January 2026 Market Overview – Sarasota & Manatee Counties
Darren Dowling
Darren Dowling
The REALTOR Association of Sarasota and Manatee has released its January 2026 real estate market report, highlighting a market that’s finding balance after the highs and lows of previous years. Buyers and sellers are adjusting to a “new normal,” with moderated prices, longer marketing times, and rising pending sales signaling steady activity ahead.
| County | Closed Sales | % Change YoY | Median Price | Inventory (Months Supply) | Cash Buyers | % of List Price Received | Median Days to Contract | Median Days to Close |
|---|---|---|---|---|---|---|---|---|
| Sarasota | 523 | +0.6% | $490,000 | 5.0 | 45.5% | 93.7% | 48 | 96 |
| Manatee | 444 | –10.8% | $480,495 | 4.6 | 32.4% | 94.2% | 58 | 105 |
| County | Closed Sales | % Change YoY | Median Price | Inventory (Months Supply) | Cash Buyers | % of List Price Received | Median Days to Contract | Median Days to Close |
|---|---|---|---|---|---|---|---|---|
| Sarasota | 264 | +9.1% | $314,175 | 8.9 | 68.9% | 92.2% | 66 | 110 |
| Manatee | 169 | –1.7% | $305,000 | 7.2 | 61.5% | 91.2% | 65 | 110 |
Sarasota County saw 523 closed sales in January, a slight 0.6% increase over last year. The median sale price fell 7.5% to $490,000. Inventory tightened by 13.7%, leaving a 5.0-month supply — near balanced conditions. Homes spent a median of 48 days under contract and 96 days to close, showing a slower yet orderly market. Cash buyers accounted for 45.5% of transactions, and sellers received 93.7% of their original list price.
Manatee County experienced 444 closed sales (down 10.8%) with a median sale price of $480,495 (+0.1%). Inventory decreased slightly to 2,843 active listings, equating to a 4.6-month supply. Homes took longer to sell, reflecting buyer caution in a softer market, though sellers still received 94.2% of their list price.
In Sarasota County, condo and townhome sales increased 9.1% to 264 units, with a median price of $314,175 (–9.5%). Inventory of 2,449 units represents an 8.9-month supply, favoring buyers. Cash transactions dominated at 68.9%, highlighting investor and second-home activity.
Manatee County saw a 1.7% decline in condo/townhome sales to 169 units, with a median price of $305,000 (–9.2%). Active inventory decreased 4.8%, leaving a 7.2-month supply. Sellers received 91.2% of their asking price, reflecting a market that rewards patience and strategic pricing.
The market is settling into a stable rhythm across both counties.
Single-family homes have tightened inventory; condos and townhomes give buyers more choice.
Pending sales are rising, indicating stronger closings in the coming months.
Local expertise is crucial for buyers and sellers to price strategically and navigate negotiations effectively.
For anyone looking to buy or sell in Sarasota, Manatee, or Lakewood Ranch, understanding local market trends is essential. Partnering with an experienced REALTOR® ensures your decisions are supported by accurate, up-to-date data.
📩 Contact Darren Dowling at (941) 204-0493 or [email protected] for a personalized market consultation.
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Beyond Realty
2170 Main Street, Suite 103
Sarasota, FL 34237
941-204-0493
Darren Dowling is a Sarasota-based real estate broker-owner specializing in Sarasota and Lakewood Ranch residential real estate, new construction, and relocation.
Single-family homes and condos show a stabilized market with strategic opportunities for buyers and sellers.
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