Welcome to Issue #8 of The Gulf Coast Report. As summer slowly hands off to fall, some of my favorite weeks are ahead: the crowds thin, the temperatures ease, and the market keeps telling a story worth paying attention to. 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 report from the Realtor Association of Sarasota and Manatee is still the fullest picture we have, and it shows a market defined by tight inventory and steady prices. In Sarasota County, single-family closed sales rose 2.9% year over year to 744, with the median sale price at $493,500. Condos and townhomes kept their momentum, with closed sales up 33.1% and the median price recovering to $340,000. Manatee County single-family sales climbed 11.2% to 694, the median price held near $495,000, and months of supply stayed tight at 4.1. There aren't many homes, and the ones priced well aren't lingering.
On rates, Freddie Mac reported the average 30-year fixed mortgage at 6.71% for the week ending September 3. That's up slightly from a month of flat movement, and about a quarter point above this time last year. Rates near 6.7% are not the barrier they once were for qualified buyers, but they do keep some would-be sellers anchored to the rates they refinanced into a few years ago, which contributes to the low inventory.
What this means for you: For buyers, tight inventory means being ready to act; for sellers, pricing right still matters because buyers are selective. If you have been waiting for a dramatic signal one way or the other, the clearest one right now is that no big swing is coming. Preparation and clarity win in this market.
The takeaway in one line
- For buyers: Low supply means the right home can be gone quickly. Get pre-approved, know your numbers, and move when the fit is right, not when you feel forced.
- For sellers: Steady prices and thin inventory favor a well-priced, well-presented listing. Overpricing is the fastest way to watch your home sit while comparable ones go under contract.
Featured Spotlight
Parrish: Value, New Construction, and Room to Grow
Parrish has become one of the most talked-about markets in Manatee County, and for good reason. Population has climbed to roughly 32,000 to 34,000 in 2025-2026, and the growth shows no signs of stopping. What surprises most first-time visitors is that this fast-growing town has kept its ranch-and-country roots: the area's history dates to the 1850s and it is named after Crawford Parrish, a rancher and orange farmer who arrived in 1867.
The real estate picture: This is a new-construction market, with national and regional builders offering modern floor plans on larger lots. As of 2026, median prices sit around $380,000 to $400,000, roughly $100,000 below comparable properties in Sarasota. For buyers who want acreage, one-to-ten acre parcels are still available. The Florida Railroad Museum, with vintage train rides, sits here as a reminder of the area's working history.
Location: I-75 puts downtown Bradenton about 20 minutes south and Tampa about 40 minutes north, with Lakewood Ranch and Anna Maria Island an easy drive.
Who it's best for: Families who want new construction and larger lots without coastal price tags, buyers seeking acreage for horses or privacy, and investors looking to get into a growing market early. Parrish offers a small-town feel with the whole Gulf Coast within reach.
Thinking about Parrish? I work with buyers and sellers across Manatee County, from new construction neighborhoods to acreage properties. Let's talk about what fits your goals.
Explore ParrishThis Week on the Gulf Coast
Summon the Heroes: A 9/11 Anniversary Program
Van Wezel Performing Arts Hall, Sarasota | Friday, September 11 | 7 PM
The Sarasota Orchestra marks the 25th anniversary of 9/11 with "Summon the Heroes," a program pairing Copland's Fanfare for the Common Man and Barber's Adagio for Strings with John Williams' title piece, alongside a narration of "Liberty for All" from Nate Jacobs. The evening benefits local charities including Resilient Retreat. It is a thoughtful, moving way to mark the day through music, and a reminder of how much the arts carry in our community.
9/11 Memorial Stair Climb at Nathan Benderson Park
Nathan Benderson Park, Sarasota | Friday, September 11 | 8 AM - 12 PM
The 9/11 Memorial Climb and Day of Remembrance at Nathan Benderson Park has participants climb the finish tower's stairs to symbolically reach the 110 stories of the World Trade Center towers. It's free, open to all levels, and includes a complimentary breakfast and coffee for climbers. Families and spectators can take part in a day of meaningful remembrance in a beautiful outdoor setting.
Central Sarasota Farmers Market
SCTI parking lot, 4748 S. Beneva Road, Sarasota | Saturday, September 12 | 8 AM - 1 PM
The growers-only Central Sarasota Farmers Market runs every Saturday rain or shine, where the vendors are the farmers themselves. You will find locally grown organic, hydroponic, and traditional produce from farms like Brown's Grove and Geraldson Community Farm, plus plants, baked goods, and live entertainment. After the downtown market, this is a quieter alternative where the conversation with the people who grew your food is the best part.
Gimme Gimme Disco! at Oscura
Oscura, Bradenton | Saturday, September 12 | 8 PM
The "Gimme Gimme Disco!" night takes over Oscura for a high-energy dance party built around disco and ABBA hits. It's as much a show as it is a night out, with costumes, dancing, and a crowd that comes ready to sing along. A fun, low-key way to spend a Saturday night on the Manatee County side of the river.
El Tri Live at Strobes Event Center
Strobes Event Center, 3251 17th Street, Sarasota | Friday, September 11 | 9 PM
The legendary Mexican rock band El Tri brings its high-energy set to the Strobes Event Center Friday night. Fronted by Alex Lora, the band has been a force in Latin rock for decades, and this stop is one of the week's bigger live music draws. A great pick if you want a loud, energetic night out to close out the week.
Local Pick of the Week
The Spot
New Pass Grill & Bait Shop
1505 Ken Thompson Parkway, Sarasota
New Pass Grill & Bait Shop has been an Old Florida institution since 1929, tucked between St. Armand's Circle and Longboat Key where the pass opens to the Gulf. It's a grill, a live bait shop, and a dock for fishing charters and tiki cruises all at once, and you can arrive by car or by boat. The views across the water are the real draw, along with the casual open-air feel that hasn't changed much in generations.
What to order: The burgers are famous for a reason, and the fresh grouper sandwich is a Gulf Coast essential. Pair it with something cold from the famously coldest beer on the water, then watch the boats and the fishermen come and go from the dock.
Why Roger loves it: New Pass is the kind of place that reminds you why people move here. It's real, it's unpretentious, and it's been part of Sarasota's water life for nearly a hundred years. If you're looking at properties along the barrier islands, start your day here and you'll understand the lifestyle better than any listing photo could show.
Watch This
When you're weighing a place like Parrish, new construction versus resale, or any Gulf Coast area, video helps in a way listings can't. Roger's YouTube channel posts video tours and community guides so you can feel what a neighborhood is actually like before you visit. New videos every week. Subscribe so you don't miss the next tour.
Subscribe on YouTube for new videosThat's Issue #8. Whatever your week brings, I hope it includes a little time on or near the water. 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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