Welcome to Issue #6 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
July's numbers are out from the Realtor Association of Sarasota and Manatee, and they tell a clear story. Closed sales rose across the board, inventory tightened further, and prices held steady. This is not a market that is cooling. It is a market that is settling into a new normal, and that normal still favors well-prepared buyers and smart sellers.
Sarasota County single-family homes posted 744 closed sales in July, up 2.9% year over year. The median sale price rose to $493,500, a 5% increase over last year. Active inventory dropped 23.4% compared to a year ago, bringing months of supply down to just 3.9 months. That is firmly in seller's market territory. Condos and townhomes saw a striking 33.1% jump in closed sales, and the median condo price recovered to $340,000, up 2.5% year over year.
Manatee County tells a similar story. Single-family closed sales hit 694, up 11.2% year over year. The median sale price landed at $495,000. Inventory fell 7.9% to 2,724 active listings, and months of supply sits at 4.1 months. The median time on market is 50 days, down meaningfully from a year ago. Sellers received 95.2% of original list price, which tells me buyers are still willing to pay for the right home.
Mortgage rates are near 6.65% as of last week, according to Freddie Mac, essentially flat from the week prior. The 20-basis-point dip we saw in mid-August has leveled off. Rates are not the story right now. Demand is. Buyers are adjusting to the rate environment and making moves anyway. The buyers who have been waiting for a dramatic rate drop may be waiting a while longer.
What this means for you
- For buyers: Inventory is tightening in both counties, and closed sales are rising. The window to find strong inventory with reasonable negotiating room is narrowing. If you find a home that checks your boxes, be ready to move. Getting pre-approved and having your financing lined up before you start touring is the single best advantage you can give yourself.
- For sellers: The data is in your favor. Inventory is down, demand is up, and well-priced homes are moving in about 50 days. But the market remains selective. Buyers have options, and they are discriminating. The homes that sell quickly and at strong prices are the ones that are priced competitively, marketed well, and presented in move-in condition. Overpricing is the fastest way to sit on the market while your neighbors go under contract.
Featured Spotlight
Venice: The Shark Tooth Capital with a Historic Soul
Venice is one of those Florida cities that surprises people who have only driven through it. Located in southern Sarasota County with a population of roughly 30,500 year-round residents, Venice sits directly on the Gulf of Mexico. It is one of only three Florida cities on the water with no barrier island, which gives it a distinctive, unbroken coastline that feels more intimate than the resort-heavy beaches to the north.
What makes it different: Venice was designed in the 1920s by John Nolen, one of America's most influential city planners, as a planned retirement community for the Brotherhood of Locomotive Engineers. That origin gives the city its Mediterranean Revival architecture, terracotta roofs, arched storefronts, and a walkable downtown that feels like it was made for evening strolls. Venice Avenue is lined with boutiques, coffee shops, and restaurants that serve the community first and tourists second. The beaches are known for fossilized prehistoric shark teeth that wash up on shore, drawing collectors from around the world.
The one thing most people don't realize: Venice offers some of the best real estate value on Florida's Gulf Coast. The median home price sits between roughly $370,000 and $440,000 depending on the neighborhood, significantly lower than Sarasota or Siesta Key for comparable square footage and proximity to the water. You can find historic bungalows near downtown, newer communities east of I-75, and luxury waterfront properties along the Intracoastal Waterway. The average age of residents is about 68, and the city is consistently ranked among the best retirement communities in Florida.
Who it's best for: Retirees who want a walkable historic downtown and one of Florida's best retirement lifestyles. Beach lovers who prefer less crowded shores. Families looking for strong value and good schools (Venice High School and Sarasota County Schools). And anyone who appreciates the distinctive charm of a planned city with genuine character.
Thinking about Venice? I know the neighborhoods, the price points, and the market trends in southern Sarasota County. Let's talk about what part of Venice fits your goals.
Explore VeniceThis Week on the Gulf Coast
Sarasota Farmers Market
Lemon Avenue & Main Street, Sarasota | Saturday, August 29 | 7 AM - 1 PM
Late August is peak season for Florida produce, and the Sarasota Farmers Market is the best place to experience it. Heirloom tomatoes, sweet corn, peaches, and watermelon from nearby farms fill the stands along Lemon Avenue. The smaller summer crowds make for easier parking and shorter lines at the bakery and coffee vendors. The market has been running since 1979 and remains one of the best-curated farmers markets in Florida. The Children's Garden Sprout Squad also hosts a kids' planting activity on Saturday mornings, which makes it a great family stop before heading to the beach.
Dirty Heads at MIDFLORIDA Credit Union Amphitheatre
MIDFLORIDA Credit Union Amphitheatre, Tampa | Monday, August 24 | 8 PM
Dirty Heads bring their signature blend of reggae rock, hip-hop, and surf vibes to Tampa's outdoor amphitheatre tonight. The band has been a staple of the summer concert scene for over a decade, and their live show is known for high energy and sing-along moments. The venue is about an hour north of Sarasota, but it is the closest major concert amphitheatre serving our area. Tickets are still available through Live Nation and the venue box office. Arrive early to tailgate and catch the sunset over the bay before the show starts.
