Welcome to Issue #10 of The Gulf Coast Report, your weekly guide to real estate and life on Florida's Gulf Coast. This week I'm digging into the latest move in mortgage rates and what the most recent market numbers mean for buyers and sellers, spotlighting Anna Maria Island, and pointing you to the best things happening in Sarasota and Bradenton over the next seven days. Let's get into it.
The Market Minute
Real Estate
Mortgage rates moved higher last week. Freddie Mac's survey for the week ending September 17 put the average 30-year fixed mortgage at 6.95%, up from 6.76% the prior week and about seven-tenths of a point above this time last year. It is a reminder that locking a rate when the numbers already fit your budget often beats waiting for a perfect moment that may not come.
August's numbers are now confirmed, and the Realtor Association of Sarasota and Manatee shows a market that is healthy but more measured. Sarasota County single-family closed sales rose 0.8% year over year to 646, with the median sale price at $470,000 (down 1.1% from a year ago) and sellers receiving a median 94.7% of their original list price. Condos and townhomes in Sarasota County were the stronger side: 281 closed sales, up 13.8% year over year, with the median price up 3.3% to $310,000. Across the board, closed and pending sales rose while inventory tightened, so well-priced homes are still drawing serious buyers.
What this means for you: For buyers, single-family prices ticked down slightly while inventory stays thin, so the right home can still go quickly and a slightly higher rate makes being clear on your numbers more important than ever. For sellers, buyers remain selective and rate-sensitive, so a well-presented, realistically priced home is what commands attention in a market with less inventory.
The takeaway in one line
- For buyers: Rates moved to 6.95%, so get pre-approved and know your budget before you start touring. When the right home appears, being ready matters more than ever.
- For sellers: Steady prices and scarce inventory favor you, but buyers are weighing rates carefully. Price it right and present it well, and it will stand out in a thin market.
Market figures: Realtor Association of Sarasota and Manatee, August 2026. Updated September 2026.
Featured Spotlight
Anna Maria Island: Seven Miles of Old Florida
Anna Maria Island is a seven-mile barrier island off Bradenton's coast, and it may be the most distinctive stretch of shoreline on the Gulf. Three communities give it texture: quiet, residential Anna Maria City at the north end, where historic Bean Point marks the island's very start; Holmes Beach in the middle; and Bradenton Beach at the south, with the most restaurants and shops. What unites them is a commitment to character, no high-rises, no chain hotels, no neon, just beach cottages, bungalows, and a free trolley that runs the full length of the island year-round.
Why it stands out: Real estate here is among the most sought-after in Florida, with a typical single-family median sale price around $2 million as of 2026 and waterfront properties on the Gulf, the bay, and canals commanding premiums. Strict building-height rules keep the island low-rise and limit inventory, so well-priced homes move quickly.
Who it's best for: Second-home buyers and investors looking for rental income potential, retirees who want island living without crowds, and families who value pristine beaches and a slower pace of life. If you have ever wondered whether island life is worth it, Anna Maria Island answers that question quickly.
Thinking about Anna Maria Island? From beach cottages to modern Gulf-view homes, I help buyers and sellers navigate the island market every day. Let's talk about what fits your goals.
Explore Anna Maria IslandThis Week on the Gulf Coast
Family Fest at the Van Wezel
Van Wezel Performing Arts Hall, Sarasota | Saturday, September 26 | 10 AM - 2 PM | Free
Family Fest returns to the Van Wezel's back lawn and grand foyer with two performances of Asolo Rep on Tour's "Beanstalk: The Adventures of Jack and the Giant" at 10 AM and 1 PM, plus FST Improv family games, a kids' market, literacy activities, food trucks, games, and a photo booth. It is the week's best free outing for families, and a lovely way to spend a Saturday on the bayfront.
Rhone Valley Wine Dinner at Mademoiselle Paris
Mademoiselle Paris French Restaurant & Bakery, University Town Center area | Thursday, September 24 | 6:30 PM
Mademoiselle Paris hosts a Rhone Valley wine dinner pairing the French kitchen's dishes with a curated selection of Rhone wines, in a bakery-restaurant that already feels like a corner of France. It is a sophisticated weeknight date that shows off how strong the dining scene is between Sarasota and Lakewood Ranch.
Casting for the Kids Coastal Classic
Phillippi Estate Park, Sarasota | Saturday, September 26 | Noon
The Casting for the Kids Coastal Classic is a family-friendly fishing and outdoor fundraiser benefiting kids, held on the grounds of Phillippi Estate Park on Saturday. Bring the family, spend the afternoon outdoors, and support a good cause. It is fishing season fun with a purpose.
House of Heavy at Oscura
Oscura, 816 Manatee Avenue East, Bradenton | Friday, September 25 | 8 PM | Tickets around $23
Oscura in Bradenton hosts House of Heavy on Friday night, and the venue has become the go-to room for adventurous live music on the Manatee side of the river. If you like your Friday nights loud and live, this is the place to be, with an energetic crowd and a stage that always delivers.
National Public Lands Day at Shamrock Park
Shamrock Park and Nature Center, Sarasota County | Saturday, September 26 | 8:30 AM - 1 PM | Free
Sarasota County Parks marks National Public Lands Day at Shamrock Park as part of Take a Child Outside Week, with volunteers of all ages pitching in on trail maintenance, litter cleanup, and invasive plant removal. It is a free, hands-on way to give back to the outdoors we all share, and a great excuse to get kids outside.
Local Pick of the Week
The Spot
Robinson Preserve
Northwest Bradenton | Free, open daily sunrise to sunset
Robinson Preserve is a 682-acre coastal preserve in northwest Bradenton, and it might be the best free afternoon on this side of the bay. Manatee County keeps it open every day from sunrise to sunset with free admission and free parking. Climb the observation tower for panoramic views of Tampa Bay and Anna Maria Island, launch a kayak into the Manatee River and Palma Sola Bay, or wander more than 13 miles of trails, including boardwalks that thread through mangrove tunnels.
What to try: Bring a kayak in the morning, pack a picnic, and end the day at the top of the tower as the light turns gold over the island. Birders come for bald eagles, roseate spoonbills, and wood storks; families come for the nature playscape, the Mosaic NEST education center, and the fishing pier; history lovers make time for the 120-year-old Valentine House.
Why Roger loves it: A morning at Robinson Preserve reminds you why people move to the Gulf Coast in the first place. It is equal parts exercise, wildlife, and that perfect sense of escape, all within minutes of downtown Bradenton.
Watch This
When you're weighing a place like Anna Maria Island, comparing island lots to mainland acreage, or wondering what any Gulf Coast neighborhood 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 place is actually like before you visit, with new videos going up regularly. Subscribe so you don't miss the next tour.
Subscribe on YouTube for new videosThat's Issue #10. If September weather cooperates this weekend, I hope you find yourself outside, whether that's a paddle at Robinson Preserve or just a chair by the water. Have a question about the market, or a community we should feature next? Hit reply. I read every message.
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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