As we head into spring, the Sarasota and Manatee real estate markets are showing distinct and intriguing differences. The latest data released by the Realtor Associations of Sarasota and Manatee reveal how these two neighboring counties are carving out their own unique market personalities.
Despite national headlines, the numbers tell the real story—and we’re here to walk you through it.
🔍 Key Takeaways at a Glance
- Sarasota home prices are trending downward, with a noticeable drop in the single-family sector.
- Manatee County, on the other hand, is seeing signs of price stability—even modest increases.
- Inventory levels are rising in both counties, creating a more balanced market and opportunities for buyers.
- The condo and townhome sector is clearly favoring buyers, with increased inventory and longer time on the market.
🏠 Sarasota County: Sales Up, Prices Down
Sarasota’s single-family home market saw 817 closed sales in March 2025—a 38.7% increase from February and a 13% increase year-over-year. That’s the good news for sellers. But there’s more to the story.
Despite the uptick in sales activity, median sale prices dropped 8.8% compared to March 2024 and 6.1% month-over-month. This downward price movement suggests a normalizing market, where buyers are gaining negotiating power.
Inventory has grown to 6.9 months of supply, and homes are taking slightly less time to go under contract—40 days on average. The market is transitioning, and buyers are beginning to steer the ship.
Condo and Townhome Sector in Sarasota
Sales in this sector were down significantly:
- 324 closed sales, a 36.7% drop month-over-month, and 19.8% year-over-year
- Median sale price fell 10% from last year, sitting at $346,500
- Inventory surged to 9.7 months of supply, clearly marking it as a buyer’s market
🏘️ Manatee County: Signs of Strength and Stabilization
Manatee County reported 668 single-family home sales, a 33.6% increase from February. However, year-over-year sales were down by 8.5%. The real headline? Prices are holding strong, even increasing slightly.
- Median sales price rose by 1.5% year-over-year, reaching $563,170
- From February to March, prices jumped 6%
- Cash buyers made up 32.3% of all transactions—underscoring investor confidence
Inventory held at 5.2 months of supply, and time to contract held steady at 46 days. Manatee appears to be approaching a market equilibrium, with slightly tighter supply than Sarasota.
Condos and Townhomes in Manatee
This sector showed resilience:
- 300 closed sales, up 19.5% from February and 6.4% year-over-year
- Median price: $338,395 – a 5.7% month-over-month increase, despite a 1.3% yearly dip
- Cash sales made up over 52% of these transactions
With 1,816 active listings and 8.2 months of supply, buyers still have the upper hand—but competition may be heating up.
📉 The Market Is Shifting — What Does It Mean for You?
We’re well past the post-pandemic surge. The data shows:
- Buyers have more leverage, especially in condos and townhomes
- Sellers need hyper-local strategies to stay competitive
- Each micro-market behaves differently—blanket assumptions won’t cut it
Whether you’re buying or selling, now more than ever, you need a local expert who understands your neighborhood’s trends—not just county-wide averages.
⚖️ What’s Next: Legislation & Condo Reform
Florida’s legislative session is wrapping up by May 2, and with it could come major changes to condo and townhome regulations. Stay tuned—we’ll have a full update when the laws are finalized. These changes could impact current owners and future buyers in significant ways.
💬 Let’s Talk About Your Market
Have questions about your neighborhood or property type? Drop a comment below or reach out to me directly. I’m here to help you navigate the complexities of this evolving market with confidence and clarity.
📞 Susan Phelps – Sarasota Market Specialist
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