Welcome to Issue #3 of The Gulf Coast Report. Every Wednesday, I share what's actually happening in our market, the best things to do this weekend, and the local spots worth your time. No fluff, no filler. Just useful stuff for people who live here, or want to.
Let's get into it.
The Market Minute
Real Estate
Mortgage rates just hit their highest level in a year. The 30-year fixed climbed to 6.66% the week of July 30, according to Freddie Mac, while the 15-year sits around 6.03%. You might expect that to slow the market down. So far, it hasn't.
July's data keeps telling the same story. Sarasota County's combined median home price hit $499,000, with total sales volume up year over year. Manatee County single-family homes held at a $490,000 median, and closed sales surged 26.2% to 890 transactions in June. Condo prices in Sarasota dipped to $343,750, but townhome and condo sales still rose 25.5%. The numbers show buyers are making decisions now, not waiting for rates to drop.
Inventory is the key metric to watch. Manatee County single-family supply now sits at 4.1 months. Sarasota County dropped from 6.3 months a year ago to 4.1 months. Below 5 months, the leverage shifts back to sellers. The window of abundant choice that buyers enjoyed earlier this year is closing.
One number that stands out: average days on market in Sarasota County hit 92 days, up from 75 a year ago. That sounds like homes are sitting longer. But it's misleading. The increase is largely driven by a handful of overpriced listings that linger. Well-priced homes are still going under contract in 45 to 60 days. The lesson is the same as it's been all year: price it right from day one, or wait.
What this means for you
- For buyers: Rising rates and tightening inventory make a tough combination. But here's the upside: fewer buyers are competing right now than during the spring rush. If you find the right property, you may have less competition than you think. Get pre-approved before you start looking.
- For sellers: This is still a favorable market, but not an automatic one. Four months of supply means buyers have choices. Your home needs to be priced competitively, staged well, and marketed strategically. The sellers who do that are still getting strong results. The ones who chase last year's prices are sitting on the market.
Featured Spotlight
Sarasota: The Cultural Coast
Sarasota is one of those rare places that genuinely lives up to its reputation. Called Florida's Cultural Coast, it punches well above its weight class in arts, dining, and quality of life. But what makes Sarasota interesting from a real estate perspective is how much variety it offers within a relatively compact geography.
The neighborhoods tell different stories. Downtown Sarasota and the Rosemary District are walkable, urban, and increasingly dense, with new condos and mixed-use developments drawing professionals and empty nesters. The barrier islands -- Siesta Key, Lido Key, and Longboat Key -- offer waterfront luxury that commands premium pricing. East of I-75, you find larger lots, newer construction, and more accessible price points, often in planned communities with neighborhood amenities.
The one thing most people don't realize: Sarasota's real estate market is surprisingly resilient across price points because the buyer pool is so diverse. You have retirees moving from the Northeast, remote workers relocating from higher-cost cities, families drawn to the top-rated school district, and investors buying rental properties. When one segment pulls back, another steps in.
Who it's best for: Buyers who want walkable urban living with cultural amenities, retirees seeking an active, sophisticated lifestyle, families who want access to top schools and beaches, and anyone who values a community that balances natural beauty with city convenience.
Thinking about Sarasota? I know the neighborhoods, the price points, and the market trends. Let's find the right fit for your goals.
Explore SarasotaThis Week on the Gulf Coast
Sarasota Farmers Market
Lemon Avenue & Main Street, Sarasota | Saturday, August 8 | 7 AM - 1 PM
Sarasota's signature Saturday tradition is in peak summer form. August brings the freshest local produce of the season: sweet corn, tomatoes, peaches, and watermelon from nearby farms. Grab a coffee from a local roaster, walk Lemon Avenue while it's still cool, and stock up on ingredients for the weekend. The crowd is smaller in summer, which means easier parking and shorter lines at the bakery stands. Established in 1979, this is one of the oldest and best-run farmers markets in Florida.
Bradenton Marauders: Back to School Night
LECOM Park, Bradenton | Saturday, August 8 | Gates 5:30 PM, First Pitch 6:30 PM
Minor League Baseball at historic LECOM Park, with a twist: the first 500 kids ages 12 and under get a free Marauders backpack. It's Back to School Night, which means giveaways, family-friendly between-inning entertainment, and a relaxed summer evening atmosphere. Tickets run $10 to $14. LECOM Park is one of the oldest spring training venues in Florida (built 1923), and catching a game there feels like stepping back in time. Bring the whole family.
Laser Light Nights at The Bishop Museum
The Bishop Museum of Science and Nature, Bradenton | Thursday-Saturday Evenings
The Bishop Museum hosts concert-style laser light shows inside its planetarium dome throughout the summer. Sets range from classic rock to pop to family-friendly themes. It's a cool escape from the August heat and a genuinely fun experience for all ages. The Bishop is Florida's largest natural and cultural history museum on the Gulf Coast, so arrive early to explore the exhibits and visit the manatee rehabilitation program before the lasers start.
