Welcome to Issue #14 of The Gulf Coast Report, your weekly guide to real estate and life on Florida's Gulf Coast. This week the Realtor Association of Sarasota and Manatee released its Q3 market report, mortgage rates held steady at 7.40%, and I'm taking a closer look at Bradenton, the city I keep sending value-seeking buyers to. I've also got a 50-year waterfront institution for the local pick, plus a fall-packed week of pumpkins, a PRCA rodeo, and a film score played live. Let's get into it.
The Market Minute
Real Estate
The fall market's first full report is in. The Realtor Association of Sarasota and Manatee released its Q3 2026 numbers on Friday, October 16, and they show 5,699 closed sales across both counties, up 8.0% from the same quarter a year ago. Condo and townhome sales jumped 20.9%, while single-family sales rose 3.6%. Manatee County's single-family median price gained 3.2% year over year to $490,000, and sellers there brought home a median 95.6% of their original list price, up from 93.8% a year earlier. Sarasota County made headlines at the top of the market, with nine sales above $10 million in the quarter, five of them in September alone.
Mortgage rates held steady. Freddie Mac's survey for the week ending October 15 put the average 30-year fixed at 7.40%, unchanged from the week before, and up from 6.27% a year ago.
What this means for you: For buyers, demand is showing up in contracts, especially for condos and townhomes, and at 7.40% it makes sense to lock a rate when you can rather than wait on a number no one controls. For sellers, the near-96% list-price capture in Manatee County is a strong signal: price it right, present it well, and buyers are stepping up.
The takeaway in one line
- For buyers: Q3 sales climbed 8.0% across the two counties and condo and townhome activity jumped 20.9%. At a 7.40% mortgage rate, being pre-approved and ready to move beats waiting on a rate you can't predict.
- For sellers: Manatee County sellers captured a median 95.6% of original list price, up from 93.8% a year ago. A well-priced, well-presented home is still drawing real offers.
Market figures: Realtor Association of Sarasota and Manatee, Q3 2026 report (released October 16, 2026). Mortgage rate: Freddie Mac Primary Mortgage Market Survey, week ending October 15, 2026. Updated October 2026.
Featured Spotlight
Bradenton: The Region's Smartest Value Play
Bradenton, the county seat of Manatee County along the Manatee River, keeps proving it is one of the region's smartest value plays. The 1.5-mile Riverwalk anchors a downtown that has come into its own, with the Bradenton Public Market on Old Main Street, new restaurants and breweries, and the Village of the Arts just a few blocks away. Spring training at LECOM Park and the Bishop Museum of Science and Nature add year-round draws, and the city's laid-back, unpretentious character sets it apart from the more polished feel of its neighbor to the south.
What makes it special: The math. Median prices still run below comparable Sarasota neighborhoods, and buyers typically get more square footage and newer amenities for the money.
Who it's best for: Families, professionals, and retirees who want waterfront access and real culture without the premium price tag, especially in the $400,000 to $2.5 million range. If you want a community with authentic character you can grow into, Bradenton deserves a serious look.
Thinking about Bradenton? From riverfront addresses to family neighborhoods east of downtown, I know the streets, the HOAs, and the pricing block by block. Let's talk about what fits your goals.
Explore BradentonThis Week on the Gulf Coast
Hunsader Farms Pumpkin Festival
5500 CR 675, Bradenton | Saturday and Sunday, October 24-25 | 9 AM - 5 PM
One of the most anticipated weekends of the fall is here. Hunsader Farms opens its pumpkin festival with a corn maze, hayrides, a pumpkin patch, live entertainment, and food and craft vendors spread across the farm. It is the kind of family outing that turns into a yearly tradition, and it is well worth the drive east of town.
Bradenton Public Market
Old Main Street, downtown Bradenton | Saturday, October 24 | 9 AM - 2 PM
Downtown Bradenton's Saturday market brings more than 100 vendors to historic Old Main Street, with local farmers, artisans, baked goods, and live music. It is the easiest way to spend a morning in the city, and the season now runs Saturdays through May.
Sarasota Orchestra: Star Wars: Return of the Jedi in Concert
Van Wezel Performing Arts Hall, 777 N. Tamiami Trail, Sarasota | Friday, October 23 and Saturday, October 24 | 7:30 PM
The Sarasota Orchestra performs John Williams' score live while the film plays on the big screen, and it is a completely different way to experience the finale of the original trilogy. The Van Wezel's bayfront setting makes it a proper night out, and both showings are expected to draw big crowds.
Manatee Pro Rodeo
Manatee County Fairgrounds, 1303 17th St W, Palmetto | Friday and Saturday, October 23-24 | Gates 5:30 PM, rodeo 7:30 PM
This PRCA-sanctioned rodeo brings top-tier bull riding, barrel racing, and bronc riding to the fairgrounds for two nights just north of Bradenton. Tickets run about $25 for adults and $10 for children, and it is a loud, fun way to start the weekend.
Market at Nathan Benderson Park, Opening Friday
Nathan Benderson Park, University Town Center area | Friday, October 23 | 9 AM - 1 PM
A brand-new Friday market debuts this week at Nathan Benderson Park, just off the Legacy Trail and next to the UTC district. It is a fresh option for farm-fresh produce and local goods mid-weekend, and opening week is the perfect time to check it out before the crowds find it.
Local Pick of the Week
The Spot
Pier 22
1200 First Avenue West, Bradenton, at the foot of the Riverwalk | (941) 748-8087 | Open daily
Pier 22 has been on the Bradenton waterfront for nearly 50 years, and the history runs deeper than that. The site traces back to the city's original Municipal Pier of 1878, and the building once housed the South Florida Museum before it became the restaurant locals bring out-of-town guests to. Today its three stories overlook the Manatee River at the foot of the Riverwalk, and the waterfront patio is the place to be at sunset.
What to try: The baked onion soup, the stuffed salmon with spinach, mascarpone, and crab, and the sesame-seared tuna are all standouts, and the happy hour on the open-air bar pairs a great river view with small plates at a friendly price.
Why it's worth it: It is a gathering place generations of Bradenton families keep coming back to, and after one meal you will understand why.
Watch This
When you're comparing a community like Bradenton to the coast, 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 #14. The fall season is officially in full swing on the Gulf Coast: the Q3 market report confirms demand is holding up, mortgage rates are steady, and there is more to do this weekend than any one family could fit in. If you have a question about Bradenton, the market data, or anything you read here, 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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