One Region, Two Very Different Markets: Sarasota Homes vs. Condos in 2026
One of the questions I hear most often is, “How is the real estate market?”
After more than five decades in Sarasota real estate, I can tell you that the answer has never been as simple as the headlines make it sound. Today, it depends heavily on where the property is located, its price range and, perhaps most importantly, whether we are talking about a single-family home or a condominium.
The latest available June 2026 statistics from the REALTOR® Association of Sarasota and Manatee make that distinction especially clear.
Florida Buyers Are Moving Forward
The statewide market provides some helpful context. According to Florida Realtors®, closed sales of existing single-family homes increased 9.3% year over year in June. The statewide median sale price rose 4.9% to $432,000, while new pending sales increased 4.1%.
That tells us buyers are moving forward despite mortgage rates remaining around 6.5% and affordability continuing to be a concern.
However, statewide statistics only tell part of the story. When we examine Sarasota and Manatee counties, the differences between property types become much more noticeable.
Single-Family Inventory Is Tightening
In Sarasota County, 805 single-family homes sold during June, an increase of 15.2% from June 2025. The median sale price climbed 8.2% to $492,450.
At the same time, active single-family inventory fell 27.4% to 2,870 homes. That reduced the available supply from 6.3 months last June to just 4.1 months this year.
Manatee County experienced similar momentum. Closed single-family sales increased 26.2%, while the median sale price rose 11.4% to $490,000. Inventory declined 15.3%, also leaving Manatee County with 4.1 months of supply.
This is not the frantic market we experienced several years ago, when homes routinely received multiple offers within days. Buyers are more selective today, and price, condition, insurance costs and location all matter. Nevertheless, the significant decline in inventory means buyers no longer have the abundance of single-family choices they had last year.
Well-maintained homes that are priced correctly are getting attention. Sarasota County single-family homes spent a median of 47 days on the market before going under contract, compared with 72 days one year earlier. In Manatee County, that number was 45 days.
Sellers still need to be realistic, but the balance has shifted in their direction in many single-family neighborhoods.
Condos Are Telling a Different Story
The Sarasota condo and townhome market is moving in another direction.
Closed condo and townhome sales increased 25.5% in Sarasota County, showing that buyers are active. However, the median sale price declined 7.5% to $343,750.
Available inventory also declined, but Sarasota County still had 6.3 months of condo and townhome supply—considerably more than the 4.1 months available in the single-family market. These properties spent a median of 71 days on the market before going under contract.
In Manatee County, condo and townhome sales increased 11.2%, while the median price declined slightly to $310,000. That segment had 5.7 months of available supply.
Statewide, Florida’s condo and townhome market carried an even larger 8.1-month supply in June. By comparison, statewide single-family inventory stood at 4.5 months.
These numbers do not mean that every Sarasota condo has lost value. Waterfront location, building age, amenities, condition, association finances and recent renovations can produce very different results. Higher-priced Sarasota condos were active in June, with sales of $1 million or more increasing 50%.
What the statistics do tell us is that condo buyers generally have more choices and greater negotiating leverage than buyers searching for single-family homes.
What This Means for Sellers
A single-family homeowner should not base a pricing decision on what is happening in the condo market, just as a condo owner should not assume that rising single-family prices automatically apply to their unit.
For single-family sellers, declining inventory can create an opportunity—but only when the home is properly prepared, marketed and priced against its true competition.
Condo sellers face a different challenge. Buyers are looking closely at association budgets, reserves, insurance costs, special assessments and inspection reports. Having that information organized and available can help buyers evaluate the property with greater confidence.
In both markets, beginning with an unrealistic asking price can cause a property to miss its strongest period of buyer attention. Today’s buyers have access to more information than ever, and they recognize when a property is priced above comparable alternatives.
What This Means for Buyers
Single-family buyers should be prepared to act promptly when the right property becomes available, particularly in neighborhoods or price ranges with limited inventory. That does not mean skipping inspections or accepting unfavorable terms. It means having financing in place and understanding the recent comparable sales before making an offer.
Condo buyers may currently find more selection and negotiating room, but price should not be the only consideration. Association reserves, planned projects, special assessments, insurance coverage and the overall condition of the building can be just as important as the unit itself.
Real Estate Is Always Local
The broad Sarasota and Manatee housing market is clearly more active than it was one year ago. Sales are rising, pending contracts are increasing and inventory is tightening.
But there is no single market condition that applies equally to every property.
A single-family home in Sarasota, a condominium near the Gulf and a townhome in Manatee County may all be operating under very different conditions. That is why I have always believed that good real estate decisions begin with local information—not national headlines.
Whether you are considering buying or selling, the most useful question is not simply, “How is the market?”
The better question is, “How is the market for this specific property?”
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