Data Analysis

Sarasota and Manatee condo sales rose 26.4% in July and the median rose with them

After two years in which southwest Florida condos sold at falling prices, the North Port-Sarasota-Bradenton metro posted higher volume and a higher midpoint in the same month.

Condo and townhouse closings in the North Port-Sarasota-Bradenton metro were 556 in July, up 26.4% from a year earlier. The median sale price was $320,000, up 4.4%.

Rising volume with a rising median is a different signal from rising volume alone. Fort Myers sold 26.4% more condos in the same month at a median that did not move. Naples sold 22.5% more at a median down 6.6%. Sarasota and Manatee are the southwest Florida market where both moved up together.

The year-to-date figure has not caught up yet. Condo closings are up 15.9% for 2026 so far at a median of $323,000, still down 0.6%. One month does not undo eight.

Sellers are conceding less

Our own measures show the same direction from the other side of the transaction.

Sarasota and Manatee closed 2,072 residential sales in July, up 9.9% from 1,885. Sellers received 93.9% of original list price, up from 91.5% a year ago. That is a 2.4 point improvement, the largest of any market in this release.

Time to contract fell with it. Half of what sold went under contract within 57 days, down from 63. Six days faster and two and a half points closer to asking, on ten percent more volume.

Our combined median across both counties was $424,467, up 2.2%. Florida Realtors put single-family at $495,000, up 3.1%, on 1,438 closings, up 6.8%.

One comparison we are not making

Lee County to the south is currently selling new construction below resale, which is unusual enough to be its own story. The obvious question is whether Sarasota and Manatee are doing the same.

We cannot answer it here. Our new-construction and resale counts for these two counties account for about half their total closings, so any share or median computed from them describes an unknown slice rather than the market. Twelve of our nineteen markets reconcile exactly and support that analysis. These two do not, and a caveat does not fix a denominator.

What this does not mean

A 26.4% jump in condo closings does not mean 26% more people want condos there. July 2025 was a weak month in that segment across southwest Florida, and a percentage change measures the distance from wherever the comparison started.

The 4.4% median gain does not mean condo values rose 4.4%. Shift the mix toward larger or newer buildings and the midpoint rises without any owner's value moving.

One month is one month. The year-to-date condo median is still negative, and we are not forecasting that it turns.

If you are in this market

Buying a condo in Sarasota or Manatee means the leverage that existed a year ago has narrowed. Sellers are giving up about 6% off original list now against 8.5% then, and homes are moving six days faster.

Buying a house there, the single-family median is $495,000 and up 3.1%, with volume up 6.8%.

Selling a condo, the useful comparison is not last July's median. It is the 93.9%, which is what sellers across both counties are actually netting against their first asking price. The gap between those two numbers is where most pricing mistakes live.

If you own and are not selling, none of this describes your unit. A metro median describes one month of transactions.

Limitations

Our two-county figures come from the Stellar MLS feed and are all-residential, so the single-family and condo split in this article is Florida Realtors' rather than ours. We cannot check their segment figures against a second source, and we know of none that publishes them monthly for this metro.

Sarasota and Manatee are among the seven markets where our new-construction and resale counts do not reconcile to total closings, at roughly half coverage, which is why no new-construction figure appears above.

Both sides are preliminary.

Sources and links

• Florida Realtors, Statewide by Metropolitan Statistical Area, July 2026
• Data hub: /data/sarasota/
• Tool: /tools/florida-home-affordability.html

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.