Monday Night Jazz at Florida Studio Theatre
FST's Court Cabaret, Sarasota | Monday, August 24 | 7:30 PM
Florida Studio Theatre's Monday Night Jazz series continues tonight with bassist Alejandro Arenas of La Lucha. The Court Cabaret is one of Sarasota's most intimate performance spaces, and the jazz series has become a staple for locals who appreciate world-class musicianship in a relaxed setting. Tickets are typically $15 to $25. Grab a drink, settle into the cabaret seating, and let the music carry you through the evening. It is the kind of cultural experience that reminds you why Sarasota is called Florida's Cultural Coast.
Farmers' Market at Lakewood Ranch
Waterside Place, Lakewood Ranch | Sunday, August 30 | 10 AM - 2 PM
Lakewood Ranch's weekly market at Waterside Place has been voted the #1 farmers' market in America, and with more than 100 vendors on the lawn, it is easy to see why. This Sunday is part of the "Taste of Summer Specials" promotion running through August 31, which means extra food vendors, live music, and seasonal menu specials at the Waterside restaurants. Browse the artisan stalls, grab brunch at one of the nearby restaurants, and enjoy the low-key Sunday energy that makes Lakewood Ranch feel like a real community.
Mosaic & Merlot: Hands-On Tile Workshop
Pier 22 Restaurant, Bradenton | Wednesday, August 26 | 4 PM
Pier 22 in downtown Bradenton is hosting a hands-on mosaic tile workshop this Wednesday afternoon. Create your own custom tile piece while enjoying wine and the waterfront views along the Manatee River. No artistic experience is required. The class includes all materials, instruction, and a glass of wine. It's a creative midweek outing that makes for a fun date night or a relaxing afternoon with friends. Pier 22 is located at 1200 First Ave W in Bradenton, and the restaurant's patio overlooks the Riverwalk.
Local Pick of the Week
The Spot
Cassariano Italian Eatery
313 W Venice Ave, Venice, FL
Cassariano Italian Eatery is the kind of restaurant that makes you want to go back to Venice just for dinner. Tucked away on West Venice Avenue in the historic downtown district, this contemporary northern Italian spot has quietly become one of the most consistently excellent dining experiences on the Gulf Coast. The atmosphere strikes a balance between upscale and welcoming. Exposed brick, warm lighting, and a lively open kitchen set the stage for food that is prepared with real craft.
What to order: Start with the burrata con prosciutto a simple, perfect appetizer that tells you immediately whether a kitchen respects its ingredients. Cassariano does. For the main course, the lobster ravioli in a creamy tomato sauce is a standout. The branzino, a European sea bass, is filleted tableside and finished with olive oil and lemon. If you are in the mood for something heartier, the veal chop alla caprese is one of the best Italian dishes on the Gulf Coast. The wine list is well-curated, and the staff is knowledgeable without being pretentious.
The insider tip: Go early on a weeknight or make a reservation on weekends. The dining room is intimate and fills up fast. The pasta bolognese and the spaghetti with lamb meatballs are off-menu favorites that regulars know to ask about. Cassariano is the kind of restaurant that rewards repeat visits. It has earned a reputation as Venice's best Italian restaurant through consistency and care, not through hype.
Why Roger loves it: Cassariano reminds me that the best restaurants in Florida aren't always on the beach. They are in the neighborhoods where people actually live. Venice Avenue after dinner, with the Mediterranean Revival buildings lit up and the Gulf breeze coming through, is one of the best experiences this side of the coast has to offer. Cassariano is a big reason why.
The Number
3.9
months of single-family supply in Sarasota County (July 2026)
According to the Realtor Association of Sarasota and Manatee's July report, Sarasota County single-family inventory dropped to 3.9 months of supply. That is down from 6.3 months a year ago, a 38% reduction in available supply. Real estate professionals consider anything below 5 months a seller's market. Below 4 months, leverage moves decisively toward sellers. For buyers, this means competition is real and preparation matters. The window of abundant choice that existed in early 2026 has closed.
Watch This
If you are 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 is really like to live here. New videos every week. Subscribe so you don't miss the next tour.
Subscribe on YouTube for new videosQuick Hits
Closed sales are up across the board. Sarasota County single-family sales rose 2.9% year over year in July. Manatee County jumped 11.2%. Condos and townhomes saw a 33.1% surge in Sarasota County. Buyers are not sitting on the sidelines.
Inventory continues to tighten. Sarasota County single-family supply sits at 3.9 months, down from 6.3 months a year ago. Manatee County is at 4.1 months. The days of abundant choice are behind us.
Mortgage rates are holding near 6.65%. The 30-year fixed rate has been essentially flat since the mid-August dip. For buyers, the lesson is clear: waiting for rates to drop significantly is not a strategy. If the numbers work on a property you love, the time to act is when you find it.
Venice market offers strong value. With median prices between $370,000 and $440,000 in most neighborhoods, Venice remains one of the most affordable Gulf Coast beach towns with a genuine walkable downtown. If you have been priced out of Sarasota or Siesta Key, Venice is worth a serious look.
That's Issue #6. 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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