Rebounding Activity, Stabilizing Inventory, and Strategic Opportunities Across Both Counties
If you've been following Southwest Florida's real estate journey over the past year, the October 2025 market report tells a compelling story of resilience and recovery. One year after Hurricane Milton disrupted our market, we're seeing robust activity return and conditions that create real opportunities for both buyers and sellers. I'm here to help you understand what these trends mean for your real estate goals.
Single-Family Homes in Sarasota
- 668 closed sales, up 29.7% year-over-year
- Median sale price fell 9.2% YoY to $445,000
- Cash purchases at 40.4%
- Median percent of list price received: 92.4%
- Inventory up 11.5% YoY to 3,291 listings, yielding a 5.0 month supply
- Median time to contract: 61 days; median time to sale: 106 days
Sarasota's single family market demonstrates remarkable recovery momentum with closed sales jumping nearly 30% compared to last October's hurricane disrupted period. This surge reflects genuine buyer confidence returning to our market. The median price adjustment to $445,000 has actually strengthened market activity by bringing properties into alignment with current buyer expectations.
The 5.0 month supply creates balanced conditions where both parties can negotiate fairly. Sellers receiving 92.4% of list price confirms that strategically priced homes are commanding offers in this environment. Properties are moving steadily, and the market shows clear signs of finding sustainable footing.
Townhomes & Condos in Sarasota
- 246 sales, up 23.0% year-over-year
- Median price fell 19.5% YoY to $310,000
- Cash purchases dominated at 63.4%
- Sellers received 89.2% of original list price
- Inventory increased 23.6% YoY to 2,029 listings, creating a 7.5 month supply
- Time to market: 101 days to contract, 141 days to sale
Sarasota's attached housing segment experienced substantial sales growth of 23% while prices adjusted to create compelling value opportunities. The median price of $310,000 represents an accessible entry point into Sarasota's desirable lifestyle, particularly appealing for buyers seeking more affordable options or investment potential.
The robust 63.4% cash buyer presence signals that savvy investors recognize the value proposition at current price levels. The 7.5 month supply definitively favors buyers, creating space for thoughtful decision-making and negotiation opportunities without time pressure. This segment requires strategic pricing from sellers but offers genuine advantages for well-positioned buyers.
Single-Family Homes in Manatee
- 596 closed sales, up 26.8% year-over-year
- Median sale price held remarkably steady at $481,000, up just 0.2% from last year
- Cash purchases at 27.2%
- Sellers received 94.9% of original list price
- Inventory at 2,671 listings, up 12.0% YoY, creating a 4.2 month supply
- Time to market: 55 days to contract, 105 days to close
Manatee County's single family sector shows exceptional strength with a 26.8% surge in sales volume paired with stable pricing a combination that indicates healthy, sustainable market fundamentals. The unchanged median price at $481,000 demonstrates remarkable resilience and continued buyer confidence in Manatee's value proposition.
The balanced 4.2 month inventory supply creates ideal conditions for productive negotiations between buyers and sellers. The impressive 94.9% of list price received by sellers reflects strong demand and competitive positioning. The shorter 55 days to contract (compared to Sarasota's 61) demonstrates Manatee's continued appeal to buyers seeking solid value in today's market landscape.
Townhomes & Condos in Manatee
- 175 sales, up 8.0% year-over-year
- Median price fell 10.8% YoY to $292,500
- Cash purchases at 53.7%
- Sellers received 92.0% of original list price
- Inventory increased 9.3% YoY to 1,405 listings, yielding a 6.3 month supply
- Time to market: 86 days to contract, 128 days to sale
Manatee's condo and townhome market shows steady growth with sales increasing 8% year-over-year. The price adjustment to $292,500 creates attractive opportunities for value-conscious buyers seeking affordable entry into Southwest Florida's lifestyle markets. The strong 53.7% cash buyer presence indicates investor confidence in this segment's long term potential.
With a 6.3 month supply, buyers have meaningful negotiation leverage and time to evaluate options carefully. Sellers still receiving 92.0% of asking price demonstrates that properly priced properties command respect in the marketplace. This segment offers excellent value propositions for first time buyers, downsizers, and investors alike.
Understanding the Context
While year-over-year statistics show impressive growth percentages, it's important to understand the full picture. These gains reflect comparison to October 2024 when Hurricane Milton significantly disrupted market activity. The dramatic increases demonstrate recovery rather than explosive new growth. More importantly, month-over-month trends reveal a market that's stabilizing with balanced activity, realistic pricing, and inventory levels finding equilibrium.
This is the foundation of a healthy, sustainable market one where both buyers and sellers can achieve their goals with proper strategy and guidance.
Your Next Steps
Whether you're buying your dream home, upgrading to accommodate life changes, or selling to embrace your next chapter, this market presents genuine opportunities. The key is having accurate market information, realistic expectations including pricing, and experienced guidance you can trust.
I'm here to help you navigate every step of this journey. From understanding what these market trends mean for your specific situation to developing a strategy that aligns with your goals and timeline, my commitment is to ensure you feel confident and informed throughout the process.
Ready to explore what Southwest Florida's real estate market can offer you?
Let's start the conversation. Reach out today, and together we'll turn these market opportunities into your real estate success story.
Looking for personalized insights about your neighborhood or property type? Contact me below for a complimentary market consultation tailored to your specific needs. Your dream home or successful sale is closer than you think.
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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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