Aria
Homes for Sale in Nokomis, FL
All 278 homes for sale in Nokomis, FL · median $544,532 · 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 8 new construction; 12 of 16 report an HOA (median $538/mo); 1 of the 16 geocoded homes sit in a FEMA special flood hazard zone (median elevation 14 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).
Last 30 days in Aria: 2 under contract right now, 1 closed sale (median $1,240,000). As of November 1, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
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 November 2, 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
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AriaPhotos 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.
Aria Market Scorecard
Aria is currently a strong seller's market. About 2.0 months of supply, a median asking price of $1,112,450, and homes go under contract in about 68 days.
Typical home value in the 34275 ZIP is $501,627, about 20.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
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 · 40 daysTop listingActive · 95 daysUnder Contract · 43 daysUnder Contract · 70 daysActive and pending Aria listings as of 2026-11-01, 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 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 contributors.
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
Recent Developments in Aria
Development, infrastructure, retail, and school activity affecting Aria, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
VA plans 109,688-square-foot clinic on Lakewood Ranch Boulevard to replace Sarasota facility
The VA has awarded a construction lease for a two-story clinic at 2390 Lakewood Ranch Boulevard that would replace the current Sarasota VA Clinic. The building is in design, with construction projected to start in late 2027. Planned services include primary care, mental health, audiology, optometry, dental and telehealth, with more than 120,000 patients served annually.
What it may mean for the marketA larger outpatient campus on the Lakewood Ranch Boulevard corridor adds health-care jobs and a major service destination for east Sarasota and west Manatee commutes. The project is about 13 miles north of Aria, elsewhere in Sarasota County.
Source: WWSB ABC7 (mysuncoast.com) - October 2026Civic
Venice council advances 12-month moratorium on data center development
Venice City Council unanimously passed the first reading of a 12-month moratorium on data center development. A second reading and final vote was set for October 27, 2026. Sarasota County, Manatee County and North Port have taken similar steps.
What it may mean for the marketA pause on large-load data center projects shapes how vacant commercial and industrial land in the Venice area may be used while the city studies the issue. The site is about 5 miles southwest of Aria.
Source: WWSB ABC7 (mysuncoast.com) - October 2026Development
Proposed 324-unit 1899 Fruitville apartment project in downtown Sarasota falls through
A plan by Bristol Development Group for 324 apartments, called 1899 Fruitville, near Fruitville Road and Washington Boulevard is no longer moving forward. Landlords told tenant business owners the project was voided. It had partial city approvals and was reportedly close to final permitting.
What it may mean for the marketThe loss of 324 planned apartments removes expected rental supply near downtown Sarasota and leaves the cottage commercial cluster in place for now. The project is about 17 miles northwest of Aria, elsewhere in Sarasota County.
Source: WWSB ABC7 Sarasota - September 2026Infrastructure
Sarasota Memorial plans outpatient cancer center expansion in Venice, targeted for 2028
Sarasota Memorial plans an outpatient cancer center in Venice expanding the Brian D. Jellison Cancer Institute, which opened in 2020. The first floor would hold radiation oncology, clinics, infusion and imaging, with a shelled second floor and a third floor for endoscopy and gastroenterology. Preliminary work has begun and the build-out is planned for 2028, pending permits.
What it may mean for the marketAdded oncology and outpatient capacity in Venice would improve healthcare access and create medical jobs in south Sarasota County. The site is about 4 miles southwest of Aria.
Source: Sarasota Magazine - September 2026Civic
Sarasota County opens new $100 million administration building at 1 Apex Road
Sarasota County moved operations into a 121,160 square foot administration building at 1 Apex Road off I-75. It replaces the former building on Ringling Boulevard downtown, which was sold to a developer for about $25 million. Total cost was about $100.15 million, including more than $22 million from a voter-approved surtax.
What it may mean for the marketRelocating county services to the I-75 corridor shifts daily government traffic away from downtown and frees the Ringling Boulevard site for redevelopment. The project is about 15 miles north of Aria, elsewhere in Sarasota County.
Source: WWSB ABC7 Sarasota - July 2026Parks & Amenities
North Port breaks ground on $16.7M Warm Mineral Springs renovation
North Port leaders began construction on a 16.7 million dollar rehabilitation of Warm Mineral Springs Park, focused on restoring three historic buildings including the Admission Building and the Spa Building. Work is expected to take about 16 months with a potential reopening in late 2027.
What it may mean for the marketRenovating a historic public park upgrades civic amenities and preserves a longstanding attraction while the site is temporarily under construction. The project is about 9 miles southeast of Aria, elsewhere in Sarasota County.
Source: MySuncoast (ABC7)
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.
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.
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 →
Recently off market in ARIA
Homes in ARIA that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 208 Corelli Drive · off market
- 496 Bocelli Drive · off market
| Location | Nokomis, Sarasota County, FL · ZIP 34228, 34275 |
|---|---|
| Homes in the community | 100 (FL DOR 2025 assessment roll) |
| Years built | 2019–2024 (median 2021) |
| Typical living area | 2,960 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Clubhouse, Fitness Center, Pool, Deed Restrictions, Fence Restrictions, Gated |
| Sale prices, last 12 months | $877,500 median across 6 closed sales · $334 per sq ft · -12.1% vs the prior 12 months |
| Days on market (closed sales) | 23 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 75% |
| Zoned public schools | Sarasota County Public Schools (verify by address); Confirm zoned elementary, middle, and high; Magnet and choice options may apply |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Aria key facts,” movewithmomentum.com/neighborhoods/aria, data as of August 2, 2026.
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 November 2026 through November 2026. Deemed reliable but not guaranteed.
Every Home for Sale in Aria Right Now (4)
All 4 active and pending Aria listings with a detail page, newest first, refreshed twice a day from the MLS.
- 309 Bocelli Drive · $1,250,000 · 3 bd / 2.5 ba · listed Sep 22, 2026 · listed by Kw Suncoast
- 504 Bocelli Drive · $975,000 · 3 bd / 2.5 ba · pending · listed Sep 16, 2026 · listed by Charles Rutenberg Realty Inc
- 332 Bocelli Drive · $974,900 · 3 bd / 3.5 ba · listed Sep 10, 2026 · listed by Charles Rutenberg Realty Inc
- 328 Bocelli Drive · $944,900 · 3 bd / 3.5 ba · pending · listed Sep 10, 2026 · listed by Charles Rutenberg Realty Inc
Recently sold in Aria
- 524 Bocelli Drive · sold $850,000
- 496 Bocelli Drive · sold $835,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Nokomis home searches
- All homes for sale in Nokomis, FL
- Homes for sale in Sarasota County, FL
- Nokomis home values: what is my house worth?
Nokomis guides & data
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
Real estate agent in Nokomis? Join Momentum in Nokomis: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Bocelli Drive (15 homes on record)
What it really costs to own in Aria
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $538/month across 11 MLS listings (most billed quarterly; 2026-11-02). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Sarasota County is $2,126/yr (4,849 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2024 across 14 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Aria
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Aria
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Aria will answer, and the answer is published on this page for the next buyer.
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: November 1, 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 →
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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
Explore more neighborhoods near Aria with Momentum Realty’s local guides.
More on Aria
- Home values · What homes in Aria actually sell for