The latest data from the REALTOR® Association of Sarasota and Manatee (RASM) confirms what many in the local market have been sensing: buyer activity is picking up, and the landscape is shifting. April 2026 brought increased closed sales, rising pending contracts, and tightening inventory across all four major market segments — a combination that signals a more competitive environment taking shape heading into summer.
Sales Activity on the Rise
Across both Sarasota and Manatee counties, closed sales and pending sales moved higher year-over-year in both the single-family and townhouse/condo categories — a meaningful broad-based improvement.
In Sarasota County, single-family closed sales reached 824, up 0.9 percent from April 2025, while new pending sales surged 17.0 percent — a strong forward-looking indicator. In Manatee County, single-family sales climbed 4.8 percent year-over-year to 704 closed transactions, with pending sales also rising 4.6 percent.
The townhouse and condo segment told an even more compelling story. Sarasota County posted an 18.7 percent increase in condo and townhome closed sales, reaching 445 transactions, while new pending sales jumped 35.1 percent — the largest year-over-year gain of any segment this month. Manatee County's condo market followed suit, with closed sales up 12.5 percent to 307 transactions and pending sales rising 14.6 percent.
Inventory Tightens After a Year of Growth
One of the most significant developments in April's report is the reversal of inventory trends. Active listings declined across all four market segments — a notable shift after more than a year of inventory expansion.
Single-family active listings in Sarasota County fell 26.8 percent to 3,258 homes, representing a 4.7-month supply. Manatee County saw a 9.9 percent decline to 2,929 listings, or a 4.6-month supply. On the condo and townhome side, Sarasota County inventory dropped 13.3 percent to 2,300 units (7.7 months of supply), while Manatee County declined 12.9 percent to 1,582 units (6.9 months of supply). The drop appears to reflect both stronger buyer absorption and a slowdown in new listings coming to market in several segments.
Prices Holding Steady — With Room to Negotiate
Despite the uptick in demand and shrinking supply, prices remained largely stable — a reflection of how gradually real estate markets respond to shifting conditions. In Sarasota County, the single-family median sale price rose 4.3 percent year-over-year to $490,000, while Manatee County's median climbed 6.1 percent to $492,500. Condo and townhome prices were more subdued, with Sarasota County's median slipping slightly to $337,500 and Manatee County's rising 6.6 percent to $320,000.
Notably, sellers in both counties and across both property types received between 91 and 95 percent of their original list price — an indication that buyers continue to have meaningful negotiating leverage, even as conditions tighten.
Luxury Sales Playing a Larger Role
Average sale prices told a different story than medians, particularly in Sarasota County where the average single-family sale price climbed 24.6 percent to $814,685. This divergence reflects the growing influence of the $1 million-plus segment, where single-family sales increased in both counties. Luxury activity is elevating overall sales figures and serving as an important driver of market momentum heading into the second quarter.
What This Means for Buyers and Sellers
April's data paints a picture of a market gaining energy without overheating. Sales are rising, supply is contracting, and prices are stable — but conditions are evolving quickly enough that the months ahead bear close watching. If inventory continues to decline while demand holds firm, competition in certain segments could intensify meaningfully by summer.
For buyers, the current window still offers negotiating room and a broader selection than the market may provide later in the year. For sellers, strengthening demand and tightening supply suggest that well-priced properties are finding motivated buyers.
Navigating these shifting conditions requires current, local knowledge. Working with a REALTOR® who understands the nuances of the Sarasota-Manatee market remains the most effective way for buyers and sellers alike to make informed, confident decisions.
Data sourced from Florida Realtors® and compiled from Stellar MLS. Monthly market reports are provided by the REALTOR® Association of Sarasota and Manatee (RASM).
