If there's one word to describe February's market data, it's "divergence." While some segments slowed, others picked up momentum in ways the data didn't necessarily predict.
The REALTOR® Association of Sarasota and Manatee (RASM) just released the February 2026 market report, and the standout headline is this: Sarasota's condo and townhome market just posted a 35.9% sales surge, the strongest monthly performance we've seen in that segment in quite some time. Meanwhile, Manatee's single family market continues its steady climb, while other segments show signs of shifting buyer priorities.
Here's what the numbers reveal.
Sarasota County Single Family Homes: Sales Up, Prices Adjusting
Sarasota's single family market delivered 625 closed sales in February up 6.1% from the same month last year. That's solid activity, but the median sale price dropped 5.0% to $475,000, signaling that affordability is becoming a real factor in buyer decisions.
Cash buyers represented 47.0% of transactions, nearly half the market, with 294 all cash deals closing during the month. Sellers received a median of 93.8% of their original list price.
Here's the interesting part: inventory fell sharply, down 20.3% to 3,420 active listings, leaving us with a 5 month supply. That's balanced territory, meaning buyers have reasonable choices without overwhelming selection. Homes spent a median of 59 days under contract and 94 days to close.
The bottom line: Sarasota's single family market is active and functional, but buyers are watching their budgets more closely. Well-priced homes are still moving at a steady pace.
Sarasota County Condos & Townhomes: The Breakout Story of February
This is where February got really interesting. Sarasota's condo and townhome segment exploded with 322 closed sales - up 35.9% year-over-year. That's a massive surge in buyer activity.
The median sale price dipped just 3.5% to $330,000, and with 8.6 months of inventory still on the market (2,443 active units), buyers have negotiating power and choice. Cash transactions dominated at 68.0% of sales - 219 cash purchases, showing strong investor and second home buyer interest. Sellers received a median of 92.1% of their asking price.
Homes took a median of 76 days to go under contract and 109 days to close, longer timelines, but the volume of activity tells the real story.
What this means: If you've been watching the condo market and waiting for the right moment, February's data suggests buyers are engaging in a big way. This segment is where the action is happening right now.
Manatee County Single Family Homes: Steady Growth Continues
Manatee County's single family market posted another strong month with 550 closed sales up 10.0% from February 2025. The median sale price actually climbed 2.9% to $489,634, reflecting continued buyer demand even as prices edge higher.
Cash buyers accounted for 32.0% of transactions (176 sales), and sellers received a median of 94.2% of their original list price. Active inventory dipped slightly, down 2.1% to 3,031 listings, representing a 4.8 month supply.
Properties spent a median of 65 days under contract and 109 days to close.
The bottom line: Manatee's single family market remains one of the most resilient segments in our region. Buyers are active, prices are holding, and inventory is balanced.
Manatee County Condos & Townhomes: A Slower Month with Signs of Life
Manatee's condo and townhome market saw softer activity in February, with 204 closed sales down 18.7% from last year. The median sale price fell 2.5% to $311,995. Cash buyers still represented a strong 63.7% of purchases (130 transactions), and sellers received a median of 93.0% of list price.
Active inventory dropped 8.6% to 1,670 units, leaving a 7.5 month supply. Homes took a median of 67 days to contract and 105 days to close.
Here's the encouraging part: pending sales jumped 6.2%, and pending inventory rose 18.5% both strong indicators that March and April could bring renewed momentum to this segment.
What this means: February was quieter, but the pending activity suggests buyers are starting to engage again. If you're considering this market, the spring season could bring more competition.
What February's Data Means for You
February reinforced something I keep saying: real estate in Sarasota and Manatee Counties is hyperlocal. Your outcome depends entirely on what you're buying or selling, where it is, and how you approach the market.
- Thinking about buying a condo in Sarasota? You just watched the biggest sales surge in months and there's still inventory to work with.
- Considering selling your single family home in Manatee? This is one of the strongest markets in the region right now.
- Wondering whether cash buyers are back? They are in a big way, especially in the condo segment.
The data is helpful, but your specific situation is what matters. Whether you're looking to buy, sell, or just understand what your home is worth in today's market, I'm here to walk you through it with clarity and confidence.
Feel free to contact me using the button below or call me at 941-920-2018, whichever works best for you.
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*Based on information and monthly reports provided by Florida Realtors® with data compiled from Stellar MLS by RASM
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