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Sarasota and Manatee Counties are experiencing a real estate market reset in 2025 — and the data shows a clear shift in who holds the power. After several years of rapid price escalation fueled by low inventory and high demand, the market has begun to cool. Prices are not crashing, but they are adjusting to more realistic levels, giving buyers opportunities they have not seen in years.
This article breaks down the real numbers: the 2025 year-to-date performance compared with the same period in 2024, the differences across major Sarasota cities, and the big split between condos and single-family homes.
Sarasota County Market Overview (YTD 2025)
Across Sarasota County, the median sold price is down nearly nine percent year-to-date. This marks a meaningful correction from the peak pricing of 2021 through 2023. While sellers can still achieve strong prices, the days of automatic bidding wars and instant sales have faded.
This shift is creating a more balanced environment where buyers can negotiate and take their time.
City-by-City Price Adjustments
Some areas are adjusting more quickly than others. Here’s how the key markets compare year-to-date:
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Longboat Key: Down over 20% YTD, driven largely by a cooling luxury condo sector.
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Osprey: Down around 15%, making this premium area more accessible.
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Venice & Englewood: Each down about 9%, offering excellent value for coastal buyers.
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Sarasota (city) & North Port: Down roughly 7%, modest but notable.
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Nokomis: Down only about 6%, showing the most stability in the region.
These numbers reflect a regional reset — not a collapse — with pricing normalizing after several years of aggressive appreciation.
Condos vs. Single-Family Homes: The Biggest Story
The dramatic difference between condos and single-family homes is the most important trend of 2025 so far.
Sarasota County
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Condos, co-ops and townhomes: Down nearly 23% year-over-year in October
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Single-family homes: Down closer to 10%
Manatee County
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Single-family homes: Flat to slightly up about 1%
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Condos and townhomes: Down roughly 18%
This makes it clear:
Condos — especially luxury, waterfront, and amenity-heavy buildings — are seeing the sharpest price adjustments.
Single-family homes are holding value far better in both counties.
What This Means for Buyers
This is the best negotiating environment buyers have had in years.
Buyers now benefit from:
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More inventory
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Less competition
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More price flexibility
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Slower days on market
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Greater power in inspection and repair requests
This is especially true for buyers looking at condos or waterfront units.
What This Means for Sellers
Sellers can still achieve strong results — but strategy is everything.
Sellers who price realistically and present their homes beautifully are still selling quickly and profitably.
Sellers who price based on 2022 expectations are sitting on the market.
Staging, professional photography, and correct pricing are no longer optional — they are essential.
Final Thoughts
The Sarasota and Manatee real estate markets are not crashing.
They are resetting.
That reset is creating opportunities on both sides, but success depends on strategy.
If you would like a customized market analysis for your neighborhood or condo community — or you’re considering buying or selling — I would love to help you navigate this new landscape.
Contact:
📞 Call or text: 941-387-5050
Living in Sarasota with Margot Vigar
