Weekly Single-Family Home Market Snapshot: September 14 - 20, 2026
A single-family home market snapshot across 13 cities in Sarasota, Manatee, and Charlotte Counties for the week of September 14 through 20, 2026. City-level figures are cross-checked across Realtor.com, Redfin Data Center, and Zillow Home Value Index (ZHVI) where the sources publish them. As of September 25, 2026, the portals had not yet released September city-level monthly figures, so each value below is the most recent month or point-in-time listing snapshot that source has published, and where a city has thin coverage, the gap is noted rather than estimated.
Written by Kim Donahue, REALTOR® with Medway Realty | 30+ Years of Real Estate Experience · Updated September 25, 2026
City-by-City Comparison
The table below compiles the most recent available single-family home data across the 13 cities in this survey. Official county-level RASM and Florida Realtors reports do not break out figures by individual city, so city-level figures come from the major real estate portals, with months of supply filled in at the county level where the city figure is not published. Because each source uses its own methodology and geography, figures are not always directly comparable across columns. Where a metric is marked N/A, none of the sources checked published a reliable single-family figure for that city in the current period, and it was omitted rather than estimated.
| City | County | Median List Price | Median Sale Price | Active Inventory (SFH) | Median DOM | New Listings | Price Trend (YoY) | Months Supply |
|---|---|---|---|---|---|---|---|---|
| Sarasota | Sarasota | ~$599K (Movoto, Sep, flat MoM and YoY) | ~$520K (Redfin 3-mo, Aug, +3.9%, all types) | ~2,775 (Redfin page, all types) 2,619 county SFH (RASM Aug) | ~79 (Redfin) | ~322 (Redfin snapshot) | +3.9% (Redfin) -1.1% county SFH (RASM Aug) | 3.7 (Sarasota Co, RASM Aug) |
| Lakewood Ranch | Manatee | ~$607K (MLS tracker) ~$661K (Movoto, Jul) | ~$630K (Redfin 3-mo, Jun, +6.7%) $625,796 (Redfin Aug, +2.0%) | ~732 (MLS tracker) | ~43 (Redfin) ~99 (MLS tracker avg) | ~116 (Movoto, Jul) | +2.0% (Redfin Aug) -4.8% (Zillow ZHVI) | N/A |
| Bradenton | Manatee | ~$459K (Movoto, Aug) ~$409K (MLS tracker, Aug) | ~$320K (Redfin 3-mo ending May, all types) $312,743 (Redfin Aug, -2.3%) | ~2,110 (MLS tracker, Aug) | ~51 (Redfin) ~88 (MLS tracker avg) | N/A | -2.3% (Redfin Aug) | N/A |
| Anna Maria | Manatee | ~$2.99M (listing report, Sep 12) | ~$1.6M (Redfin city, Feb, -7.1%, 5 sales) $1.90M (Zillow ZHVI, -7.5%) | ~66 SFH (listing report, Sep 12) | ~146 (listing report, Sep 12) | N/A | -7.5% (Zillow ZHVI) | N/A |
| Palmetto | Manatee | ~$415K (Movoto, Sep, +2% YoY) | ~$344K (Redfin, +1.0%) $350K (Zillow ZHVI, -3.4%) | ~966 (Movoto, Sep) ~882 (Zillow, mid-Aug) | ~103 (Redfin) | N/A | +1.0% (Redfin) -3.4% (Zillow ZHVI) | N/A |
| Parrish | Manatee | N/A | ~$405K (Redfin 34219, 3-mo, +3.0%) Avg ~$395K latest mo, -5.5% | ~1,568 for sale (Zillow, Aug) | ~71 (Redfin 34219) | N/A | +3.0% (Redfin 3-mo median) -5.5% (Redfin avg, latest mo) | N/A |
| Ellenton | Manatee | ~$279K (Realtor.com-based tracker, Sep 12) | ~$317K (Redfin 3-mo ending May, all types, +9.4%) $390K (Zillow ZHVI, -6.7%) | ~100 (Realtor.com-based tracker, Sep 12) | ~52 (tracker, Sep 12) ~59 (Redfin) | ~17 in week (tracker, Sep 12) | +9.4% (Redfin) -6.7% (Zillow ZHVI) | N/A |
| Osprey | Sarasota | N/A | ~$710K (Redfin 34229, -5.3%) City median volatile by month | ~94 (Zillow, 34229) | ~75 (Redfin 34229) | N/A | Conflicting by source and date | 3.7 (Sarasota Co, RASM Aug) |
| Nokomis | Sarasota | ~$545K (Movoto, Sep, +3% YoY, flat MoM) | ~$465K (Redfin Aug, all types, -5.2%) $497K (Zillow ZHVI, -5.8%) | ~484 to 583 (Movoto, Aug-Sep) | ~43 (Redfin) | ~35 (Movoto market trends) | -5.2% (Redfin) -5.8% (Zillow ZHVI) | N/A |
