Sarasota & Manatee County Market Report: June 2026
A straight look at how many homes sold, what they listed for, and what they actually closed at last month — straight from the Stellar MLS Matrix.
June at a Glance
Both counties posted a nearly identical volume of closed sales in June, with Sarasota County finishing just eight transactions ahead of Manatee. Manatee County carried a modestly higher price point on both list and sale price, but the two counties converted at nearly the same rate against list price — 96.5% in Sarasota versus 96.7% in Manatee — suggesting comparable competition for well-priced homes across both markets last month.
County-by-County Breakdown
| Metric | Sarasota County | Manatee County |
|---|---|---|
| Homes Sold (Closed) | 1,235 | 1,227 |
| Median List Price | $425,000 | $435,000 |
| Median Sale Price | $420,000 | $433,600 |
| Average Sale-to-List Ratio | 96.5% | 96.7% |
Source: Stellar MLS Matrix, June 2026 closed transactions, Sarasota and Manatee Counties.
6-Month Trend: Where Is the Market Headed?
One month on its own doesn’t say much about direction. Here’s how closed sales and median sale price have moved over the last six months in both counties, so you can see the trend behind June’s numbers.
Closed Sales, Jan–Jun 2026
Median Sale Price, Jan–Jun 2026
All figures above reflect residential homes only for a true apples-to-apples read. January–May figures are sourced from RASM’s monthly market reports (Florida Realtors®/Stellar MLS data), cross-checked against Sarasota Magazine’s monthly coverage of the same releases. June’s single-family median sale price ($420,000 in Sarasota, $433,600 in Manatee) is pulled directly from the Stellar MLS Matrix. June’s closed sales count shown above still reflects all residential property types combined, pending a single-family-only figure — once confirmed, that final data point will be corrected and the dashed segment removed.
Reading the Numbers Correctly
Why the Sale-to-List Ratio Isn’t Just Median Sale ÷ Median List
It’s tempting to check the math by dividing Sarasota County’s median sale price ($420,000) by its median list price ($425,000) — but that comes out to roughly 98.8%, not the 96.5% average sale-to-list ratio reported for the county. That’s not a data error; it’s how these two types of figures are calculated differently. The 96.5% ratio is an average taken per transaction, comparing each home’s final sale price to its own original list price, then averaged across every closed sale. The median list and median sale prices, on the other hand, are each calculated independently across the full set of homes that sold that month. Because the two figures are measuring different things, dividing one median by the other won’t reproduce the reported ratio. The takeaway: don’t treat the median list and median sale figures as a matched pair you can divide to check the average discount — they’re each telling you something different about the market.
What This Means If You’re Buying or Selling
For Sellers
Both counties are converting at a very similar rate against list price — 96.5% in Sarasota, 96.7% in Manatee. That’s a solid sign for well-priced listings, but it also means overpricing carries a real cost: homes priced above where the market is actually paying tend to sit longer and eventually chase the market down, rather than holding near list.
For Buyers
With homes still closing close to list price in both counties, there’s less room than some buyers expect to negotiate deeply below asking on a well-priced home. That said, list price itself varies a lot by county and by neighborhood — Manatee’s higher median list and sale price reflect a different mix of inventory than Sarasota’s, not necessarily a “hotter” market across the board.
Additional Market Context
The Stellar MLS Matrix figures above are the most current closed-sales numbers for June. For broader context on where the market has been trending, the REALTOR® Association of Sarasota and Manatee’s (RASM) most recent published report — covering single-family homes only for May 2026, the last month with a full official release at publication time — adds useful color:
Sarasota County, Single-Family (May 2026)
845 closed sales, up 7.2% year-over-year. Median sale price held steady at $475,000, and homes averaged 50 days to go under contract. Months of supply sat at 4.4, continuing a tightening trend heading into summer.
Manatee County, Single-Family (May 2026)
782 closed sales, essentially flat year-over-year. Median sale price was $460,000, down slightly from the prior year, with homes averaging 47 days to go under contract. Months of supply also stood at 4.4.
Source: REALTOR® Association of Sarasota and Manatee (RASM), May 2026 Real Estate Market Report, compiled by Florida Realtors® from Stellar MLS data (myrasm.com/may2026). Additional figures via Sarasota Homes Group (sarasotahomes.com/latest-sarasota-market-statistics). RASM’s own release for the same month noted that active inventory declined by double digits across all four major market segments, with single-family months of supply in both counties falling below the level traditionally considered a balanced market.
Want the Neighborhood-Level Version?
County-wide numbers are a useful starting point, but they blend together very different submarkets — a Siesta Key condo and a Lakewood Ranch single-family home get averaged into the same county figure. If you’re watching a specific neighborhood or price range, I can pull a more targeted report straight from the Matrix.
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