Sarasota’s real estate market remains robust, with gains in sales, pricing, total dollar volume, and pending transactions, coupled with tightening inventory. Continued demand from both newcomers and current residents pursuing lifestyle and housing changes is driving sustained market strength and positive year-over-year performance.
Across nearly all price points, inventory is declining, helping to narrow the gap in what had been approaching a buyers’ market. Since peaking in March, the number of properties for sale has fallen by more than 30% through July, bringing the region back into a healthier balance and reducing the likelihood of significant leverage for either buyers or sellers. This more stable market environment creates conditions for sustainable growth, with steady and moderate price appreciation rather than dramatic swings in either direction.
In the luxury and ultra-luxury segments, inventory is also trending downward. Interestingly, however, the number of properties listed above $10 million continues to grow. Currently, there are 30 single-family homes and 7 condominiums on the market in this extraordinary price tier, underscoring the continued strength and appeal of the region among affluent buyers. Despite broader inventory declines, the ultra-luxury market remains active and increasingly well represented.
Sarasota’s luxury market delivered exceptional results last month, with 162 homes and condominiums sold above the $1 million mark, compared to just 99 during the same period last year. As a result, both average sales prices and total sales volume increased substantially.
As I have noted in previous reports, however, a small number of ultra-high-end transactions can significantly influence monthly statistics. In this case, the sale of a $6 million condominium at St. Regis, along with three residences at the recently completed Sunset Beach on Siesta Key totaling $25.8 million, had a notable impact on the month’s average price and overall volume figures.
Rosewood Residences on Lido will begin closings on their units shortly, and with 65 residences expected to sell for an average of $9 million, we will see yet another spike in average prices and volume as was experienced when the St. Regis residences were completed.
Prestige real estate is abundant throughout Florida, yet Sarasota occupies a distinctive position in the luxury marketplace. Offering a sophisticated but less formal lifestyle than many of its ultra-luxury competitors, Sarasota continues to attract affluent buyers seeking both quality and value. Importantly, our pricing remains considerably more accessible than in some of Florida’s premier luxury destinations.
For perspective, the current median sales price for a single-family home in Collier County, home to Naples, stands at approximately $800,000, while Palm Beach County’s median is about $660,000. By comparison, Sarasota’s median single-family home price in July was $493,500. This significant difference highlights Sarasota’s compelling value proposition, allowing buyers to enjoy a world-class coastal lifestyle at a more approachable price point than many competing luxury markets.
I have noticed a subtle but meaningful shift among many of my affluent buyers. Increasingly, their decisions appear to be driven less by the long-term investment potential of a property and more by the lifestyle it provides. Today’s luxury buyer is seeking more than an exceptional home. They are looking for a community that delivers a desired way of life, one enriched by culture, recreation, natural beauty, and the extraordinary amenities that Sarasota offers.
While a trophy property may still capture attention, it is the overall living experience that is increasingly influencing purchasing decisions. Sarasota is uniquely positioned to meet those expectations, offering a blend of sophistication, authenticity, and quality of life that is difficult to replicate elsewhere.
With inventory levels healthy, demand remaining strong, and buyers continuing to recognize the value of our lifestyle-driven market, I remain confident in the Sarasota real estate market’s positive momentum and long-term vitality.
In the current dynamic real estate market, engaging a seasoned agent or broker with both local and global connections, as well as strong advocacy skills, offers substantial advantages. Having served clients in The Sarasota Real Estate Market for over 40 years and carefully analyzing our business conditions, I have developed essential insight to assist both buyers and sellers achieve their objectives.
Please reach out if you are considering selling your property or buying another – it would be my pleasure to meet with you to discuss your plans. With an understanding of the realities, and drawing on comprehensive market knowledge, expertise in managing client expectations, and proficiency in negotiating transactions for homes and condominiums, I am dedicated to achieving your goals efficiently and effectively.
Below is a snapshot using data compiled from the Florida Association of Realtors showing July 2026 existing property market activity over $1,000,000 compared to prior year:
And now for my statistical report on the July Sarasota Real Estate Market activity:
Sales
- Total market dollar volume in July was $762.7 million which increased by $177.8 million from a year ago.
- The number of properties sold was 1,062, 100 more than a year ago. The monthly average for properties sold this year is 1,114. The monthly average in 2025 was 957, 2024 it was 912 and in 2023 was 953.
- Florida’s single-family sales increased 5.1% from last year, and condo sales were 11% above last year.
- U.S. sales of single-family homes rose less than 1% and condo sale were equal to last year.
- Of the closed sales in July 162 were over $1,000,000. In 2025 the monthly average was 116, 2024 the monthly average was 124, and during 2023 the average was 126 sales.
- Florida homes sold for more than $1 million were 27.4% higher than July 2025 and condos closed at over $1 million rose 31.2%.
- In July 1,005 listings went to a pending contract, an increase of 106 transactions from a year ago, with single family homes growing 11.1% and condos growing 27.7% over last year. Year to date there has been an average of 1,191 pending sales per month. There was an average of 961 monthly pending transactions in 2025, 902 in 2024, and 929 per month in 2023.
- Florida’s single-family pending sales increased 2.4% and condominium contracts signed increased 3.8% compared to last year.
- U.S. pending sales in July were 2.2% below a year ago.
Prices
- Single-family homes were sold at a median price of $493,500. The average monthly median price for 2025 was $473,000, in 2024 $505,500, and in 2023 $510,000.
- In July, Florida median price for single-family homes was $425,000, an increase of 3.7% over last year.
- The national median price for existing homes grew 1.9% to $440,300.
- The Sarasota condominium median sale price was $340,000, a 13.3% increase over July 2025. The average monthly median price for condominiums sold in 2025 was $331,000, in 2024 $382,000, and 2023 $388,000.
- The median price for a Florida condominium in July was $295,000, equal to last year.
- U.S. median condominium price was $371,800, a 2.2% increase.
- Sarasota houses sold on average for $764,000 for the month. The annual monthly average was $685,000 last year, $715,00 in 2024, and $695,000 in 2023.
- Condominiums sold for an average price of $611,000 last month. The annual monthly average was $510,000 in 2025, $729,000 in 2024 and $622,500 in 2023.
Inventory
- Currently there are 4,518 properties for sale in Sarasota. At the beginning of this year there were 5,442 listings for sale, 4,426 in 2024 and 2,431 in 2023.
- The Sarasota market had 1,073 new listings in July. The market averaged 1,131 new listings monthly last year, 1,391 in 2024, and 1,318 in 2023.
- Current inventory results in 3.9 months of single-family homes for sale in Sarasota and 5.6 months’ supply of condominiums.
- There are 15.2% fewer homes selling for more than $1 million in Sarasota (98 properties), and 4% fewer condominiums in that price tier (41 units).
- Florida currently has 4.5 months of single-family inventory and 7.8 month’s supply of condominiums. Inventory of properties selling for over $1 million have decreased about 12% from last year.
- U.S. inventory of existing single-family homes has grown 2.9% and condo inventory is down 28.5% compared to last July.
