Inside the SuncoastSarasota Lakewood Ranch St. Pete
Event alertsHome value
Monthly market report · September 2026

Single-family supply stays under 4 months in all three counties.

Published October 27, 2026

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.

The figures

Single-family homes
MeasureSarasotaSeptember 2026ManateeSeptember 2026PinellasSeptember 2026
Median sale price$485K (+7.8%)$485K (+3.2%)$465K (+9.4%)
Closed sales681 (+5.4%)636 (-3.9%)746 (-9.0%)
Active listings2,629 (-16.2%)2,610 (-1.7%)3,129 (-14.2%)
Months of supply3.7, seller's market range3.9, seller's market range3.7, seller's market range
Days to contract (median)515336
Days to sale (median)9110376
Share of original list price94.3%95.7%94.7%
Paid in cash42%28%31%
Condos and townhomes
MeasureSarasotaSeptember 2026ManateeSeptember 2026PinellasSeptember 2026
Median sale price$335K (+6.3%)$297K (0.0%)$247K (+3.7%)
Closed sales309 (+34.3%)224 (+3.7%)495 (+13.3%)
Active listings1,601 (-12.0%)1,191 (-13.9%)3,596 (-3.2%)
Months of supply4.9, balanced range5.0, balanced range6.5, buyer's market range
Days to contract (median)777661
Days to sale (median)13112598
Share of original list price93.0%91.5%92.4%
Paid in cash63%48%61%

Lakewood Ranch (September 2026, Zillow): the typical home value is $589K, down 2.6% from a year earlier. Homes typically go pending in 51 days, and 84% of recent sales closed below list.

The figure in parentheses is the change from the same month a year earlier, as the association reports it. Months of supply under 4 favors sellers and over 6 favors buyers, a common rule of thumb.

6 sources for the September 2026 figures, checked October 29, 2026

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

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%.

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 All home types

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.

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 Pinellas · single-family

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.

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 & townhomes

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.

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

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.

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.
“The trend line continues to show a strengthening market across multiple data points.”David Crawford, 2026 RASM President