The Cascades at Sarasota vs Tropic Isles
Two Manatee communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-30.
| Metric | The Cascades at Sarasota | Tropic Isles |
|---|---|---|
| Median sale price | $422K | $158K |
| Price per sq ft | $250 | $231 |
| Avg days on market | 75 days | 90 days |
| Months of supply | 1.5 mo | 4.0 mo |
| Market | Seller's Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 33 | 27 |
The verdict
The Cascades at Sarasota carries the higher median price — about 167% above Tropic Isles. Homes in The Cascades at Sarasota sell faster (75 days on market vs 90). The Cascades at Sarasota is the tighter market on inventory (1.5 months of supply).
Where each one is
| The Cascades at Sarasota | Tropic Isles | |
|---|---|---|
| County | Manatee County, FL | Manatee County, FL |
| City / area | Sarasota | Palmetto |
| ZIP | 34243 | 34221 |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| The Cascades at Sarasota | Tropic Isles | |
|---|---|---|
| Homes for sale now | 4 | 9 |
| Under contract | 2 | 2 |
| Asking prices today | $439K to $539K | $50K to $230K |
| Property types listed | Single Family Residence | Manufactured Home, Mobile Home |
Live MLS counts, refreshed with every listing pull. Browse them: The Cascades at Sarasota homes for sale · Tropic Isles homes for sale.
The homes themselves
| The Cascades at Sarasota | Tropic Isles | |
|---|---|---|
| Homes (parcels) | 606 | 582 |
| Built | 2004–2013 (median 2006) | 1895–2023 (median 1986) |
| Typical living area | 2,045 sq ft | 1,144 sq ft |
| Homesteaded (owner-occupied) share | 79% | 40% |
| Vacant lots | 0 | 119 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | The Cascades at Sarasota median | Tropic Isles median |
|---|---|---|
| 2022 | $485K (17 sales) | $250K (15 sales) |
| 2024 | $536K (12 sales) | $181K (15 sales) |
| 2025 | $465K (9 sales) | $175K (21 sales) |
| 2026 | $462K (10 sales) | $180K (23 sales) |
Since 2022, The Cascades at Sarasota's median sale price is -5% and Tropic Isles's is -28% — The Cascades at Sarasota has appreciated faster over that stretch.
How each one trades
| The Cascades at Sarasota | Tropic Isles | |
|---|---|---|
| Sale-to-original-list | 94.3% | 90.0% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,927 sq ft | 860 sq ft |
| Momentum market-heat score | 44 (normal) | 37 (cold) |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| The Cascades at Sarasota | Tropic Isles | |
|---|---|---|
| Elementary | Kinnan Elementary | Palmetto Elementary-Mn |
| Middle | Braden River Middle | Lincoln Middle |
| High school | Southeast High | Palmetto High |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Tropic Isles is the lower entry point (median $158K vs $422K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in The Cascades at Sarasota; Tropic Isles trades that for a more established street and, typically, larger lots. Sellers get a faster sale in The Cascades at Sarasota (75 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is The Cascades at Sarasota more expensive than Tropic Isles?
Yes, on recent sales: the median sale price in The Cascades at Sarasota is $422,000 versus $158,000 in Tropic Isles, about 167% higher.
Which has newer homes, The Cascades at Sarasota or Tropic Isles?
The Cascades at Sarasota: its homes were built 2004–2013 with a median year of 2006, versus a median of 1986 in Tropic Isles (Florida DOR assessment roll).
Which has bigger homes?
The Cascades at Sarasota. The typical home there is 2,045 sq ft of living area, versus 1,144 sq ft in Tropic Isles.
Which has appreciated more, The Cascades at Sarasota or Tropic Isles?
From 2022 to 2026 the median sale price rose -5% in The Cascades at Sarasota and -28% in Tropic Isles (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
The Cascades at Sarasota — sellers there received 94.3% of the original list price over the last 12 months versus 90.0% in Tropic Isles.
What high schools serve The Cascades at Sarasota and Tropic Isles?
Listings in The Cascades at Sarasota most often report Southeast High; listings in Tropic Isles report Palmetto High. Zoning is set by the district and can change - verify by address.
Go deeper on each: The Cascades at Sarasota homes, photos & schools · Tropic Isles homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.