The Story Behind the Statistics
You've probably seen the national headlines rising rates, shifting inventory, a market in transition. But here's the thing about real estate: it's hyperlocal. What's happening in Dallas or Denver has very little to do with what's unfolding right here in Sarasota and Manatee Counties.
The REALTOR® Association of Sarasota and Manatee (RASM) has released its full year 2025 market report, and the data reveals something important: we don't have one market here, we have several. Single-family homes and condos are behaving very differently, and even between our two counties, the trends diverge in surprising ways.
Let's break it down:
Sarasota County Single Family Homes: More Sales, Softer Prices
Sarasota's single family market closed out 2025 with genuine strength on the volume side. A total of 8,183 homes sold across the year up 9.3% from 2024 and December alone delivered 711 closings, a 17.7% surge from the prior December with a median sale price of $485,000.
For the full year, the median sale price landed at $474,700, reflecting a 6% dip from 2024 levels. Sellers received a median of 93% of their original asking price. About 41% of transactions were all cash. Inventory sits at 4.7 months of supply near balanced territory and homes took a median of 99 days to sell.
The bottom line: Buyers are active and engaged. Prices have adjusted to a more realistic level, and well prepared homes are still moving.
Sarasota County Condos & Townhomes: Opportunity Knocking for Buyers
This is where the story shifts. Sarasota's condo and townhome market faced headwinds throughout 2025, with 3,295 closed sales down 4.3% from the year before. The median sale price fell 15.3% to $325,000, and the average price dropped even more steeply, pointing to a notable softening at the upper end of the condo market.
Inventory reached 8.1 months of supply firmly buyer's market territory. Cash purchases dominated at 64.7% of sales, and sellers accepted a median of 90.5% of list price. The median time to sell stretched to 112 days.
If you're a buyer eyeing a condo in Sarasota, conditions are working in your favor right now. If you're a seller in this segment, the strategy conversation is one we need to have sooner rather than later.
Manatee County Single Family Homes: Holding Its Ground
Manatee County's single family market wrapped up 2025 on a steadier note. Sales edged up just 0.5% to 7,521 homes for the year, with the median price easing 5% to $475,000. Sellers fared well on pricing, capturing a median of 94.6% of their original list price.
Inventory grew to 2,687, active listings 4.3 months of supply and homes took a median of 104 days to close. Cash buyers accounted for about 30% of transactions.
December showed some softening with 612 closings, down 5.6% from December 2024, and a median price near $491,500 a reminder that even resilient markets have their ebbs and flows.
The bottom line: Manatee single family remains a fundamentally sound market with real buyer demand, though the pace has normalized considerably from the highs of prior years.
Manatee County Condos & Townhomes: A More Balanced Picture
Manatee's condo and townhome sector outperformed its Sarasota counterpart in 2025. Closed sales rose 4.8% to 2,719 units for the year, and while prices did soften the median fell 8.6% to $310,000 the correction was more measured than what Sarasota experienced.
Cash transactions made up 51.6% of sales, and sellers received a median of 92.6% of list price. With 6.5 months of supply and a median of 115 days to sell, this market is more balanced, offering reasonable options for both buyers and sellers.
What This Means for You
The 2025 year-end data makes one thing crystal clear: there's no single narrative that applies to every buyer or seller in this region. Your outcome depends on what you own, where it is, and what kind of property it is.
- Curious about what your home is worth in today's market? Let's find out together.
- Thinking about buying and wondering where the opportunity is? I can show you.
- Not sure whether now is the right time? That's exactly the conversation I'm here for.
Feel free to contact me below or call me at 941-920-2018, which ever works best for you.
Real estate decisions carry real weight financially and personally. My job is to make sure you walk away feeling confident, informed, and well represented, no matter which direction the data points.
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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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