Market Brief
The VA plans a 109,688-square-foot clinic on Lakewood Ranch Boulevard, where the three Lakewood Ranch ZIP codes had 805 homes for sale and 291 in contract on November 4, 2026.
Lakewood Ranch ZIP codes ran at 2.8 listings per contract against 3.7 elsewhere in Sarasota and Manatee counties, and new homes there ran at 1.4.
The U.S. Department of Veterans Affairs has awarded a lease for construction of a two-story, 109,688-square-foot clinic at 2390 Lakewood Ranch Boulevard to replace the Sarasota VA Clinic, with construction projected to start in late 2027, WWSB ABC7 reported on October 30, 2026. On November 4 our live Stellar MLS map showed 805 active listings and 291 in contract in the three Lakewood Ranch ZIP codes, 34202, 34211 and 34240, about 2.8 listings per contract. The rest of Sarasota and Manatee counties ran at 3.7 to 1. New construction in the three ZIP codes ran at 1.4 to 1. MLS figures are ours, computed from Stellar MLS records; information is deemed reliable but not guaranteed.
This piece looks at for-sale homes along the Lakewood Ranch corridor. Completed-month figures for the whole market are in our Sarasota median price, days on market and closed sales articles, and the series sits on the Sarasota market data hub.
What is the VA building on Lakewood Ranch Boulevard?
According to WWSB, the VA awarded the construction lease for a two-story building of 109,688 square feet at 2390 Lakewood Ranch Boulevard, with a Sarasota mailing address. The project is in design, and construction is projected to begin in late 2027. Planned services include expanded primary care, mental health, audiology, optometry, dental and telehealth, and the VA projects the clinic will serve more than 120,000 veterans a year. The building replaces the current Sarasota VA Clinic. No opening date was given.
For the housing market, the clinic is a long-dated project. It adds a large medical employer and service destination to a corridor that already carries much of the region's new home building, but construction is still about a year away.
How fast are Lakewood Ranch homes going under contract?
Faster than the two-county average. On November 4, the three ZIP codes had 805 active listings and 291 pending or under contract.
| Area | Active | In contract | Listings per contract | Median asking price | Median days listed |
|---|---|---|---|---|---|
| ZIP 34202 | 211 | 67 | 3.1 | $725,000 | 53 |
| ZIP 34211 | 424 | 186 | 2.3 | $539,500 | 60 |
| ZIP 34240 | 170 | 38 | 4.5 | $849,950 | 61 |
| Three Lakewood Ranch ZIPs | 805 | 291 | 2.8 | $642,990 | 59 |
| Rest of Sarasota and Manatee | 7,913 | 2,145 | 3.7 | $425,000 | 82 |
Source: Momentum Research, computed from Stellar MLS records, live map snapshot, November 4, 2026. In contract combines pending and under contract. ZIP assigned from each listing's map location. Deemed reliable but not guaranteed.
ZIP 34211, on the east side of Lakewood Ranch in Manatee County, had the most activity, with 186 homes in contract. ZIP 34240, the Sarasota County side, ran slowest at 4.5 to 1 and had the highest median asking price.
How do new homes compare with resales there?
New construction is moving faster than resale. Builder listings in the three ZIP codes ran at 158 active against 114 in contract, about 1.4 to 1, against 3.7 to 1 for resale homes.
| Lakewood Ranch ZIPs | Active | In contract | Listings per contract | Median asking price |
|---|---|---|---|---|
| New construction | 158 | 114 | 1.4 | $622,842 |
| Resale | 647 | 177 | 3.7 | $649,000 |
| New single-family | 113 | 78 | 1.4 | $749,999 |
| Resale single-family | 478 | 140 | 3.4 | $785,000 |
| Resale townhouses | 63 | 8 | 7.9 | $329,000 |
Source: Momentum Research, computed from Stellar MLS records, live map snapshot, November 4, 2026. Deemed reliable but not guaranteed.
By community, Star Farms showed 50 active and 58 in contract, and Esplanade at Azario 19 active and 16 in contract. Lorraine Lakes ran slower, with 29 active and 4 in contract. Many new homes in the area also carry a community development district assessment billed with property taxes; our guide to CDD fees on new construction explains how those work. Our October article on Sarasota and Manatee new home communities covers what builders have coming.
Which price ranges are moving in Lakewood Ranch?
Single-family houses ran between 2.5 and 3.0 listings per contract in every band from $400,000 up, with few listings under $400,000.
| Single-family list price | Lakewood Ranch ZIPs active | In contract | Ratio | Rest of two counties ratio |
|---|---|---|---|---|
| $400,000 to $599,999 | 156 | 54 | 2.9 | 3.3 |
| $600,000 to $799,999 | 139 | 55 | 2.5 | 3.2 |
| $800,000 to $999,999 | 101 | 34 | 3.0 | 3.2 |
| $1 million and above | 183 | 66 | 2.8 | 5.4 |
Source: Momentum Research, computed from Stellar MLS records, live map snapshot, November 4, 2026. Deemed reliable but not guaranteed.
The widest gap was at $1 million and up: 2.8 listings per contract in the three ZIP codes against 5.4 elsewhere in the two counties, a tier that includes the coastal and island markets. Our October article on Sarasota million-dollar homes and Anna Maria Island covers that coastal tier.
What changed in the last two weeks?
From October 21 to November 3, 2026, our feed logged 85 new listings, 91 price cuts and 45 new contracts in the three ZIP codes, about 2.0 cuts per contract, against 2.2 in the rest of the two counties. The median cut was 2.62 percent. Builder listings logged 20 cuts against 16 contracts, with a median cut of 1.05 percent. Prices and recent sales are on the Lakewood Ranch, Bradenton and Sarasota market pages, and insurance budgets on our Lakewood Ranch home insurance cost page.
People also ask
Is a new VA clinic coming to Lakewood Ranch?
Yes. WWSB reported on October 30, 2026 that the VA awarded a construction lease for a two-story, 109,688-square-foot clinic at 2390 Lakewood Ranch Boulevard to replace the Sarasota VA Clinic. Construction is projected to begin in late 2027.
Are homes selling fast in Lakewood Ranch?
Faster than most of the region. On November 4, 2026, ZIP codes 34202, 34211 and 34240 had 805 active listings and 291 in contract, about 2.8 per contract, against 3.7 in the rest of Sarasota and Manatee counties.
Are new homes in Lakewood Ranch selling faster than resales?
In our November 4, 2026 snapshot, new construction in the three Lakewood Ranch ZIP codes ran at 1.4 listings per contract, against 3.7 for resale homes.
Limitations
The three ZIP codes approximate the Lakewood Ranch area; they include some homes outside the master-planned community and leave out parts of it in other ZIP codes. ZIP is assigned from each listing's map location using Census ZIP code boundaries. The live snapshot is a single day. Two-week counts come from the change log of our live feed, which logged few or no changes on some days, so they are a floor; each listing is counted once per category. Builder sales recorded outside the MLS are not counted, which understates new home contracts. Clinic details are as reported by WWSB and may change as the project moves through design.
Sources
- Momentum Research, computed from Stellar MLS records, Sarasota and Manatee counties (live map snapshot, November 4, 2026; listing change log, October 21 to November 3, 2026). Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- WWSB ABC7, New VA clinic planned to replace Sarasota facility, October 30, 2026.
- Momentum Research, Stellar MLS Market Pulse.
- Full monthly series and per-feed attribution: Sarasota market data
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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