Welcome to Issue #4 of The Gulf Coast Report. Every week, 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 ticked up again. The 30-year fixed rate averaged 6.69% as of the week ending August 6, according to Freddie Mac, up from 6.66% the week prior. A year ago, the rate was 6.63%. The modest climb hasn't derailed demand, but it's worth watching.
The bigger story this month is what's happening beneath the headline numbers. Closed sales across Sarasota and Manatee counties surged in June, with Manatee single-family transactions jumping 26.2% to 890 sales and Sarasota County condo and townhome sales climbing 25.5%. Buyers are not sitting on the sidelines waiting for rates to drop. They are making moves now.
Inventory continues to tighten. Manatee County single-family supply sits at 4.1 months. Sarasota County dropped to 4.1 months from 6.3 months a year ago. Anything below 5 months shifts leverage toward sellers. The window of abundant choice that buyers enjoyed in early 2026 has closed.
One pattern I'm watching closely: the condo market continues to soften. Sarasota County condo prices fell to $343,750, down 7.5% year over year. Rising HOA fees, driven by increased insurance costs, are squeezing affordability. For buyers who can navigate the higher association fees, this creates genuine opportunity in a segment that a year ago was out of reach for many. For sellers in this segment, pricing strategy is everything.
What this means for you
- For buyers: The combination of rising rates and tightening inventory is challenging, but it creates an opening. Fewer buyers are actively shopping right now than during the spring. If you find the right property, you may face less competition. Get pre-approved and be ready to act when the right home comes on the market.
- For sellers: This is still a favorable market, but not an automatic one. Four months of supply means buyers have options. Your home needs to be priced competitively, staged thoughtfully, and marketed strategically. The sellers who do that are getting strong results. Those who price based on what their neighbor got in 2024 are sitting on the market.
Featured Spotlight
Bradenton: Authentic Riverfront City with Strong Value
Bradenton is the county seat of Manatee County, home to roughly 59,000 residents, and one of Florida's fastest-growing metro areas. Situated along the Manatee River just minutes from the Gulf, Bradenton offers a blend of waterfront living, cultural attractions, and a real estate market that provides strong value compared to neighboring Sarasota.
What makes it different: Bradenton has retained a laid-back, unpretentious character that sets it apart from the polished feel of Sarasota. The 1.5-mile Riverwalk anchors a downtown that has undergone significant revitalization, with new restaurants, breweries, and the year-round Bradenton Farmers Market. The Village of the Arts district offers galleries and studios in a historic bungalow neighborhood. And the Bishop Museum of Science and Nature, Florida's largest natural and cultural history museum on the Gulf Coast, calls Bradenton home.
The one thing most people don't realize: Bradenton's median home price sits around $400,000 to $430,000, significantly lower than Sarasota's for comparable square footage. Buyers typically get more home for their money -- newer construction, larger lots, and better amenities at a similar price point. The city is served by Manatee County Schools, and neighborhoods range from historic districts near the river to newer communities in the northeast.
Who it's best for: Families, professionals, and retirees who want waterfront access and cultural amenities without the premium price tag of Sarasota. It also appeals to boaters, spring training visitors, and anyone who wants a community that balances steady growth with authentic small-city character.
Thinking about Bradenton? I work with buyers and sellers across Bradenton every day. Let's talk about which neighborhood fits your goals.
Explore BradentonThis Week on the Gulf Coast
Sarasota Farmers Market
Lemon Avenue & Main Street, Sarasota | Saturday, August 15 | 7 AM - 1 PM
Sarasota's signature Saturday tradition is running strong through peak summer. August brings the freshest produce of the season: sweet corn, tomatoes, peaches, and watermelon from nearby farms. The smaller summer crowds mean 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. Grab a coffee from a local roaster, walk Lemon Avenue while it's still cool, and stock up for the weekend.
FAME: The Musical - Final Performances
Manatee Performing Arts Center, Bradenton | Saturday, August 15 & Sunday, August 16
This is your last chance to catch FAME: The Musical at the Manatee Performing Arts Center. Based on the iconic film and TV series, the show follows students at New York's High School of Performing Arts as they chase their dreams through dance, music, and drama. The Manatee Performing Arts Center at 502 3rd Avenue West is a beautiful venue with excellent acoustics and an intimate setting. Tickets are reasonably priced, and it's a great date night or family outing before the run closes.
