Welcome to Issue #9 of The Gulf Coast Report. September is a sweet spot around here: the summer crowds ease, the water is still warm, and the market keeps giving us something worth unpacking. Every week I share what's actually 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
The latest confirmed report from the Realtor Association of Sarasota and Manatee covers July, and it keeps telling a story worth paying attention to: sales climbing, inventory thin, and single-family prices steady. In Manatee County, single-family closed sales rose 11.2% year over year to 694, with the median sale price near $495,000. Sarasota County's single-family median held at $493,500, up 5.0% from a year earlier, and sellers received a median 94.2% of their original list price. Condos and townhomes in Sarasota moved higher too, with the median price up 13.3% to $340,000 and roughly six in ten buyers paying cash. Active inventory stayed tight, down by double digits in both counties across most segments.
On rates, Freddie Mac reported the average 30-year fixed mortgage at 6.76% for the week ending September 10, up slightly from 6.71% the prior week and about four-tenths of a point above this time last year. The August market report is scheduled to be released later this week, so for now we're working with the most complete picture currently available.
What this means for you: For buyers, low inventory means the homes priced right still move quickly, so get your numbers ready before you start looking. For sellers, steady prices and scarce inventory are favorable, but buyers remain selective, and a well-presented, realistically priced home is what commands attention.
The takeaway in one line
- For buyers: Thin inventory means the right home can disappear fast. Get pre-approved and know your numbers so you can move with confidence when the fit is right.
- For sellers: Steady prices favor a well-priced, well-presented listing. Overpricing is the surest way to watch your home sit while comparable ones go under contract.
Featured Spotlight
Myakka City: A True Rural Retreat on the Gulf Coast
Myakka City offers a side of Florida most people never see. Named for the Myakka River, whose Seminole name means "big waters," the area sits along the river and borders Myakka River State Park, one of Florida's oldest and largest state parks, with hiking, kayaking, and wildlife viewing. This is a community of wide-open spaces, horse farms, groves, and ranch properties on lots ranging from one to twenty acres or more.
Why it stands out: With no HOA or CDD and one of the lowest effective property tax rates in Manatee County, Myakka City appeals to buyers who want freedom, privacy, and room to spread out. Homes on acreage often cost far less than a condo closer to the coast, which makes the rural lifestyle more attainable than many expect.
Location: Despite the rural character, downtown Sarasota is about 30 minutes west and Lakewood Ranch about 25 minutes northwest, so you can enjoy a peaceful way of life with the whole Gulf Coast within easy reach.
Who it's best for: Equestrian enthusiasts, hobby farmers, and anyone who wants acreage, privacy, and space within reach of the coast. If you've been priced out of the water or simply want more land, Myakka City deserves a closer look.
Thinking about Myakka City? I help buyers and sellers across Manatee County, from acreage properties to new construction. Let's talk about what fits your goals.
Explore Myakka CityThis Week on the Gulf Coast
W.I.T.C.H. Live at Oscura
Oscura, Bradenton | Wednesday, September 16 | 7 PM
Oscura hosts W.I.T.C.H. (We Intend To Cause Havoc), the legendary Zambian garage-rock band whose story is as compelling as their sound: the group formed in the late 1970s and has remained a cult favorite ever since. Their high-energy set is a genuinely fun midweek concert on the Manatee side of the river, and a memorable way to break up the week.
Suncoast Cornhole Classic
Bradenton | Friday - Sunday, September 18 - 20
The Suncoast Cornhole Classic brings a weekend of competitive cornhole to the Bradenton area, with tournaments, food, and a lively spectator atmosphere. Whether you throw a bag or just cheer from the sidelines, it's a friendly, family-friendly way to spend the weekend, and proof that Manatee County knows how to have a good time outdoors.
Yates McKendree All-Star Band at Cottonmouth Southern Soul Kitchen
Cottonmouth Southern Soul Kitchen, Bradenton | Friday, September 18 | 7 PM
The Yates McKendree All-Star Band brings live blues and southern soul to Cottonmouth Southern Soul Kitchen, one of the area's best spots for both food and music. It's a warm, low-key way to spend a Friday night, with a kitchen known for upscale southern comfort right alongside the stage.
Sirens & Sips Wine Dinner at Vino Bistro
Vino Bistro, 1419 5th Street, Sarasota | Friday, September 18 | 6 PM
Vino Bistro on 5th Street pairs a four-course dinner with a curated wine flight for its "Sirens & Sips" evening. It's an intimate, sophisticated way to start the weekend, and a strong pick for a date night that shows off Sarasota's dining scene.
Watch It! at The Bay: Bucs Game Watch Party
The Bay Sarasota | Monday, September 14
The Bay's "Watch It!" series kicks off the week with a Tampa Bay Buccaneers watch party on the downtown waterfront. Bring a chair, settle in by the water, and cheer on the Bucs with a crowd of neighbors in one of Sarasota's best public spaces. It's a relaxed, scenic way to start the week.
Local Pick of the Week
The Spot
Columbia Restaurant
411 St. Armands Circle, Sarasota
Columbia Restaurant at St. Armands Circle has been a Sarasota landmark since 1959, making it the city's oldest continuously operating restaurant, and it's part of a family-run Florida institution that traces its roots to 1905 in Tampa's Ybor City. Step inside and you're surrounded by hand-painted tiles, dark wood, and Mediterranean charm that feel a world away from the circle outside.
What to try: The Original "1905" Salad, tossed tableside with baked ham, Swiss cheese, vine-ripened tomatoes, green olives, and Romano cheese in Columbia's legendary garlic and oregano dressing. Pair it with a classic Spanish entree and save room for flan.
Why Roger loves it: Columbia is the kind of place that carries generations of stories, and sitting in those dining rooms you can feel the depth of Florida's history. It's a perfect stop after a day at St. Armands Circle, and a reminder of why the barrier-island lifestyle is so special.
Watch This
When you're weighing a place like Myakka City, comparing acreage to new construction, or wondering what any Gulf Coast area is really like, 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 #9. Wherever your week takes you, I hope it includes a little time outdoors, whether that's a kayak on the Myakka or a chair by 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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