Data Analysis
Sarasota and Manatee houses with an HOA fee ran 2.9 listings per contract on November 2, 2026, against 4.1 for houses with no fee, at a median fee of $165 a month.
Stellar MLS data showed 3,114 Sarasota and Manatee houses with an HOA fee for sale and 1,072 in contract on November 2, 2026, against 2,051 and 503 with none.
On November 2, 2026, Stellar MLS records showed 3,114 single-family houses with an HOA fee for sale in Sarasota and Manatee counties and 1,072 in contract, about 2.9 listings per contract. Houses with no HOA fee ran at 4.1 (2,051 active, 503 in contract). The median fee on listed houses was $165 a month: $236 in Sarasota County and $132 in Manatee. The no-fee group was slowest at the ends of the market, with North Port new construction at 5.0 (255 against 51) and resale houses at $1 million and above at 7.3 (429 against 59). All figures are ours, computed from Stellar MLS records; information is deemed reliable but not guaranteed.
This is a cost story about a monthly line item. Our October 30 article on Sarasota and Manatee flood zone listings covered flood risk, our November 3 article on Sarasota and Manatee condo contracts covered condos, and our November 4 article on Lakewood Ranch homes near the new VA clinic site covered the eastern ZIPs. Completed-month figures are in our Sarasota median price article, and the full series is on the Sarasota market data hub.
How much is the typical HOA fee on a Sarasota-area house?
Of the 5,244 houses for sale on November 2, 3,114 listed an HOA fee, about 59 percent. Fees are entered monthly, quarterly or yearly; we converted each to a monthly figure. The median was $165 a month across both counties. Sarasota County fee houses had a median of $236, against $132 in Manatee, where large Parrish and Palmetto communities list lower dues. Our Sarasota County and Manatee County HOA fee pages list fees by community.
Do houses with an HOA fee sell faster?
| Single-family houses, Nov 2 | Active | In contract | Listings per contract | Median ask |
|---|---|---|---|---|
| No HOA fee | 2,051 | 503 | 4.1 | $450,000 |
| Under $100 a month | 969 | 343 | 2.8 | $489,000 |
| $100 to $199 | 760 | 247 | 3.1 | $525,000 |
| $200 to $299 | 544 | 206 | 2.6 | $549,490 |
| $300 to $499 | 572 | 196 | 2.9 | $746,990 |
| $500 and above | 269 | 80 | 3.4 | $849,000 |
Source: Momentum Research, computed from Stellar MLS records, Sarasota and Manatee counties, active and in-contract single-family listings as of November 2, 2026. Fees converted to monthly. Deemed reliable but not guaranteed.
Every fee band ran faster than the no-fee group. The pace did not fall as fees rose: houses at $200 to $299 a month ran at 2.6, the fastest band, and the $500-plus band at 3.4 was still faster than no fee.
Why are no-fee houses slower?
Two groups pull the no-fee number down. New construction without a fee ran at 5.2 listings per contract (401 against 77), and 255 of those 401 were in North Port, at a median ask of $369,900. New construction with a fee ran at 2.2 (909 against 417), with a median fee of $150. At the top, resale houses with no fee at $1 million and above ran at 7.3, against 4.0 for those with a fee under $200 and 4.6 at $200 or more.
| Resale houses by price | No fee | Fee under $200 | Fee $200 and above |
|---|---|---|---|
| Under $400,000 | 2.8 | 2.8 | 2.8 |
| $400,000 to $599,999 | 4.7 | 3.8 | 3.1 |
| $600,000 to $999,999 | 3.6 | 3.0 | 3.2 |
| $1 million and above | 7.3 | 4.0 | 4.6 |
Source: Momentum Research, computed from Stellar MLS records, listings per contract, November 2, 2026. Deemed reliable but not guaranteed.
Under $400,000 the fee made no difference: all three groups ran at 2.8. Between $400,000 and $599,999, no-fee resale houses ran at 4.7 (355 against 75), against 3.1 for houses with a fee of $200 or more.
Where do fee houses move fastest?
| Place | Fee houses active | In contract | Per contract | Median fee |
|---|---|---|---|---|
| Parrish | 665 | 230 | 2.9 | $100 |
| Bradenton | 635 | 225 | 2.8 | $208 |
| Sarasota | 611 | 174 | 3.5 | $204 |
| Palmetto | 281 | 81 | 3.5 | $103 |
| Venice | 268 | 122 | 2.2 | $285 |
| Lakewood Ranch | 201 | 91 | 2.2 | $280 |
| Nokomis | 140 | 62 | 2.3 | $153 |
| North Port | 98 | 24 | 4.1 | $233 |
Source: Momentum Research, computed from Stellar MLS records, November 2, 2026, by mailing city. Deemed reliable but not guaranteed.
Venice and Lakewood Ranch fee houses ran at 2.2, with median fees near $280. In the city of Sarasota, no-fee resale houses ran at 4.2 (489 against 116). Among single communities, Oakfield Lakes in Parrish had 24 houses for sale and 22 in contract at a median fee of $72, while The Oaks in Osprey had 17 listed and 3 in contract at a median fee of $479.
What happened in the last two weeks?
From October 23 through November 5, our feed logged 318 house contracts we could match to these listings: 111 with no fee, 111 with a fee under $200 and 96 with a fee of $200 or more. Price cuts ran 209, 270 and 149 in the same groups. The median cut was 2.67 percent on no-fee houses, 2.20 percent under $200 and 2.30 percent at $200 or more. Fee houses drew 207 of the 318 matched contracts, about 65 percent, above their 60 percent share of active listings with a known fee.
What does this mean for buyers and sellers?
For buyers, a $280 monthly fee adds $3,360 a year, about what a $45,000 larger mortgage would cost in principal and interest at a 6.25 percent 30-year rate. Ask for the fee schedule, what it covers, any special assessments, and whether a community development district (CDD) assessment appears on the tax bill; our CDD fees guide explains how those work. Taxes are on the Sarasota County and Manatee County property tax pages.
For sellers of no-fee houses between $400,000 and $599,999, close to five listings competed for each contract, so pricing against fee-community resales with similar space matters.
People also ask
What is the average HOA fee in Sarasota?
On November 2, 2026, the median HOA fee on Sarasota County houses for sale was $236 a month, against $132 in Manatee County. Across both counties it was $165.
Do homes without an HOA sell slower in Sarasota and Manatee?
In our November 2, 2026 snapshot, houses with no HOA fee ran at 4.1 listings per contract, against 2.9 for houses with a fee. The gap came mostly from North Port new construction and resale houses at $1 million and above.
How many Sarasota-area homes for sale have an HOA?
About 59 percent of single-family houses for sale in Sarasota and Manatee counties on November 2, 2026 listed an HOA fee, 3,114 of 5,244.
Limitations
Counts come from a full Stellar MLS pull of active, active under contract and pending listings on November 2, 2026, and can differ from our live map and from monthly inventory reports. Fees are as entered on the listing and converted to monthly from the stated frequency; 79 active and 23 in-contract houses with a fee but no usable frequency are excluded from fee groups, and a listed fee may leave out a second association, special assessments or CDD charges. In contract combines Pending and Active Under Contract. Two-week counts come from our feed's change log matched to the November 2 listings by coordinate; listings added after November 2 are not included. The mortgage comparison is a rough illustration, not a rate quote. Nothing here is legal or financial advice.
Sources
- Momentum Research, computed from Stellar MLS records, Sarasota and Manatee counties, single-family listings as of November 2, 2026, and change log October 23 to November 5, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Florida Statutes, Chapter 720 (homeowners' associations).
- Momentum Research, Stellar 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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