Welcome to Issue #7 of The Gulf Coast Report. Labor Day is almost here, and as summer's crowds begin to thin, this is one of my favorite times to look at where our market actually stands. Every week I share what's happening in Sarasota and Manatee County, the best things to do, and the local spots worth your time. No fluff, no filler.
Let's get into it.
The Market Minute
Real Estate
July's numbers from the Realtor Association of Sarasota and Manatee are the latest full market report we have, and they show a market with real momentum on the seller's side. The August report won't land until mid-September, but the direction of travel is clear across both counties: fewer homes for sale, steady price increases, and buyers who are ready to act.
In Sarasota County, single-family homes saw 744 closed sales in July, up 2.9% year over year. The median sale price reached $493,500, a 5% gain. Active inventory fell 23.4% from a year ago, pulling months of supply down to a tight 3.9. Condos and townhomes were the real story, with closed sales jumping 33.1% and the median price recovering to $340,000.
Manatee County followed the same pattern. Single-family closed sales rose 11.2% to 694, with a median price of $495,000. Inventory tightened to 2,724 active listings, months of supply sits at 4.1, and the median home spent about 50 days on market. Sellers took home 95.2% of original list price, a sign that well-priced homes are still drawing serious offers.
Rates ticked up slightly. Freddie Mac put the average 30-year fixed rate at 6.66% as of August 27, up a touch from the prior week. Rates have been essentially flat for weeks. Demand is the story now, not rates. Buyers who have been holding out for a dramatic drop may keep waiting; meanwhile, the buyers who are ready are moving.
What this means for you
- For buyers: Inventory is tightening in both counties and prices are holding their ground. With months of supply below 4 in Sarasota County, the homes that fit your criteria won't linger. Get pre-approved and have your financing ready before you tour. The buyers who win right now are the ones who are prepared when the right home comes on the market.
- For sellers: The data remains in your favor. Low inventory, steady prices, and homes moving in about 50 days in Manatee County all point to a strong listing window. But buyers are selective. Price competitively, present your home well, and prepare to be realistic about offers. Overpricing is the fastest way to watch your home sit while comparable ones go under contract.
Featured Spotlight
Longboat Key: A Refined Island Escape on the Gulf
Longboat Key is an 11-mile barrier island tucked between Sarasota Bay and the Gulf of Mexico, stretching north from near Sarasota toward Anna Maria Island. With roughly 7,500 year-round residents and a median age of about 71, it is one of the most prestigious and quietly luxurious addresses on Florida's Gulf Coast. What sets it apart is restraint: strict height limits, careful architecture, no high-rises, no neon, no commercial sprawl. Just low-rise condos, private beach clubs, and a calm that feels a world away from the mainland.
What makes it different: Life here revolves around the Longboat Key Club and Resort, with two championship golf courses and Har-Tru tennis courts, while the St. Regis resort that opened in 2024 raised the island's luxury bar. Downtown Sarasota is only about a 15-minute drive south, so you get seclusion without isolation. And the island's history runs deep, from the Caloosa and Timucuan people who first lived here to John Ringling's ambitious plans in the 1920s.
The real estate picture: This is a luxury market. As of late 2025, the median home price sat around $1.25 million, condos typically start near $600,000, and single-family homes range from about $1.2 million to $2.5 million, with Gulf-front trophy estates reaching far higher. The island spans both Manatee and Sarasota counties, which can affect taxes and school zoning, so local guidance matters.
Who it's best for: Luxury buyers who want a quiet, upscale island lifestyle with golf, tennis, and private beach access. Retirees looking for maintenance-free condo living, second-home owners who value a prestigious Gulf Coast address, and anyone who prioritizes privacy, security, and refined living.
Thinking about Longboat Key? I work with buyers and sellers across the island's luxury market, from north-end single-family enclaves to south-end condos. Let's talk about what fits your goals.
Explore Longboat KeyThis Week on the Gulf Coast
Labor Day Regatta on Sarasota Bay
Sarasota Sailing Squadron, Sarasota Bay | Friday, September 4 through Sunday, September 6
One of the Gulf Coast's most beloved holiday traditions, the Labor Day Regatta brings sailboats of every size out onto Sarasota Bay for a long weekend of races. Hosted by the Sarasota Sailing Squadron, the event draws both seasoned racers and families watching from the shore and the nearby waterfront parks. It's a perfect way to celebrate the long weekend, soak up the weather, and see Sarasota's water community at its best. Pack a picnic, find a spot along the bay, and watch the boats come around the marks.
