Sarasota & Manatee County Real Estate Market – February 2026

Here’s a look at the Sarasota & Manatee Counties’ real estate market for February 2026. According to statistics from the REALTOR® Association of Sarasota and Manatee, limited inventory and a surge in cash buyers are shaping a market that remains competitive despite shifting price trends.

February 2026 brought a shift in Sarasota County’s housing market, with the median price for single-family homes dipping to $475,000—down 5% from last year. However, the average sale price told a different story, increasing to $738,588, up 3.3% year-over-year and gaining momentum from the previous month’s $724,234.

February 2026 showed a pickup in sales activity across Sarasota County, with 625 closed sales—up 6.1% compared to 589 transactions at the same time last year. At the same time, inventory tightened, with active listings dropping to 3,420, a notable 20.3% decrease year-over-year.

Manatee County’s housing market moved into February 2026 with steady price growth, as the median sale price for single-family homes reached $489,634—up 2.9% from $475,995 a year ago. The average sale price followed a similar upward path, rising to $673,021, a 2.5% increase year-over-year, and continuing its climb from January’s $647,324—pointing to consistent demand supporting home values.

Sales activity in Manatee County picked up notable momentum in February 2026, with 550 closed sales—an increase of 10% compared to 500 transactions one year ago. At the same time, the number of active listings edged down slightly to 3,031, a modest 2.1% decrease year-over-year, suggesting inventory has remained relatively tight.

The condo and townhouse market showed continued price growth across both counties in February 2026, with Sarasota County leading the way. The average sale price there reached $521,637—up a notable 12.5% from $463,689 last year—highlighting strong demand in this segment. In Manatee County, the average price rose more modestly to $369,085, a 3.3% increase from $357,306, pointing to steadier, more gradual appreciation.

SUGGESTED READING: Mortgage Loan Types with Mortgage Calculator

For buyers, February 2026 presents a mixed landscape across Sarasota and Manatee counties. In Sarasota County, new listings dropped sharply by 21.7%, with just 1,005 homes hitting the market. That pullback in inventory means fewer options and potentially more competition, especially for well-priced properties.

Manatee County tells a slightly different story, with 1,016 new listings—a 4.7% increase year-over-year—offering buyers a bit more breathing room and choice compared to its neighbor.

Another factor shaping the market is the rise in cash purchases. Sarasota County saw 294 cash sales, up 14% from last year, while Manatee County recorded 176 cash transactions, a 6% increase. This uptick signals continued competition from well-funded buyers, which can make it more challenging for financed buyers to compete, particularly in desirable price points.

Overall, buyers may find more opportunities in Manatee County, while Sarasota’s tighter inventory and increased cash activity suggest a more competitive environment where preparation and speed remain key.

For sellers, the February 2026 market reflects a subtle shift toward more balanced conditions. In Sarasota County, homes are selling for a median of 93.8% of the original list price, while Manatee County is slightly higher at 94.2%. Both figures are down modestly from last year, signaling that buyers are gaining a bit more negotiating room compared to the peak seller-driven market of recent years.

Timing is also playing a bigger role. In Sarasota County, the median time to contract is 59 days, with homes taking about 94 days to close. Manatee County is moving at a slightly slower pace, with 65 days to contract and 109 days to sale.

Taken together, these trends suggest that while sellers still hold a relatively strong position—especially with inventory levels remaining below balanced market thresholds—pricing strategy and patience are becoming increasingly important. Homes that are well-priced and well-presented are still moving, but the days of quick contracts and top-dollar offers with minimal negotiation are beginning to ease.

See Additional Reports on the Sarasota County & Manatee County Real Estate Market

Here are the most recent home listings just added to the database in the average sale price range for Sarasota County. All homes are priced at $738,588 or less.

Here are the most recent home listings just added to the database in the average sale price range for Manatee County. All homes are priced at $673,021 or less.