Here is where the Sarasota, Manatee and Charlotte county market stands as of the end of August 2026. All numbers come from Stellar MLS. Months of inventory uses a trailing 90-day sales pace, which is steadier than a single month.
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Single Family Homes
| County | Active | Sold (Aug) | Months of Inventory | Median Sold | % Off Original | Days to Sell |
|---|---|---|---|---|---|---|
| Sarasota | 2,557 | 589 | 3.7 | $460,000 | 5.7% | 43 |
| Manatee | 2,587 | 621 | 3.6 | $492,000 | 4.7% | 46 |
| Charlotte | 2,020 | 383 | 4.5 | $349,900 | 5.6% | 55 |
Single family homes are still favoring sellers. Anything under 6 months of inventory is a seller’s market, and all three counties sit well under it. Well priced homes are still moving, and sellers kept about 94 to 95 percent of original list price.
Condos and Townhomes
| County | Active | Sold (Aug) | Months of Inventory | Median Sold | % Off Original | Days to Sell |
|---|---|---|---|---|---|---|
| Sarasota | 1,365 | 184 | 6.1 | $301,500 | 9.8% | 87 |
| Manatee | 946 | 149 | 5.5 | $262,500 | 7.6% | 84 |
| Charlotte | 517 | 53 | 7.0 | $187,500 | 12.5% | 89 |
Condos and townhomes are a different story. With about 6 months of supply area-wide, buyers have real negotiating room here. If you own a condo and plan to sell, pricing it right in the first week matters more than ever.
Single Family Price Points (August Snapshot, Sarasota and Manatee)
| Price Band ($000s) | Sarasota MOI | Sarasota Avg DOM | Sarasota Close/Orig | Manatee MOI | Manatee Avg DOM | Manatee Close/Orig |
|---|---|---|---|---|---|---|
| 0-200 * | 2 | 82 | 84.3% | 5 | 12 | 90.4% |
| 200-400 | 4 | 69 | 95.0% | 3 | 70 | 95.1% |
| 400-600 | 4 | 70 | 94.7% | 4 | 83 | 96.0% |
| 600-800 | 3 | 80 | 95.3% | 4 | 78 | 94.9% |
| 800-1000 | 4 | 111 | 92.2% | 4 | 68 | 96.5% |
| 1000-1250 * | 5 | 79 | 89.6% | 5 | 69 | 94.3% |
| 1250-1500 * | 6 | 57 | 95.3% | 8 | 150 | 91.9% |
* Bands marked with a star closed fewer than about 25 sales in one of the counties in August, so treat those numbers as directional.
Most sales are happening between $200,000 and $600,000. Under $800,000 sellers kept about 95 percent of original list price. Above $800,000 homes sit longer and buyers negotiate harder.
Median Single Family Sale Prices (August 2026)
Sarasota: about $460,000. Manatee: about $492,000. Charlotte: about $349,900. Prices held steady versus July.