The REALTOR® Association of Sarasota and Manatee (RASM) has released its November 2025 Real Estate Market Report, offering a clear snapshot of how the market is closing out the year across Sarasota and Manatee counties. Using data from Florida REALTORS®, the report highlights an increasingly segmented market—where trends vary not only by county, but also by property type.
November’s numbers reinforce an important takeaway: there is no one-size-fits-all real estate market right now. Single-family homes and condos are moving in different directions, and Sarasota and Manatee counties are telling very different stories. This is where local expertise matters most.
Key Market Takeaways – November 2025
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Sales Activity Shows a Split Market
Sarasota County experienced strong growth in single-family home sales, while condo activity softened slightly. In contrast, Manatee County saw a slowdown in single-family sales but a notable increase in condo and townhome transactions. -
Pricing Trends Continue to Normalize
Median sale prices declined modestly in Sarasota across both property types. Manatee County saw a significant increase in single-family pricing, while condo prices remained relatively flat year-over-year. -
Inventory Levels Are Rising in Most Segments
Condo inventory remains elevated, particularly in Sarasota, while single-family inventory remains tighter—especially in Sarasota County. -
Homes Are Taking Longer to Sell
Time on market increased across most segments, with Manatee County condos seeing the most noticeable rise. Sarasota single-family homes, however, remained relatively steady.
Single-Family Home Market
Sarasota County
Sarasota recorded 564 single-family home sales, a 28.5% increase year-over-year, signaling renewed buyer activity. The median sale price declined 6.6% to $457,495, reflecting continued price normalization after several years of rapid appreciation.
Cash buyers represented 42.7% of transactions, and sellers received a median of 93.3% of original list price. Inventory rose slightly to 3,245 active listings, while months’ supply tightened to 4.8 months, indicating a still-competitive environment. Homes went under contract in a median of 54 days and closed in 94 days.
Manatee County
Manatee County reported 548 single-family sales, a 13.7% year-over-year decrease, pointing to a slower pace compared to Sarasota. However, pricing told a different story. The median sale price climbed 13.3% to $487,233, driven by shifts in the types of homes sold.
Cash purchases made up 27.0% of sales, and sellers received 94.5% of original list price. Inventory increased to 2,647 homes, with months’ supply holding steady at 4.2 months. Homes spent a median of 59 days to contract and 102 days to close.
“Sarasota and Manatee may share a border, but their single-family markets are behaving very differently,” said Debi Reynolds, 2025 RASM President and Managing Broker at SaraBay Real Estate. “Understanding these local nuances is critical when making major real estate decisions.”
What This Means for Buyers and Sellers
November’s data confirms that real estate decisions in Southwest Florida require a hyper-local approach. Market conditions vary not just by county, but by neighborhood, property type, and price point.
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Buyers benefit from increased inventory and longer days on market, particularly in the condo segment.
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Sellers need to price strategically and understand how their specific segment is performing to stay competitive.
Broad headlines don’t tell the full story—and that’s where working with a knowledgeable REALTOR® makes all the difference.
Bottom Line
The Sarasota–Manatee housing market continues to evolve, with clear differences emerging between counties and property types. Whether you’re buying, selling, or planning your next move in 2026, understanding these localized trends is key to making confident, informed decisions.
Monthly market reports are provided by Florida Realtors® using data from Stellar MLS. For historical data dating back to 2015, visit www.MyRASM.com/statistics.