Lynn Goldsmith Photography Exhibition at Selby Gardens
Marie Selby Botanical Gardens, Sarasota | Now through September 13
Selby Gardens is hosting a retrospective of Lynn Goldsmith, one of America's most celebrated music photographers. Her portraits of Bruce Springsteen, Bob Dylan, Patti Smith, and Michael Jackson are iconic. The botanical gardens themselves are breathtaking -- tropical plants, orchids, and bayfront views all in one place. It's the kind of afternoon that combines culture and nature in a way only Sarasota can deliver. Selby was just named one of the top botanical gardens in the country.
Alex Lopez & Doug Deming Blues Rock at Fogartyville
Fogartyville Community Media and Arts Center, Sarasota | Saturday, August 8
Fogartyville is one of Sarasota's best-kept secrets for live music. This intimate venue in the Newtown neighborhood hosts an eclectic lineup of roots, blues, folk, and world music. Saturday night brings Alex Lopez & Doug Deming, two blues rock acts with serious credentials. The venue is volunteer-run, BYOB-friendly, and the sound is excellent. If you want live music without the tourist crowds, this is your spot.
Local Pick of the Week
The Spot
Yoder's Restaurant & Amish Village
3434 Bahia Vista St, Sarasota, FL
Yoder's is a Sarasota institution that has been serving made-from-scratch Amish cooking since 1975. Levi and Amanda Yoder sold their farm in Indiana and invested everything into a small restaurant on Main Street during a recession. Fifty years later, it has grown into a full Amish Village with a restaurant, deli market, produce stand, and gift shop. It has been featured on the Travel Channel's "Man v. Food" and remains entirely family-driven.
What to order: The pressure-fried chicken is the signature dish. Adam Richman of "Man v. Food" called it "some of the juiciest fried chicken I've ever eaten." All-natural, hand-breaded, and cooked in a special high-pressure fryer. Pair it with mashed potatoes and gravy, and save room for pie. The peanut butter cream pie and key lime pie are legendary. Yoder's sells thousands of pies during Thanksgiving week alone, but they're available year-round and worth every calorie.
The insider tip: Go early. The line starts forming before the doors open, especially on weekends. They don't take reservations, so arrive by 11 AM for lunch or 4:30 PM for dinner. If the wait is long (it usually is), walk next door to Yoder's Pie Craft Coffee Company, which opened in 2025 and serves coffee and mini pies while you wait. Sit in Norm's Room if it's available -- the cozy back dining room named after a longtime regular.
Why Roger loves it: Yoder's is the real thing. No gimmicks, no trends, no pretense. Just honest food made from scratch by people who care about what they're serving. It's the kind of place that reminds you why local restaurants matter.
The Number
6.66%
30-year fixed mortgage rate as of late July 2026
That's the highest 30-year mortgage rate in a year, according to Freddie Mac. A year ago, rates were hovering just under 6.5%. Today, at 6.66%, the cost of borrowing has increased but demand hasn't broken. Buyers are adjusting their budgets, exploring adjustable-rate options, and using creative strategies to make deals work. The ones who wait for rates to drop significantly may be waiting a while. As always, the best time to buy is when the numbers work for your situation.
Watch This
If you're considering a move to Florida's Gulf Coast, Roger's YouTube channel is a great place to start. Weekly video tours take you inside Gulf Coast communities, waterfront properties, and neighborhoods you won't fully understand from listing photos alone. From Lakewood Ranch to Heritage Harbour to the barrier islands, the channel gives you an honest, boots-on-the-ground look at what it's really like to live here.
Subscribe on YouTube for new videosQuick Hits
Sarasota County's combined median hit $499,000. That's up from $492,450 in June. Prices are still climbing, just at a more measured pace. The steep appreciation of 2021-2023 has given way to steady, sustainable growth.
Days on market is a misleading number. Sarasota County's average of 92 days is inflated by overpriced listings that sit for months. Well-priced homes in desirable neighborhoods are still going under contract in 45 to 60 days. The gap between priced-right and overpriced has never been wider.
Condo market is still adjusting. Sarasota County condo prices dipped 7.5% year over year to $343,750. Increased supply from new construction and rising HOA fees (driven by higher insurance costs) are putting downward pressure on prices. For buyers, that creates opportunity. For sellers, pricing strategy matters more than ever.
Siesta Key Beach ranked #1 in the U.S. for 2026. U.S. News & World Report named it the top beach in America this year. For buyers considering Sarasota-area real estate, that kind of recognition reinforces long-term value in the barrier island market.
That's Issue #3. Hope you found something useful in here. If you did, forward it to a friend. If you have feedback or a question about the market, hit reply. I actually read them.
Questions? Reach Roger directly at 941-402-0083 or roger@rarpropertygroup.com
RAR Property Group | eXp Realty
See you next Wednesday!
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