| Venice | Sarasota | ~$441K (MLS-based tracker, Jul, +3.9% YoY) | ~$409K (Redfin 3-mo ending Jun, all types, -0.24%) $479K (MLS, Aug, SFH) | 217 SFH under $500K (MLS, Aug) | ~66 (Redfin) | N/A | ~flat (Redfin) -2.8% (Zillow ZHVI, Jul) | ~2.85 (MLS, SFH under $500K, Aug) |
| Englewood | Sarasota / Charlotte | ~$425K (Movoto, Sep, +6% YoY, flat MoM) | ~$364K (Redfin, +22.9%) $499,669 (Redfin chart, Aug, +34.3%) $325K to $372K (Zillow, -8.5% to -8.3%) | ~1,054 (Movoto, Sep) | ~72 (Redfin) | ~60 (Redfin new-listings page) | +22.9% (Redfin) -8.5% (Zillow ZHVI) | N/A |
| Port Charlotte | Charlotte | ~$340K (Movoto, May, dated) | ~$276K (Redfin 3-mo, Aug, +0.3%) $300K (Zillow ZHVI, -6.0%) | ~2,088 (Movoto, May, dated) | ~74 (Redfin) | N/A | +0.3% (Redfin) -6.0% (Zillow ZHVI) | 5.8 (Charlotte Co, Aug) |
| Boca Grande | Lee | ~$2.99M (Realtor.com-sourced, Feb, dated) | ~$2.8M (Redfin 33921, 3-mo, -26.3%) $2.24M (Zillow ZHVI, -9.7%) | ~126 (Realtor.com-sourced, Feb, dated) | ~115 (Redfin 3-mo) | N/A | -26.3% (Redfin) -9.7% (Zillow ZHVI) | N/A |
Notes: As of September 25, 2026, none of the three named portals had published September city-level monthly figures, so each value is that source's most recent published month or a point-in-time listing snapshot (June through September 2026). Redfin city figures cover all residential property types unless labeled. Zillow figures are ZHVI (Zillow Home Value Index), a modeled estimate, not actual sale prices. "MLS tracker" and "listing report" refer to live-products powered by MLS feeds (MCHomes, mybrokerone, Movoto, VeniceAgent, Move With Momentum, and a Realtor.com-data snapshot dated September 12, 2026), used only for list price, inventory, days-on-market, and new-listing counts where the named portals publish no city figure. County-level months of supply comes from RASM's August 2026 report (Sarasota County) and an August 2026 Charlotte County broker report; none of the portals publishes city-level months of supply, and Manatee County's exact August months-of-supply figure was not published in retrievable coverage, so Manatee-based cities show N/A. "N/A" means the metric was not reliably published at the city level by any of the sources checked for the current period, and it was omitted rather than estimated.
Movers of the Week
A few cities show notable shifts in the data reviewed this week.
Sarasota County's median turned down year over year in August
RASM's August report, released mid-September, shows the Sarasota County single-family median at $470,000, down 1.1 percent from a year earlier, on 646 closed sales, up 0.8 percent. July's report had the county median up 5.0 percent year over year, so August is a clear downshift even as volume held. Months of supply sits at 3.7 with about 2,619 active single-family homes and 47 days to contract. Manatee County moved the other way, with its single-family median up 5.9 percent to $495,000 on 687 sales, up 5.7 percent.
Anna Maria carries the longest selling times
The September 12 listing report for the city of Anna Maria shows a median list price of $2,985,000 across about 66 active single-family homes, with a typical range of $1.70 million to $6.79 million and a median listing age near 146 days, the longest selling-time reading in this survey. Redfin's city-of-Anna-Maria median, about $1.6 million in its latest published month, rests on just five sales, and Zillow's typical value of $1.90 million is down 7.5 percent year over year. Island-wide single-family data is not published by any of the three portals, so the island is best read from listing-side signals, which point to months-long selling times at this price level.
