After a period defined by rising inventory and increasingly cautious buyers, July brought some encouraging signs for the Sarasota real estate market.
Across Sarasota County, both single-family homes and condos posted more sales than a year ago, while available inventory continued to decline. Prices also held up well—and in some segments, particularly the luxury market, activity was surprisingly strong.
But the numbers also reinforce something we've been seeing for some time: there really isn't one "Sarasota market." Conditions vary considerably by property type, price point and neighborhood.
Single-Family Homes: A Noticeably Tighter Market
Sarasota County recorded 744 single-family home sales in July, up 2.9% from July 2025. The median sale price increased 5% to $493,500, while the average sale price rose 11.6% to $764,307.
Perhaps more telling is what's happening with inventory.
There were 2,736 single-family homes for sale at the end of July—23.4% fewer than a year ago. Months of inventory fell from 5.6 months last July to just 3.9 months this July.
At the same time, buyer activity remains healthy. New pending sales increased 6.6% year over year, and the median time it took a home to go under contract improved from 63 days last July to 52 days this year.
Sellers are also capturing more of their original asking price. The median home sold for 94.2% of its original list price, compared with 91% a year ago.
Taken together, these numbers point to a single-family market that has become considerably tighter than it was this time last year.
Luxury Is Having a Moment
One of July's more interesting stories happened at the upper end of the market.
Sarasota County recorded 121 single-family sales above $1 million—39.1% more than in July 2025.
Activity was strong across several luxury price points, including 18 sales between $2 million and $3 million and 13 between $3 million and $5 million.
Small sample sizes mean percentages at these price points can swing considerably from month to month, but the broader $1 million-plus category is large enough to be noteworthy. Luxury buyers are active.
That strength also helps explain why the county's average sale price rose substantially faster than its median price.
Condos: More Sales, Less Inventory—but Still a Longer Sale
The Sarasota County condo and townhouse market also showed significant improvement in July.
There were 318 closed sales, up 33.1% year over year, while new pending sales increased 27.7%. The median sale price rose to $340,000, compared with $300,000 last July.
Inventory is moving in the opposite direction. Active condo inventory fell 10.9% year over year to 1,782 units, while months of supply dropped from 7.5 months to 5.6 months.
That's a meaningful shift from the inventory-heavy condo environment we've been watching.
Still, condos are taking longer to sell. The median time to contract increased from 72 days last July to 92 days, and median time from listing to closing increased from 113 to 138 days.
Sellers are receiving a median 90.8% of their original asking price.
So while condo demand has clearly improved and inventory has tightened, buyers remain selective. Pricing and presentation continue to matter enormously.
A Look Around Sarasota's Neighborhoods
Countywide numbers are useful for understanding direction, but Sarasota's individual neighborhoods tell a much more nuanced story.
Siesta Key had a particularly active July, with 41 closed sales compared with 23 last July, an increase of roughly 78%. Dollar volume more than doubled to approximately $61.7 million. The median sale price was $1.05 million, down modestly from $1.125 million last July, while the average sale price increased to approximately $1.51 million.
Longboat Key also had a strong month. There were 47 closed sales compared with 36 last July, while the median sale price reached $1.4 million, up from $589,000 a year earlier. Average sale price approached $2 million. As always in luxury coastal markets, the mix of properties sold can move monthly price statistics considerably, so I would view the sales activity itself as particularly meaningful.
West of Trail recorded 21 sales in July, compared with 16 last year. The median sale price was $1.4 million, while the average reached approximately $2.55 million. With relatively few monthly transactions and a wide range of properties, averages here can be heavily influenced by a handful of high-end sales. Still, July's roughly $53.6 million in closed dollar volume reflects meaningful activity at the upper end.
Indian Beach Sapphire Shores remains an especially small market, making month-to-month comparisons difficult. Three homes closed in July at a median price of $1.1 million. Average days on market increased to 121 days, reinforcing how much individual property characteristics and pricing can influence results in a neighborhood with relatively few sales.
Southgate recorded 10 sales in July, compared with 12 last year. The median sale price was $434,000, but homes that sold moved relatively quickly, averaging just 26 days on market, compared with 89 days for last July's sales.
Downtown Sarasota also continued to see significant higher-end activity, with 28 July sales and an average sale price of approximately $1.72 million.
So, Has the Sarasota Market Shifted?
I wouldn't characterize Sarasota as suddenly being a strong seller's market across the board.
But the direction of the numbers is worth paying attention to.
A year ago, one of the dominant stories was rising inventory. Today, single-family inventory is down more than 23% year over year. Condo inventory is also declining. Pending sales are up in both categories, and closed sales have increased.
For buyers, there are still opportunities. Homes aren't universally selling overnight, price reductions remain part of the market, and buyers can often negotiate—particularly when a property has been sitting or was priced too aggressively from the start.
For sellers, however, the environment appears healthier than it was a year ago. Less competition means that well-priced, well-presented properties have a better opportunity to stand out.
And perhaps most importantly, the market is becoming increasingly specific.
The difference between selling a condo and a single-family home is significant. So is the difference between a $500,000 home and a $3 million home—or between Longboat Key, Siesta Key, Southgate and West of Trail.
That's why broad headlines only tell part of the story. Understanding what's happening within a property's particular neighborhood, price range and competitive set is increasingly important when deciding how to buy, sell or price a home in Sarasota.
