493,500 (+5.0%)
• Closed sales: 744 (+2.9%)
• Median days to contract: 52 days (–17.5%)
• Active listings: 2,736 (–23.4%)
• Months of supply: 3.9 months (–30.4%)
• % of original list price received: 94.2% (vs. 91.0% last July)

Condo / Townhome

• Median sale price: $340,000 (+13.3%)
• Closed sales: 318 (+33.1%)
• Median days to contract: 92 days (+27.8%)
• Active listings: 1,782 (–10.9%)
• Months of supply: 5.6 months (–25.3%)
• % of original list price received: 90.8% (vs. 88.3% last July)

Luxury $1M+ (All Property Types)

• Median sale price: $1,500,000 (+6.4%)
• Single-family $1M+ sales: 121 (+39.1%)
• Condo/townhome $1M+ sales: 41, up from 12 a year ago

Mortgage Rates

• 30-year fixed: 6.67% (week of 8/13/26), vs. 6.58% a year ago

Sources: RASM July 2026 Market Report (myrasm.com/july2026), posted 8/17/2026. Freddie Mac Primary Mortgage Market Survey, week of 8/13/2026. Luxury $1M+ figures supplied via Stellar MLS; single-family and condo $1M+ sales counts published by RASM.

What It Means for Buyers

Single-family inventory is tightening fast — if you've been waiting for more homes to choose from, that window is narrowing, especially under 3.9 months of supply. Condos are still giving you more breathing room to compare and negotiate, particularly in Sarasota County, where days-to-contract stretched to 92 days.

What It Means for Sellers

You're in a stronger position than a year ago, particularly with a single-family home. Sellers received a median of 94.2% of their original list price in July, up from 91.0% last year, and homes are going under contract in about seven and a half weeks. If you're weighing a lifestyle change — downsizing, retiring, or relocating — this is a good moment to have that conversation.

Worth Watching: The $1M+ Market

The luxury segment is accelerating faster than the rest of the market. Single-family sales over $1 million rose 39.1% year-over-year, and $1M+ condo and townhome sales more than tripled, from 12 last July to 41 this July. The median sale price across all property types over $1 million came in at $1,500,000, up 6.4% from a year ago. Casey Key and Siesta Key continue to draw buyers looking for privacy, water access, and turnkey living — and the data shows real demand meeting them there.

Ready to Talk Through Your Goals?

Every one of these numbers plays out differently depending on your street, your price point, and your timeline. We keep my clients focused on what they're trying to achieve, with as little stress and anxiety as possible along the way.

Book a time to talk through your goals →

Troy Sacco | Generous Property Real Estate
Serving Siesta Key, Casey Key, Nokomis, Osprey & Venice, FL
info@generousproperty.com