Nokomis is down on both main portals again
Nokomis remains one of the few cities where the two main portals agree on direction: Redfin's August city median is about $464,692, down 5.2 percent year over year (all home types), and Zillow's typical value of $497,162 is down 5.8 percent. A falling median alongside roughly 43 days on market usually reflects a mix shift toward lower-priced sales in a small market rather than a uniform price drop, but both sources showing a decline, two weeks running, is worth watching. Movoto's September list-price read of about $545,000 is up 3 percent year over year, which sits in tension with the sale-side decline and is a reminder to look at the price band you actually plan to buy or sell in.
Englewood still has the widest cross-source spread
Englewood's readings sit roughly 30 points apart again. Redfin shows a median near $364,000, up 22.9 percent year over year, while its own trend chart shows $499,669, up 34.3 percent, and Zillow's typical values run $325,000 to $372,000, down 8.3 to 8.5 percent. Movoto's September median list price is about $425,000 across roughly 1,054 active homes, and Redfin lists about 60 new listings. A spread this wide between credible sources points to measurement and mix differences rather than a clean market direction, so Englewood is best assessed at the neighborhood or price-band level, not from the city median.
Boca Grande's median is down sharply on thin volume
Redfin's ZIP 33921 reading shows a three-month median near $2.8 million, down 26.3 percent year over year, with median days on market near 115, and Zillow's typical value of $2.24 million is down 9.7 percent. The market runs on roughly 8 to 12 sales a month, so medians swing on individual transactions and the year-over-year percentage is statistically fragile. Realtor.com-derived listing data on the ZIP is dated February 2026 (about 126 active listings at a median list near $2.99 million), which is all any of the checked sources publish for this market.
Lakewood Ranch is listing below its recent closed medians
A live MLS tracker shows Lakewood Ranch at about 732 active homes and a median list price near $606,990, while Redfin's three-month closed median reads about $630,000 and its August headline is $625,796, up 2.0 percent year over year. Zillow's typical value of $583,858 is down 4.8 percent. New inventory being priced under the trailing closed figures, alongside roughly 116 new listings in July per Movoto, is the usual first sign of a cooling listing pipeline rather than falling closed prices, and it is the reason the listed price sits below both Redfin readings.
Regional Trend: One Market or Several?
The county-level frame tightened in different ways. RASM's August 2026 report, released around September 16, shows Sarasota County single-family closed sales at 646, up 0.8 percent year over year, with a median sale price of $470,000, down 1.1 percent, an average of $670,413, about 2,619 active listings, and 3.7 months of supply. Manatee County closed 687 single-family sales, up 5.7 percent, at a median of $495,000, up 5.9 percent, with an average of $663,878; RASM reported active inventory and months of supply down across both counties, with single-family inventory "especially tight," though Manatee's exact August months-of-supply figure was not published in the coverage retrievable this week. Charlotte County is the looser end of the region: an August broker report on Florida Realtors data puts the residential median near $315,000, up 0.6 percent, on 524 homes, up 4.0 percent, with about 68 median days on market and 5.8 months of supply.
The 13 cities are not moving together, and this week the split is visible even at the county line: Sarasota County's median is down year over year while Manatee County's is up. Within that frame, Venice remains the tightest single-family segment at roughly 2.85 months of supply on 217 active homes under $500,000 in August, while Sarasota's city median from Redfin reads up 3.9 percent against a county median down 1.1 percent, the clearest city-versus-county gap in the survey. The most visible listed-inventory builds sit in northern Manatee's newer communities, Lakewood Ranch and Parrish, where MLS and Zillow counts are elevated and new listings are being priced under recent closed medians. The islands, Anna Maria and Boca Grande, continue on their own cycle of thin volume, long selling times, and medians that swing on individual sales. The pattern that holds is the same one from recent weeks: homes in the middle of the market still absorb, while higher-price inventory and the strongest-growth communities carry the longer selling times. With the region moving at different speeds, your neighborhood's absorption rate is more useful than a regional average, and that is the level I help clients look at before deciding on timing.
Data Gaps and Limitations
September data lag: As of September 25, 2026, none of the three named sources had published September city-level monthly figures. Each value above is the most recent month that source has released (June through August 2026 monthly data) or a point-in-time listing snapshot (September 12 to September 25, 2026), and no September figure was estimated or interpolated. This is normal for end-of-month publication timing.
Anna Maria: No portal publishes an island-wide single-family dataset. Redfin's city page covers only the city of Anna Maria, the island's north third, and its median rests on about five sales a month; Zillow reports all home types; and Realtor.com publishes no Anna Maria figures. List price, inventory, and selling time came from an MLS listing report dated September 12, 2026. Sources checked: Redfin, Zillow, MLS listing report.
