Market Trends
Is it a buyer's market or a seller's market? Pick an area or a kind of home.
Single-family supply stays under 4 months in all three counties.
September's single-family supply was 3.7 months in Sarasota, 3.9 in Manatee and 3.7 in Pinellas, the seller's-market range by the common rule of thumb, and active listings were lower than a year ago in all three counties. The median single-family price rose to $485,000 in Sarasota (up 7.8%) and Manatee (up 3.2%) and to $465,000 in Pinellas (up 9.4%). Condos are in the balanced range in Sarasota and Manatee.
- Single-family supply
- 3.8 moSeller's market range · 3 counties
- Condo supply
- 5.7 moBalanced range
- Homes sold · all types
- 3,091▲ 2.7% vs. last year
- Active listings · all types
- 14,756▼ 9.8% vs. last year
- Median single-family
- $465K–$485KSarasota $485K · Manatee $485K · Pinellas $465K
- 30-year mortgage rate
- 7.24%week of October 29, 2026 · 6.17% a year ago · Freddie Mac Primary Mortgage Market Survey
5 sources for the September 2026 figures, checked October 27, 2026
- RASM, Sarasota County single-family summary, September 2026, published October 16, 2026. Checked October 27, 2026.
- RASM, Manatee County single-family summary, September 2026, published October 16, 2026. Checked October 27, 2026.
- Suncoast Tampa Association of REALTORS® (STAR), Pinellas County single-family, September 2026, published October 16, 2026. Checked October 27, 2026.
- RASM, Sarasota County townhouses and condos summary, September 2026, published October 16, 2026. Checked October 27, 2026.
- RASM, Manatee County townhouses and condos summary, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
Show the numbers as a table
| Month | Sarasota SF | Manatee SF | Pinellas SF | Sarasota condo | Manatee condo | Pinellas condo |
|---|---|---|---|---|---|---|
| September 2025 | 4.8 | 4.2 | 4.2 | 6.8 | 6.3 | 7.9 |
| October 2025 | 5.0 | 4.2 | 4.2 | 7.5 | 6.3 | 8.0 |
| November 2025 | 4.8 | 4.2 | 3.9 | 8.1 | 6.5 | 8.3 |
| December 2025 | n/a | n/a | 3.6 | n/a | n/a | 7.8 |
| January 2026 | 5.0 | 4.6 | 3.7 | 8.9 | 7.2 | 8.3 |
| February 2026 | 5.0 | 4.8 | 3.8 | 8.6 | 7.5 | 8.3 |
| March 2026 | 4.8 | 4.7 | 3.8 | 8.1 | 7.1 | 8.1 |
| April 2026 | 4.7 | 4.6 | 3.7 | 7.7 | 6.9 | 7.8 |
| May 2026 | 4.4 | 4.4 | 3.7 | 7.1 | 6.3 | 7.6 |
| June 2026 | 4.1 | 4.1 | 3.5 | 6.3 | 5.7 | 7.0 |
| July 2026 | 3.9 | 4.1 | 3.5 | 5.6 | 5.4 | 6.7 |
| August 2026 | 3.7 | 3.9 | 3.5 | 5.2 | 4.9 | 6.4 |
| September 2026 | 3.7 | 3.9 | 3.7 | 4.9 | 5.0 | 6.5 |
If you're buying
- Depending on the county, single-family homes went under contract in a median of 36–53 days in September. Have your financing lined up before you tour.
- Condos and townhomes still offer the most room to negotiate, especially in Pinellas, where they have 6.5 months of supply.
- With the 30-year mortgage rate above 7%, compare rate buydowns and builder incentives side by side.
If you're selling
- Single-family listings are down 2–16% from a year ago depending on county, so you face less competition.
- Sellers received about 94–96% of their original list price for single-family homes, up from about 92–93% a year ago.
- Many buyers pay cash, so a clean, well-documented listing can close quickly.
Sarasota County single-family prices rose as active listings fell.
The September median single-family price rose 7.8% to $485,000, and closed sales rose 5.4% to 681. Active listings fell 16.2% from a year ago to 2,629, and months of supply stood at 3.7. Sellers received a median of 94.3% of their original list price, up from 92.2%.
