An established, deed-restricted central Sarasota community, mature and tree-lined, minutes from downtown and the Gulf beaches.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Nottingham is an established community, not a new master plan, so the read is condition-first: it is a mature, deed-restricted neighborhood off Beneva Road near 17th Street, with a mix of single-family homes, villas, and townhomes that reflect different building eras (Candy Swick and HOA Bulletin Board community profiles, 2026). The location is the durable asset, central in Sarasota, minutes from downtown and a short drive to Siesta Key, with the renovation and insurance math on an older home driving the number more than the Nottingham name. Your leverage is matching the right home type to your plan and reading roof, systems, and the HOA line honestly before you fall for a price."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Nottingham is an established, deed-restricted community in north-central Sarasota, off Beneva Road near 17th Street, inside the City of Sarasota and Sarasota County. Community profiles describe it as a mature, tree-lined neighborhood, positioned north-east of Southgate and south-west of Heron's Run (Candy Swick and Nextdoor community profiles, 2026).
The housing stock is a mix. Community profiles describe single-family homes alongside villas and townhomes that vary in size and design, reflecting development across different periods, so the buy depends on the home type and the condition far more than the headline name. Confirm the exact home type, age, and HOA structure for any specific address.
The pitch is location plus established value: Nottingham sits central in Sarasota, minutes from downtown with its arts, dining, and shopping, and a short drive to Siesta Key and the Gulf beaches. The work is sorting single-family from villa and townhome stock, and reading the roof, systems, and insurance math on an older home honestly.
Because the homes span different eras and types, the money is made or lost on the specific home, its condition, and an honest read of roof, systems, and insurability, not the Nottingham name. Verify the HOA line, any age-related work, and the flood and insurance picture before you offer.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Nottingham listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Nottingham buys, holds, and resells. See the five factors.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
Nottingham trades brand-new amenities for a central Sarasota address, minutes from downtown and a short drive to Siesta Key, with quick access to Beneva Road, Fruitville, and I-75.
Drive times from Nottingham. They are approximate and vary with traffic and your exact start point inside the community.
Distances and drive times are approximate and vary with traffic and your exact parcel. Confirm your real commute at your real departure time.
Explore more neighborhoods near Nottingham with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Nottingham is served by Sarasota County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Nottingham address.
What is actually shaping value around Nottingham: Sarasota County's central-location demand, the established-stock dynamics of older Sarasota homes, and the county-wide insurance and flood picture that drives carrying cost. Each item is sourced and linked.
Our read on what is being built around Nottingham, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
A central address minutes from downtown Sarasota and a short drive to Siesta Key underpins the location case that supports demand for established homes.
Local reporting describes Sarasota single-family values holding relatively steady through 2025 even as condos softened, supporting established single-family stock.
The community spans homes of different eras, so roof, systems, and insurability drive value and have to be read per home.
Insurance premiums are a major cost factor across Sarasota County, so the wind mitigation and roof age on an older home drive the carrying number.
Flood zones vary by address across Sarasota, making the FEMA check and insurance quote essential diligence for any specific home.
Single-family, villa, and townhome sections carry different maintenance and fee structures, so carrying cost must be verified per home.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Nottingham, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
Year-end reporting describes the Sarasota and Manatee single-family market easing only modestly through 2025 with healthy sales volume, while the condo segment saw sharper price adjustments, a split that favors established single-residential neighborhoods. Why it matters: Established single-family stock in central Sarasota benefits from the segment that held up best through the 2025 reset. Source
Local market reporting described Sarasota single-family prices holding relatively steady in late summer 2025 while condo medians fell, underscoring that the single-family resale segment stayed firmer through the year. Why it matters: The relative strength of single-family resale supports the case for established central Sarasota homes over the softer condo segment. Source
The REALTOR Association of Sarasota and Manatee year-end 2025 report describes a more balanced, normalized market with stronger buyer leverage compared to the pandemic boom years. Why it matters: A more balanced market gives buyers room to read condition and negotiate on established homes rather than overpay in a frenzy. Source
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
If we were buying in Nottingham, this is the order of operations we would run, and the one we run for our clients.
Match the home type first. Nottingham mixes single-family homes, villas, and townhomes, so the home type decides the maintenance, fee, and resale math far more than the name.
Read the condition and roof math early. On an older home, roof age and systems drive the insurance premium at this price point, so quote the specific address.
Verify the HOA and any deed restrictions for the exact home. Dues, what they cover, and restrictions vary by section and home type, so confirm the line per address.
Run the FEMA flood zone and an insurance quote. Flood exposure and premiums are address specific in Sarasota, so check the real numbers during diligence.
Use the central location, and cross-shop the established golf community The Meadows nearby if amenities and acreage outrank a downtown-close address.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Nottingham is an established, deed-restricted community in central Sarasota rather than a new amenity master plan, so the lifestyle is mature and tree-lined, minutes from downtown Sarasota and a short drive to Siesta Key. The housing stock mixes single-family homes, villas, and townhomes of different eras, and some community profiles describe gated or gatehouse access. Confirm the specific section's amenities, access, and fees before you buy.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Nottingham today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Villas and townhomes or smaller single-family homes that need updating, where condition and roof age drive value. The affordable way into a central Sarasota address.
Renovated single-family homes and well-kept villas on solid parcels, the heart of the resale market in this established community.
Larger, fully updated single-family homes on the best lots with mature tree cover, the homes that hold value best here.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Nottingham, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Nottingham is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The Nottingham name spans single-family homes, villas, and townhomes of different eras. The deal is won or lost on the home type, the condition, and the renovation and insurance math.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.
In an established community like Nottingham, the parcel and the location are the part of your money the market protects. Higher, drier lots with good drainage and mature tree cover hold value better than low-lying or exposed parcels. The house can be renovated; the flood zone, the location, and the lot cannot. Read the parcel and the flood map first, then price the condition of the home against it.
Nottingham is a deed-restricted community, and the dues and what they cover vary by section and home type. Single-family, villa, and townhome owners can carry different fee and maintenance structures, so confirm the exact dues and restrictions for the specific home.
Where an association applies, dues typically cover common areas and community upkeep, with villa and townhome sections sometimes including more exterior maintenance than single-family sections. Confirm exactly what is covered and any age or rental restrictions per address.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Nottingham means pricing to your specific home type and condition, not to a community average that mixes single-family homes with villas and townhomes of different eras. The roof age, the updates, and the central location are what set your number.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping The Meadows, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Nottingham matched to your condition, lot, and view, 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 homes for sale in Nottingham on the map →
Or get your Nottingham home value & selling guide →
Median sale prices in Nottingham year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
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.
Nottingham is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Nottingham home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Nottingham specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Sarasota County market guide or every community in the Neighborhood Finder.
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