Aria
Homes for Sale in Nokomis, FL
All 246 homes for sale in NOKOMIS, FL · median $525,000 · Sarasota County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-08-02, 6 recorded sales closed at a median of $877,500, $334 per square foot, a median 23 days on market, sellers accepting 97% of original asking (-12% versus the prior year). Homes listed or recently sold were built 2019–2026 with 7 new construction; 14 of 16 report an HOA (median $538/mo); 1 of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 13 ft). At the median price and Sarasota County's FY2025-26 rate of 13.48 mills, annual property tax runs about $11,830 ($11,290 with the full homestead exemption).
Homes For Sale Right Now in Aria
Live MLS inventory for Aria. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Aria listings as of 2026-09-17, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2026. Tap any home to ask about it.
Aria right now
🔴 Off the recent peak. The trailing-12-month median ($878K) is down 12.1% from the prior 12 months ($999K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Low (6 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 19, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside ARIA right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Aria market snapshot (as of August 2, 2026): the median sale price is about $878K ($334 per sq ft over the trailing 12 months of closed sales), and a median 23 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
In ZIP 34228 (NOKOMIS), 103 homes closed in the last 12 months at a median of $878K ($399/sq ft), up 2.4% year over year, with a median 94 days on market. See the live ZIP 34228 housing market and the Sarasota County market.
Aria is a community of 100 homes in Nokomis, Sarasota County, built between 2019 and 2024 (median 2021), with a median living area of about 2,960 square feet. 75% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Aria. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Aria; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($878K) IS the median in the snapshot above, and the move from 2025 ($999K) IS the -12.1% one-year change.
Windows contain 0 to 14 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Sarasota County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Sarasota County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
33% of homes for sale in ZIP 34275 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-19).
Aria Market Scorecard
Aria is currently a strong seller's market. About 1.6 months of supply, a median asking price of $944,900, and homes go under contract in about 50 days.
Typical home value in the 34275 ZIP is $500,293, about 18.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in ARIA, NOKOMIS
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Aria on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Sarasota County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sarasota County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Aria listings and can change; always confirm with Sarasota County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Aria address.
Shop the zone: Homes zoned for Venice Senior High High School
The Aria buying strategy.
If we were buying in Aria today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Aria.
A closer look at the Aria market
At a median of $334 per square foot, Aria prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 12% year over year. Homes that do trade take a median 23 days on market, useful leverage on any listing that has lingered.
The housing stock is 100 homes built between 2019 and 2024, and 75% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Aria. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Aria buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.2). Basis: Recent Direction -12.1% year-over-year; Owner Commitment 75% owner-occupied; Pricing Power 97.0% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $538/month (about $6,456/yr) · median of 91 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $538 per month ($6,456 a year) - the median AssociationFee across 91 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Aria buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Aria sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Aria, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Aria home worth?
Get a no-obligation home value based on real comparable sales in Aria, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Nokomis →
Frequently Asked Questions
What is the median home price in Aria?
How long do homes in Aria take to sell?
How many homes are in Aria?
What share of Aria is owner-occupied?
When were the homes in Aria built?
Do cash buyers compete in Aria?
What schools serve Aria?
Who is the best real estate agent for Aria?
How do I find a top Nokomis real estate agent who knows Aria?
Can Momentum Realty connect me with an agent for Aria?
Where is Aria, and what county is it in?
Is Aria a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 17, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2016 (52 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how ARIA fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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