- Median sale price
- $485,000▲ 7.8% vs. last year
- Months of supply
- 3.7Seller's market range
- Closed sales
- 681▲ 5.4% vs. last year
- Active listings
- 2,629▼ 16.2% vs. last year
- Days to contract
- 51 daysmedian · 91 days to close
- Share of original list price
- 94.3%up from 92.2% a year ago · 42% paid cash
RASM, Sarasota County single-family summary, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
Show the numbers as a table
| Month | Median price | Active listings | Supply (SF) |
|---|---|---|---|
| September 2025 | $450,000 | 3,137 | 4.8 |
| October 2025 | $445,000 | 3,291 | 5.0 |
| November 2025 | $457,495 | 3,245 | 4.8 |
| December 2025 | $485,000 | n/a | n/a |
| January 2026 | $490,000 | 3,444 | 5.0 |
| February 2026 | $475,000 | 3,420 | 5.0 |
| March 2026 | $485,000 | 3,351 | 4.8 |
| April 2026 | $490,000 | 3,258 | 4.7 |
| May 2026 | $475,000 | 3,099 | 4.4 |
| June 2026 | $492,450 | 2,870 | 4.1 |
| July 2026 | $493,500 | 2,736 | 3.9 |
| August 2026 | $470,000 | 2,619 | 3.7 |
| September 2026 | $485,000 | 2,629 | 3.7 |
If you're buying
- Inventory is tighter than a year ago, and homes went under contract in a median of 51 days in September, down from 64 days a year ago.
- Prices are up from a year ago, so compare recent comparable sales closely before you offer.
- About 42% of buyers paid cash in September. A fully underwritten pre-approval helps a financed offer compete.
If you're selling
- Competing listings are down about 16%, so each listing gets more buyer attention.
- Sellers got 94.3% of their original list price in September, up from 92.2%. Price close to comparable sales from day one.
- The median time from listing to closing was about 3 months (51 days to contract, 91 to close). Plan your move around that.
Lakewood Ranch is balanced and leans toward buyers.
Zillow puts the typical Lakewood Ranch home value at $589,452, down 2.6% from a year ago, with about 564 homes for sale. Homes typically go pending in 51 days, and 84% of recent sales closed below list price.
- Typical home value
- $589,452▼ 2.6% vs. last year
- Median sale price
- $637,833median list $599,667
- Homes for sale
- 564133 new listings last month
- Days to pending
- 51 daystypical time to go under contract
- Sale-to-list ratio
- 97.0%median sale price vs. list
- Sold under list
- 84%only 4.1% sold above list
September 2026: Zillow, Lakewood Ranch home values. Checked October 29, 2026.
Show the numbers as a table
| Month | Sarasota supply (SF) | Manatee supply (SF) |
|---|---|---|
| September 2025 | 4.8 | 4.2 |
| October 2025 | 5.0 | 4.2 |
| November 2025 | 4.8 | 4.2 |
| December 2025 | n/a | n/a |
| January 2026 | 5.0 | 4.6 |
| February 2026 | 5.0 | 4.8 |
| March 2026 | 4.8 | 4.7 |
| April 2026 | 4.7 | 4.6 |
| May 2026 | 4.4 | 4.4 |
| June 2026 | 4.1 | 4.1 |
| July 2026 | 3.9 | 4.1 |
| August 2026 | 3.7 | 3.9 |
| September 2026 | 3.7 | 3.9 |
If you're buying
- Most resale homes close below asking, at a median of 97.0% of list price, so there's room to negotiate.
- Compare resale homes with builders' new-construction incentives, since many villages have both.
- Check each village's CDD and HOA fees. They vary widely and add to your monthly cost.
If you're selling
- Only about 4% of homes sold above list price, so set your price carefully.
- New construction nearby competes with resale, so highlight what builders can't offer: finished landscaping, upgrades and no wait for construction.
- Homes go pending in about 51 days. Build your timeline around that.
St. Pete and Pinellas single-family homes are in the seller's-market range.
Pinellas County has 3.7 months of single-family supply, tied with Sarasota as the tightest of the three counties, and active listings are down 14.2% from a year ago. The median price rose 9.4% to $465,000, and homes went under contract in a median of 36 days, 14% faster than last year.