Exotic Cars on the Circle
St. Armands Circle, Sarasota | Saturday, September 5 | 9 AM - 3 PM
St. Armands Circle rolls out its free monthly car show this Saturday, and it's a showstopper. Supercars, classic roadsters, and rare imports line the circle while the boutiques, cafés, and restaurants stay busy around them. It's a low-key, free event that's fun whether you're a car enthusiast or just out for a pleasant morning on one of Sarasota's prettiest shopping streets. Grab coffee, wander the circle, and enjoy the crowds the show brings in after a quiet August.
Bradenton Marauders Fan Appreciation Night
LECOM Park, Bradenton | Saturday, September 5 | Gates 5 PM, First Pitch 6:30 PM
Minor-league baseball doesn't get much better than a Fan Appreciation Night under the lights at historic LECOM Park in downtown Bradenton. The Marauders host the Lakeland Flying Tigers on Saturday, and the team closes the home slate with prizes, giveaways, and a postgame drone show that lights up the sky over the old ballpark. It's affordable, family-friendly, and a great way to spend a September evening. Tickets are available at the box office and online.
Downtown Sarasota Farmers Market
North Lemon Avenue, Sarasota | Saturday, September 5 | 7 AM - 1 PM
The year-round Downtown Sarasota Farmers Market returns to North Lemon Avenue this Saturday, and as summer heat eases the market feels a little more relaxed. Local farmers bring in seasonal produce, along with prepared foods, plants, and artisan goods. Running since 1979, it's become a Saturday ritual for locals. Pick up a few things for the weekend, grab breakfast from a vendor, and enjoy the shift toward the softer temperatures of fall.
Full Throttle Test & Tune at Bradenton Motorsports Park
Bradenton Motorsports Park | Thursday, September 3 and Saturday, September 5
For something a little different, Bradenton Motorsports Park hosts its Full Throttle Test & Tune on Thursday night, a casual night to watch drag cars make passes down the quarter-mile. The Labor Day weekend caps with NHRA bracket racing on Saturday and Sunday. It's loud, fast, and a genuinely fun night out for anyone who enjoys motorsports. Check the track's calendar for times and entry details before you go.
Local Pick of the Week
The Spot
The Sage Biscuit Cafe
1401 Manatee Avenue West, Bradenton
If you want to understand why people love Manatee County, start with breakfast at The Sage Biscuit Cafe. This family-owned spot, which opened in downtown Bradenton in late 2016, built its name on homemade flaky sage biscuits and a menu that walks a line between hearty comfort food and lighter, garden-fresh options. The brick-walled dining room is warm and busy, and the staff makes you feel like a regular from your first visit.
What to order: The Southern Benedict, with poached eggs and sausage gravy over a sage biscuit, is the signature. Becca's Chicken Biscuit and the Bacon Fried Green Tomato Benedict are deserved favorites, while the Strawberry Stuffed French Toast covers the sweet side. Regulars also rave about the house-made pastrami sandwich, a downtown exclusive.
Why Roger loves it: The Sage Biscuit is a reminder that the best daily spots in this area aren't on the tourist map. It's the breakfast table of downtown Bradenton, the kind of place where the morning crowd includes families, business owners, and newcomers all thinking about what it's like to live here. If you're house-hunting in Manatee County, this is a good place to start your day.
The Number
33.1%
jump in Sarasota County condo and townhome closed sales (July 2026, year over year)
According to the Realtor Association of Sarasota and Manatee's July report, Sarasota County condos and townhomes saw the strongest segment growth, with closed sales up 33.1% year over year and new pending sales up 27.7%. The median condo price recovered to $340,000, up 13.3%. Two things are happening: buyers priced out of single-family homes are turning to attached housing, and investors are finding value in the condo market. If you've overlooked condos, it may be time to look again.
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 the master-planned communities of Lakewood Ranch to the luxury barrier islands like Longboat Key to the growing value markets inland, 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 so you don't miss the next tour.
Subscribe on YouTube for new videosQuick Hits
Condos are the mover. Sarasota County condo and townhome closed sales jumped 33.1% year over year in July, with new pending sales up 27.7%. Attached housing is where the momentum is right now.
Inventory stays tight. Sarasota County single-family supply sits at 3.9 months, down 23.4% in active listings from a year ago. Manatee County is at 4.1 months. Choice is still limited.
Rates ticked up to 6.66%. Freddie Mac's latest survey put the average 30-year fixed rate at 6.66% as of August 27, up marginally from the prior week. Rates have been flat for weeks; demand, not rates, is driving this market.
Luxury island market stays strong. Longboat Key, featured this week, remains a top choice for Gulf-front luxury with median prices around $1.25 million and the new St. Regis reshaping the island's upper end.
That's Issue #7. I hope this is a good long weekend for you, wherever you watch the boats or the races. If you have feedback or a question about the market, hit reply. I actually read them.
To your success,
Roger Reed
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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