Monday Night Jazz: Barbara King at Florida Studio Theatre
John C. Court Cabaret, Florida Studio Theatre, Sarasota | Monday, August 10 | 7:30 PM
Florida Studio Theatre's Monday Night Jazz series brings Barbara King to the stage tonight with a tribute to Billie Holiday and Ella Fitzgerald. King is a Sarasota jazz staple with a voice that fills the intimate Cabaret room at FST. It's a relaxed, early-week evening of world-class music in one of Sarasota's best performance spaces. Tickets are typically $15 to $25, and the Cabaret setting means you can grab a drink and settle in for a memorable night.
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 and have been featured on countless album covers and magazine spreads. The botanical gardens themselves are breathtaking -- tropical plants, orchids, and bayfront views all in one place. It's a rare combination of culture and nature that only Selby delivers. One of the top botanical gardens in the country, Selby is worth the trip on its own.
SKYLINE Pool Parties at Art Ovation Hotel
Art Ovation Hotel, Downtown Sarasota | Weekends through August 29 | Afternoon
Summer weekends at the Art Ovation Hotel's rooftop pool have become a downtown Sarasota staple. The SKYLINE Pool Parties feature live DJ sets, craft cocktails, and panoramic views of the Sarasota skyline. It's a stylish, grown-up pool party scene that draws a mix of locals and visitors. The Art Ovation is located at 1255 N. Palm Avenue, and the rooftop bar is open to hotel guests and the public. Arrive early to snag a lounge chair. It's the kind of summer weekend energy that makes Sarasota feel like a real city.
Local Pick of the Week
The Spot
Walt's Fish Market Restaurant
4144 S Tamiami Trl, Sarasota, FL
Walt's has been a Sarasota institution since 1977. What started as a small fish market on the south side of town has grown into a full-service restaurant that still operates its fish market out front. The formula is simple: source the freshest seafood available, prepare it without unnecessary fuss, and serve it in a setting that feels like the Gulf Coast.
What to order: The grouper sandwich is the benchmark order. Fresh, thick-cut, grilled or fried to your preference, and served on a toasted bun with lettuce and tomato. If you want something more substantial, the broiled seafood platter gives you a sampler of whatever came off the boats that morning. Start with the conch fritters and a key lime colada.
The insider tip: Walt's has a raw bar with oysters from both coasts, but the real move is to check what's written on the specials board before you open the menu. The fish market side sells fresh catches to take home, and the staff will tell you exactly how to cook what you buy. Go early on a weeknight to avoid the wait -- the dining room fills up fast.
Why Roger loves it: Walt's is the kind of local restaurant that doesn't try to be anything other than what it is. Real seafood, fair prices, and a room full of people who clearly eat here regularly. If you're new to the area, this is where you go to feel like a local.
The Number
6.69%
30-year fixed mortgage rate as of early August 2026
According to Freddie Mac, the 30-year fixed rate averaged 6.69% this week, up from 6.66% the week prior and 6.63% a year ago. Rates have been hovering in a tight range for months -- not dropping enough to trigger a refinance boom, but not spiking enough to stop buyers who are ready. The takeaway: if you're waiting for rates to drop significantly before making a move, you may be waiting longer than you expect. The buyers who are succeeding right now are the ones who run the numbers, find a payment that works, and act when the right property comes along.
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. New videos every week.
Subscribe on YouTube for new videosQuick Hits
Rates climbed again, but demand hasn't broken. The 30-year fixed hit 6.69% this week, yet June closed sales in Manatee County surged 26.2% year over year. Buyers who need to move are moving. The ones waiting for rates to drop below 6% may be waiting a while.
Days on market is a misleading number. Sarasota County's average is elevated by overpriced listings that sit for months. Well-priced homes in desirable neighborhoods are going under contract in 45 to 60 days. The gap between priced-right and overpriced has never been wider.
Condo market opportunities are emerging. Sarasota County condo prices dipped to $343,750, down 7.5% year over year. Rising HOA fees are squeezing some sellers, which creates negotiating room for buyers who have their financing in order and understand the total cost of ownership.
Summer showing tip. Schedule home viewings before 10 AM or after 4 PM. Midday sun makes homes feel hotter and emptier than they are. Morning light shows you how a space actually functions, and afternoon shade reveals the true character of outdoor areas.
That's Issue #4. 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
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