Boca Grande: Sales volume is roughly 8 to 12 homes per month, so medians swing widely. Redfin shows the ZIP 33921 three-month median down 26.3 percent year over year and Zillow's typical value down 9.7 percent. Realtor.com-derived list-price and inventory figures are dated February 2026, and no months-of-supply figure exists from the named sources. Sources checked: Redfin, Zillow, Realtor.com-derived tracker.
Osprey: The Redfin city median is volatile month to month and conflicts with the ZIP 34229 reading (city near $645K versus ZIP near $710K, with a May 2026 cut near $581K). Median list price, new listings, and months of supply were not published by the named sources. Sources checked: Redfin (city and ZIP), Zillow.
Nokomis: Redfin's three-month cut ending May (down 29.3 percent) conflicts in scale with its August trends figure (down 5.2 percent), while Zillow's typical value is down 5.8 percent. List price and inventory came from Movoto and are labeled with their August-September window. Sources checked: Redfin, Zillow, Movoto.
Ellenton: The named portals publish price only (Redfin city, all home types; Zillow ZHVI) and Realtor.com has no Ellenton city page. List price, inventory, days on market, and new listings came from a Realtor.com-data snapshot dated September 12 and are point-in-time counts, not a trend; the tracker's list median sits below the Redfin sale median, typical of a market with a large manufactured-home share, so it is labeled as such. Sources checked: Redfin, Zillow, Realtor.com (no city page), Realtor.com-data tracker.
Englewood: No clean single-family-only subset exists. Redfin's market page (up 22.9 percent) conflicts with its own August trend chart (up 34.3 percent), and both conflict with Zillow's down 8.3 to 8.5 percent. List price and inventory came from Movoto, September 2026. Sources checked: Redfin, Zillow, Movoto.
Port Charlotte: The named portals publish prices and days on market but no clean single-family-only list price or new-listings count, and Realtor.com research could not be retrieved this week. List price and inventory came from Movoto with a May 2026 coverage date and are labeled as dated. Sources checked: Redfin, Zillow, Movoto.
Sarasota: No city-level median list price or active single-family inventory from the named portals; Movoto's September list figure is a supplementary read, and the Redfin active count (about 2,775) covers all residential types. The single-family county inventory (2,619) is from RASM's August report. Sources checked: Redfin, Zillow (no city figure retrieved), Realtor.com (county level only), Movoto.
Bradenton: The named portals report all home types and publish no city-level months of supply or new-listings count, and Realtor.com has no city research page. List price and inventory came from Movoto and an MLS tracker in August, which disagree on count (about 2,110 versus about 2,741) because of geography and data cuts. Sources checked: Redfin, Movoto, MLS tracker.
Lakewood Ranch: Months of supply is not published by the named sources. List price and inventory came from an MLS tracker (about 732 homes at a $606,990 median list), and new listings from Movoto for July. Realtor.com has no city-level research page. Sources checked: Redfin, Zillow, MCHomes (MLS tracker), Movoto.
Palmetto: No Realtor.com city page exists. List price and inventory came from Movoto (September) and Zillow (mid-August), with the Zillow active count covering all property types. Sources checked: Redfin, Zillow, Movoto.
Parrish: No city-level median list price exists from the named portals, and Realtor.com has no Parrish page. Zillow's about-1,568 for-sale count (August) covers all property types, and Redfin's sale median is ZIP 34219, all home types. Months of supply was not published. Sources checked: Redfin (34219), Zillow.
Venice: Redfin and Zillow published monthly figures through July; the single-family sale median, the under-$500K inventory count, and the 2.85 months-of-supply read came from an MLS-based report for August. A full single-family inventory count for the city was not published by any checked source, and a RealtyTrac all-types count was implausibly broad and was not used. Sources checked: Redfin, Zillow, MLS-based report (VeniceAgent), RealtyTrac.
Manatee County months of supply: RASM reported August active inventory and months of supply down across both counties with single-family inventory "especially tight," but the exact Manatee County figure was not in retrievable coverage this week, so Manatee-based cities show N/A rather than an estimate. Sources checked: RASM August report via local coverage.
City-wide limitations: Across all cities, "median list price," "active single-family inventory," "new listings," and "months of supply" remain the figures most likely to be unpublished or inconsistent at the city level on Realtor.com, Redfin, and Zillow, because those portals commonly report at the county, ZIP, or all-property-type level instead. Where a metric is marked N/A, none of the sources checked published a reliable single-family figure for that city in the current period, and it was omitted rather than estimated.
If you would like a read on your own neighborhood or a specific price range, I can pull the local absorption picture and what it means for your timing. Send me a message or call (941) 724-2587.