The housing market in Sarasota and Manatee counties demonstrated encouraging signs of stabilization during July 2025, with data indicating a gradual shift toward more balanced conditions after experiencing significant inventory growth earlier this year. While market dynamics continue to evolve, single family homes have emerged as the most resilient segment, providing stability amid broader adjustments across the region.
According to the latest data from the REALTOR® Association of Sarasota and Manatee (RASM), the July 2025 market reflects a transitional period where buyers and sellers are finding new equilibrium points. This evolution comes after months of adjustment following the sharp supply increases that characterized the first half of 2025.
Single-Family Homes in Sarasota
- 723 closed sales, up 12.6% year-over-year.
- Median sale price steady at $470,000 with month-over-month increase.
- Cash purchases at 37.8%.
- Median percent of list price received: 91.0%.
- Inventory up 16.5% YoY to 3,574 listings, but trending down since May—yielding a 5.6-month supply.
- Median time to contract: 63 days; median time to sale: 105 days.
Sarasota County's single family home market stood out as the clear bright spot in July, with sales volumes posting double digit gains compared to the same period last year. The steady median price point, combined with month-over-month improvement, suggests this segment has found solid footing despite broader market pressures.
The balanced 5.6-month supply indicates neither extreme buyer nor seller advantage, creating conditions conducive to fair negotiations. While homes are taking longer to sell than in previous peak periods, the 91.0 percent of list price received shows sellers are still achieving reasonable returns when pricing appropriately.
Townhomes & Condos in Sarasota
- 239 sales, down 16.1% YoY.
- Median price fell 17.8% YoY to $300,000.
- Cash purchases dominated at 60.7%.
- Sellers received 88.3% of original list price.
- Inventory increased 12.5% YoY to 2,000 listings, but declining since March 2025—creating a 7.5-month supply.
- Time to market: 72 days to contract, 113 days to sale.
The attached housing segment in Sarasota faced the most significant headwinds, with both sales volumes and prices declining substantially. The high cash buyer percentage of 60.7 percent suggests many transactions involve investors or buyers seeking value opportunities in this adjusted market.
Single-Family Homes in Manatee
- 624 home sales, down 9% YoY.
- Median price dropped 1.8% YoY to $489,900, with month-over-month recovery.
- Cash buyer share: 29.5%.
- Median list-price received: 93.7%.
- Inventory at 2,959 listings, translating to 4.8-month supply.
- Time to contract: 58 days; time to sale: 102 days.
Manatee County's single family market showed mixed signals, with sales volumes declining year-over-year but prices demonstrating month-over-month recovery momentum. The higher percentage of original list price received at 93.7 percent, combined with a tighter 4.8-month supply, indicates sellers in Manatee still maintain some leverage in negotiations.
The relatively faster time to contract at 58 days suggests buyer interest remains solid, even as overall transaction volumes have moderated from last year's levels.
Townhomes & Condos in Manatee
- 201 sales, down 10.7% YoY.
- Median price down 2.7% YoY to $320,000.
- Cash buyer percentage: 46.8%.
- List price received: 91.0%.
- Inventory up 20.3% YoY to 1,517 listings but declining since April 2025—yielding 7.0-month supply.
- Time metrics: 70 days to contract, 111 days to sale.
Manatee's townhome and condo market showed more resilience than Sarasota's, with smaller price declines and better list price percentages. The 7.0-month supply, while elevated, has been improving since April, suggesting this segment is also working toward better balance.
Market Analysis and Outlook
The July 2025 data reveals a market in transition, moving away from the extreme conditions that characterized both the pandemic boom and the subsequent correction period. Single family homes continue to anchor overall market stability, while the attached housing segment works through necessary adjustments.
Key indicators pointing toward market balance include the stabilization of inventory growth, improved month-over-month pricing trends in several segments, and time to sale metrics that, while elevated, are not accelerating further. Buyers now possess greater negotiating leverage as evidenced by the below 95% list price ratios across most segments.
As Debi Reynolds, 2025 RASM President and Managing Broker at SaraBay Real Estate, noted, "We're seeing single family homes remain a steady anchor in our market. With Sarasota reporting strong sales and Manatee home prices bouncing back, it's clear that buyers and sellers are finding more balance in this segment."
The data suggests that as the region progresses through the second half of 2025, market participants can expect continued moderation rather than dramatic swings. This environment emphasizes the value of professional guidance, as both buyers and sellers navigate evolving negotiations, pricing strategies, and inventory dynamics.
For buyers, the expanded inventory and increased negotiating power create opportunities for more thoughtful decision making. For sellers, success increasingly depends on realistic pricing and working with experienced professionals who understand current market conditions.
The overall trajectory points toward a healthier, more sustainable market structure that benefits long term stability over short term speculation.
Final Takeaway
The July 2025 numbers show a market in transition, not turmoil. Single-family homes are steadying the ship, while condos and townhomes adjust to today’s buyer expectations. Whether you’re buying or selling, professional guidance makes the difference in navigating timing, pricing, and negotiations in this shifting landscape.
Turning your real estate dreams into reality—one informed decision at a time.
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