- Median sale price
- $465,000▲ 9.4% vs. last year
- Months of supply
- 3.7Seller's market range
- Closed sales
- 746▼ 9.0% vs. last year
- Active listings
- 3,129▼ 14.2% vs. last year
- Days to contract
- 36 daysmedian · 76 days to close
- Share of original list price
- 94.7%up from 93.1% a year ago · 31% paid cash
Suncoast Tampa Association of REALTORS® (STAR), Pinellas County single-family, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
Show the numbers as a table
| Month | Median price | Active listings | Supply (SF) |
|---|---|---|---|
| September 2025 | $425,000 | 3,647 | 4.2 |
| October 2025 | $450,000 | 3,654 | 4.2 |
| November 2025 | $440,000 | 3,402 | 3.9 |
| December 2025 | $450,000 | 3,148 | 3.6 |
| January 2026 | $440,000 | 3,260 | 3.7 |
| February 2026 | $450,000 | 3,277 | 3.8 |
| March 2026 | $456,000 | 3,262 | 3.8 |
| April 2026 | $469,900 | 3,198 | 3.7 |
| May 2026 | $476,200 | 3,210 | 3.7 |
| June 2026 | $480,000 | 2,987 | 3.5 |
| July 2026 | $469,000 | 3,076 | 3.5 |
| August 2026 | $464,950 | 3,050 | 3.5 |
| September 2026 | $465,000 | 3,129 | 3.7 |
If you're buying
- Homes went under contract in a median of 36 days, so tour early and have your pre-approval ready.
- Ask about each home's flood zone, elevation and any 2024 storm repairs and permits. They affect insurance cost and resale value.
- Closed sales are down 9.0% from a year ago while listings fell even faster, which is why the market feels tight.
If you're selling
- Sellers received 94.7% of their original list price in September, up from 93.1% a year ago.
- Active listings are down 14.2%, so there's less competition for buyers' attention.
- Have your roof's age, permits, elevation certificate and any storm-repair records ready. They help buyers and insurers move faster.
Condos are balanced in Sarasota and Manatee, and Pinellas still leans toward buyers.
Condo supply fell from 6.8 months a year ago to 4.9 in Sarasota County and from 6.3 to 5.0 in Manatee, both in the balanced range. Pinellas condos were at 6.5 months in September, just over the buyer's-market line by the common rule of thumb.
- Median sale price
- $335,000▲ 6.3% vs. last year
- Months of supply
- 4.9Balanced range
- Closed sales
- 309▲ 34.3% vs. last year
- Active listings
- 1,601▼ 12.0% vs. last year
- Days to contract
- 77 daysmedian · 131 days to close
- Share of original list price
- 93.0%up from 88.3% a year ago · 63% paid cash
RASM, Sarasota County townhouses and condos summary, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
- Median sale price
- $296,500■ 0.0% vs. last year
- Months of supply
- 5.0Balanced range
- Closed sales
- 224▲ 3.7% vs. last year
- Active listings
- 1,191▼ 13.9% vs. last year
- Days to contract
- 76 daysmedian · 125 days to close
- Share of original list price
- 91.5%up from 89.8% a year ago · 48% paid cash
RASM, Manatee County townhouses and condos summary, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
- Median sale price
- $246,750▲ 3.7% vs. last year
- Months of supply
- 6.5Buyer's market range
- Closed sales
- 495▲ 13.3% vs. last year
- Active listings
- 3,596▼ 3.2% vs. last year
- Days to contract
- 61 daysmedian · 98 days to close
- Share of original list price
- 92.4%up from 91.0% a year ago · 61% paid cash
Suncoast Tampa Association of REALTORS® (STAR), Pinellas County townhouses and condos, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
Show the numbers as a table
| Month | Sarasota median | Manatee median | Pinellas median | Sarasota supply | Manatee supply | Pinellas supply |
|---|---|---|---|---|---|---|
