Data Analysis
Condo buyers in Sarasota and Manatee counties signed 66 contracts from October 20 to November 2, 2026, up from 42 in the prior two weeks, while condo price cuts slipped to 94.
Our Stellar MLS feed logged 66 condo contracts, 94 condo price cuts and 164 new condo listings in Sarasota and Manatee counties in the two weeks to November 2.
From October 20 through November 2, 2026, our live Stellar MLS feed recorded 66 condos going under contract in Sarasota and Manatee counties, up from 42 from October 6 to 19, a gain of about 57 percent. Condo price cuts fell to 94 from 105, and the feed logged 164 new condo listings. Contracts on all other home types rose about 11 percent over the same windows, to 357 from 323. Our live map on November 3 showed 1,868 active condos against 462 in contract, about 4.0 listings per contract. All figures are ours, computed from Stellar MLS records; information is deemed reliable but not guaranteed.
This is a two-week read on condo activity only. Completed-month figures for all home types are in our Sarasota median price, Sarasota days on market and Sarasota closed sales articles, and the full series sits on the Sarasota market data hub. Our October 29 article on Sarasota million-dollar homes and Anna Maria Island covered the luxury tier and downtown tower presales, so this piece centers on resale condos.
How fast are Sarasota and Manatee condos going under contract?
Faster than earlier in October. The 66 condo contracts in the two weeks to November 2 work out to about 4.7 a day, against 3.0 a day from October 6 to 19. Sarasota County accounted for 42 of the 66 and Manatee County for 24.
Price cuts moved the other way. The feed logged 94 condo price cuts in the latest window, about 1.4 for every new condo contract, against 105 cuts and 2.5 per contract in the earlier window. Only two condo listings raised their price, and seven condos came back on the market after a contract fell through.
Where are condo buyers signing contracts?
The city of Sarasota led on every count. By mailing city, the feed logged:
| City | New condo listings | Condo price cuts | Condo contracts |
|---|---|---|---|
| Sarasota | 59 | 39 | 25 |
| Bradenton | 48 | 34 | 17 |
| Venice | 28 | 10 | 11 |
| Longboat Key | 10 | 4 | 2 |
| Palmetto | 1 | 2 | 4 |
| Osprey | 2 | 0 | 4 |
Source: Momentum Research, computed from Stellar MLS records, October 20 to November 2, 2026. Deemed reliable but not guaranteed. Smaller places not shown.
Venice stood out for its ratio: 11 contracts against 10 price cuts. Prices and recent sales for each place are on the Sarasota, Bradenton, Venice, Longboat Key, Palmetto and Osprey market pages.
Which condo price range is moving?
Lower-priced condos carried the gain. Condos listed under $300,000 accounted for 42 of the 66 contracts, and the median condo that went under contract had a list price of $262,500. New condo listings had a median asking price of $331,950.
| List price band | New condo listings | Condo price cuts | Condo contracts |
|---|---|---|---|
| Under $300,000 | 77 | 50 | 42 |
| $300,000 to $499,999 | 36 | 15 | 12 |
| $500,000 to $749,999 | 21 | 15 | 6 |
| $750,000 to $999,999 | 10 | 3 | 2 |
| $1 million to $1,999,999 | 10 | 7 | 3 |
| $2 million and above | 10 | 4 | 1 |
Source: Momentum Research, computed from Stellar MLS records, October 20 to November 2, 2026. Deemed reliable but not guaranteed.
The cuts that did happen ran deeper. The median condo price cut in the latest window was 4.35 percent, or $10,950, against 3.57 percent from October 6 to 19. Eight condo cuts reached 10 percent or more.
How much condo supply is on the market?
Supply still runs well ahead of demand. On November 3 our live map showed 1,868 active condos in Sarasota and Manatee counties and 462 in contract.
| Area | Active condos | In contract | Listings per contract | Median asking price |
|---|---|---|---|---|
| Sarasota County | 1,146 | 339 | 3.4 | $366,999 |
| Manatee County | 722 | 123 | 5.9 | $259,450 |
| City of Sarasota | 838 | 280 | 3.0 | $449,000 |
| Bradenton | 567 | 98 | 5.8 | $222,000 |
| Venice | 238 | 43 | 5.5 | $295,500 |
Source: Momentum Research, computed from Stellar MLS records, live map snapshot, November 3, 2026. In contract combines pending and under contract. Deemed reliable but not guaranteed.
Resale condos ran at 1,712 active against 285 in contract, about 6.0 to 1. Condos under $300,000 ran at 5.6 to 1, with 917 active and 165 in contract. The median active condo had been listed about 90 days; 533 had been listed 180 days or more and 103 a year or more. New construction condos, mostly tower presales, ran at 156 active against 177 in contract.
What does this mean for condo buyers and sellers?
For buyers, the late-October rise in contracts came mostly under $300,000, where supply remains deep and the median cut grew larger. A buyer in that band still had more than five active condos to choose from for every one in contract. Older buildings carry extra cost questions; our Florida condo special assessments and Florida condo distress tracker pages cover association costs and building-level warnings, and the Sarasota and Bradenton home insurance cost pages cover insurance budgets.
For sellers, a quicker contract pace helps, but pricing still matters. Two weeks of data is a short window, and the rise came off a slow early October. Our July piece on the Sarasota and Manatee condo turn and our October article on Sarasota and Manatee flood zone listings give more background.
People also ask
Is the Sarasota condo market picking up?
Condo contracts rose in late October 2026. Our Stellar MLS feed recorded 66 condo contracts in Sarasota and Manatee counties from October 20 to November 2, up from 42 from October 6 to 19, while condo price cuts fell to 94 from 105.
Are Sarasota condo prices dropping?
Asking prices are still being cut. The median condo price cut in the two weeks to November 2, 2026 was 4.35 percent, or $10,950, and eight cuts reached 10 percent or more. Closed-sale medians are in our monthly Sarasota median price articles.
How many condos are for sale in Sarasota and Manatee counties?
Our live map showed 1,868 active condos on November 3, 2026, with 462 in contract: 1,146 active in Sarasota County and 722 in Manatee County.
Limitations
Counts come from the change log of our live Stellar MLS feed, which records a change when our refresh sees it. The feed updated less often on some days, including October 21, 22, 25 and 26, so window totals may understate activity, and part of the gain between windows may reflect refresh timing. A listing that changed more than once in a category within a window is counted once. Contracts combine moves to active under contract and pending. City follows the listing's mailing city; Longboat Key spans both counties and is left out of the county snapshot. Builder sales recorded outside the MLS are not counted.
Sources
- Momentum Research, computed from Stellar MLS records, Sarasota and Manatee counties (listing change log, October 6 to November 2, 2026; live map snapshot, November 3, 2026). Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- 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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