| September 2025 | $315,000 | $296,500 | $238,000 | 6.8 | 6.3 | 7.9 |
| October 2025 | $310,000 | $292,500 | $265,000 | 7.5 | 6.3 | 8.0 |
| November 2025 | $329,500 | $308,000 | $245,500 | 8.1 | 6.5 | 8.3 |
| December 2025 | $345,000 | $307,500 | $320,000 | n/a | n/a | 7.8 |
| January 2026 | $314,175 | $305,000 | $350,000 | 8.9 | 7.2 | 8.3 |
| February 2026 | $330,000 | $311,995 | $360,000 | 8.6 | 7.5 | 8.3 |
| March 2026 | $359,500 | $300,000 | $295,000 | 8.1 | 7.1 | 8.1 |
| April 2026 | $337,500 | $320,000 | $282,500 | 7.7 | 6.9 | 7.8 |
| May 2026 | $336,829 | $297,000 | $275,000 | 7.1 | 6.3 | 7.6 |
| June 2026 | $343,750 | $310,000 | $295,000 | 6.3 | 5.7 | 7.0 |
| July 2026 | $340,000 | $313,950 | $272,000 | 5.6 | 5.4 | 6.7 |
| August 2026 | $310,000 | $307,000 | $275,000 | 5.2 | 4.9 | 6.4 |
| September 2026 | $335,000 | $296,500 | $246,750 | 4.9 | 5.0 | 6.5 |
If you're buying
- Condos offer the most room to negotiate. Sellers got about 91–93% of their original list price across the three counties.
- Ask for the building's milestone inspection and structural integrity reserve study. Under Florida's condo safety rules, they affect both price and fees.
- Cash buyers make up about half to 63% of condo sales, so financed buyers should confirm early that the building qualifies for their loan.
If you're selling
- Sarasota condo sales jumped 34.3% from a year ago in September, and the median price rose 6.3% to $335,000. Manatee sales rose 3.7%.
- Listings are down 3–14% from a year ago, so you face less competition.
- Have your association's reserve and inspection documents ready, since condo closings take a median of 98–131 days depending on the county.
Manatee County single-family supply stays under 4 months.
The September median single-family price rose 3.2% to $485,000, while closed sales dipped 3.9% to 636. Active listings were 2,610, down 1.7% from a year ago, and months of supply stood at 3.9.
- Median sale price
- $485,000▲ 3.2% vs. last year
- Months of supply
- 3.9Seller's market range
- Closed sales
- 636▼ 3.9% vs. last year
- Active listings
- 2,610▼ 1.7% vs. last year
- Days to contract
- 53 daysmedian · 103 days to close
- Share of original list price
- 95.7%up from 93.3% a year ago · 28% paid cash
RASM, Manatee County single-family summary, September 2026, published October 16, 2026. Checked October 27, 2026.
Months of supply is how long today's listings would last at the recent pace of sales. The three ranges are a common rule of thumb.
Show the numbers as a table
| Month | Median price | Active listings | Supply (SF) |
|---|---|---|---|
| September 2025 | $470,000 | 2,656 | 4.2 |
| October 2025 | $481,000 | 2,671 | 4.2 |
| November 2025 | $487,233 | 2,647 | 4.2 |
| December 2025 | $491,500 | n/a | n/a |
| January 2026 | $480,495 | 2,843 | 4.6 |
| February 2026 | $489,634 | 3,031 | 4.8 |
| March 2026 | $494,205 | 2,991 | 4.7 |
| April 2026 | $492,500 | 2,929 | 4.6 |
| May 2026 | $460,000 | 2,832 | 4.4 |
| June 2026 | $490,000 | 2,706 | 4.1 |
| July 2026 | $495,000 | 2,724 | 4.1 |
| August 2026 | $495,000 | 2,616 | 3.9 |
| September 2026 | $485,000 | 2,610 | 3.9 |
If you're buying
- The median price is now even with Sarasota County at $485,000.
- Homes went under contract in a median of 53 days in September, so be ready to move when the right one lists.
- Most buyers finance (28% paid cash in September), so a financed offer is competitive.
If you're selling
- Sellers received 95.7% of their original list price in September, up from 93.3% a year earlier.
- At 3.9 months of supply, single-family homes are in the seller's-market range by the common rule of thumb.
- Inventory is down less than 2% from a year ago, so presentation and pricing still set a listing apart.
Mortgage rates this week
- 30-year fixed
- 7.24%7.32% the week before · 6.17% a year ago
- 15-year fixed
- 6.60%6.68% the week before · 5.41% a year ago
Show the numbers as a table
| Week of | 30-year | 15-year |
|---|---|---|
| November 6, 2025 | 6.22% | 5.50% |
| November 13, 2025 | 6.24% | 5.49% |
| November 20, 2025 | 6.26% | 5.54% |
| November 26, 2025 | 6.23% | 5.51% |
| December 4, 2025 | 6.19% | 5.44% |
| December 11, 2025 | 6.22% | 5.54% |
| December 18, 2025 | 6.21% | 5.47% |
| December 24, 2025 | 6.18% | 5.50% |
| December 31, 2025 | 6.15% | 5.44% |
| January 8, 2026 | 6.16% | 5.46% |
| January 15, 2026 | 6.06% | 5.38% |
| January 22, 2026 | 6.09% | 5.44% |
| January 29, 2026 | 6.10% | 5.49% |
| February 5, 2026 | 6.11% | 5.50% |
| February 12, 2026 | 6.09% | 5.44% |
| February 19, 2026 | 6.01% | 5.35% |
| February 26, 2026 | 5.98% | 5.44% |
| March 5, 2026 | 6.00% | 5.43% |
| March 12, 2026 | 6.11% | 5.50% |
| March 19, 2026 | 6.22% | 5.54% |
| March 26, 2026 | 6.38% | 5.75% |
| April 2, 2026 | 6.46% | 5.77% |
| April 9, 2026 | 6.37% | 5.74% |
| April 16, 2026 | 6.30% | 5.65% |
| April 23, 2026 | 6.23% | 5.58% |
| April 30, 2026 | 6.30% | 5.64% |
| May 7, 2026 | 6.37% | 5.72% |
| May 14, 2026 | 6.36% | 5.71% |
| May 21, 2026 | 6.51% | 5.85% |
| May 28, 2026 | 6.53% | 5.87% |
| June 4, 2026 | 6.48% | 5.79% |
| June 11, 2026 | 6.52% | 5.84% |
| June 18, 2026 | 6.47% | 5.81% |
| June 25, 2026 | 6.49% | 5.84% |
| July 2, 2026 | 6.43% | 5.79% |
| July 9, 2026 | 6.49% | 5.82% |
| July 16, 2026 | 6.55% | 5.93% |
| July 23, 2026 | 6.58% | 5.96% |
| July 30, 2026 | 6.66% | 6.04% |
| August 6, 2026 | 6.69% | 6.01% |
| August 13, 2026 | 6.67% | 5.96% |
| August 20, 2026 | 6.65% | 5.95% |
| August 27, 2026 | 6.66% | 5.98% |
| September 3, 2026 | 6.71% | 6.04% |
| September 10, 2026 | 6.76% | 6.09% |
| September 17, 2026 | 6.95% | 6.26% |
| September 24, 2026 | 7.03% | 6.42% |
| October 1, 2026 | 7.28% | 6.60% |
| October 8, 2026 | 7.40% | 6.73% |
| October 15, 2026 | 7.40% | 6.71% |
| October 22, 2026 | 7.32% | 6.68% |
| October 29, 2026 | 7.24% | 6.60% |
Freddie Mac Primary Mortgage Market Survey, week of October 29, 2026. Freddie Mac publishes every Thursday. Checked October 30, 2026.
“The trend line continues to show a strengthening market across multiple data points.”David Crawford, 2026 RASM President
Monthly and weekly reports
- September 2026 market report: Single-family supply stays under 4 months in all three counties.
- The weekly reports: events, rates and the week's sales.
Figures come from the monthly reports of the REALTOR® Association of Sarasota and Manatee (RASM) and the Suncoast Tampa Association of REALTORS® (STAR), from Zillow for Lakewood Ranch and from Freddie Mac for rates. A single month's median depends on which homes sold, so look at the trend over several months. RASM's monthly series has no December 2025 inventory or supply for Sarasota and Manatee.