RASM's new August 2026 report shows Manatee County's median sale price up 5.9% year-over-year while Sarasota County's slipped 1.1%, as active inventory fell sharply in both counties. Plus why mortgage rates rose after last week's Fed meeting, and what's happening around Lakewood Ranch and Sarasota this month.
The REALTOR® Association of Sarasota and Manatee (RASM) has published its August 2026 report, and single-family pricing moved in opposite directions across the two counties:
| County | Median Sale Price | YoY | Active Listings | YoY | Months Supply | Median Days to Contract | List Price Received |
|---|---|---|---|---|---|---|---|
| Sarasota County | $470,000 | −1.1% | 2,619 | −20.8% | 3.7 | 47 days | 94.7% |
| Manatee County | $495,000 | +5.9% | 2,616 | −7.0% | 3.9 | 45 days | 95.6% |
Manatee County sellers are netting a stronger share of list price than Sarasota County sellers right now — 95.6% versus 94.7% — and homes there are also going to contract slightly faster, 45 days versus 47.
Unlike single-family, condo and townhome prices rose in both counties in August: Sarasota County condos posted a median of $310,000 (up 3.3% year-over-year) on 1,659 active units (down 11.8%), with a 5.2-month supply and 83 median days to contract. Manatee County condos came in at a $307,000 median (up 5.4%) on 1,171 active units (down 16.1%), a 4.9-month supply, and 72 days to contract. Both counties' condo inventory is contracting faster than single-family, and time to contract runs meaningfully longer — a pattern that's held for months now.
The split between the two counties this month is really a story about inventory. Sarasota County's active listings fell a steep 20.8% year-over-year, nearly three times Manatee County's 7.0% decline — and that faster pullback is likely what's pulling Sarasota's single-family median down 1.1% even as the market stays competitive (sellers there are still keeping 94.7% of list price). Manatee County's more moderate inventory tightening let its median keep climbing, up 5.9% to $495,000. For buyers, a county-level median swinging on inventory mix rather than a broad price move means the more useful question is what's happening in your specific target neighborhood, not the countywide number. For sellers in either county, sub-4-month supply in both markets means well-priced homes are still moving in under 7 weeks — this isn't a market where pricing patience pays off the way it might have a year or two ago.
Rates actually moved up after last week's Federal Reserve meeting, not down: Freddie Mac's survey shows the 30-year fixed average at 6.95% for the week of September 17, up from 6.76% the week before. The Fed's own rate decision sets short-term borrowing costs, not mortgage rates directly — those follow the bond market's read on the Fed's broader outlook, which this time pushed the other way from what a lot of buyers were hoping for. If you're timing a purchase around rate movement, this is a good week to check in with a lender rather than assume last month's trend continues — I'm happy to make an introduction.
It comes down to how much each county's inventory has pulled back. Sarasota County's active listings dropped a steep 20.8% year-over-year, while Manatee County's fell a more moderate 7.0%. When Sarasota's available inventory shrinks that fast, the mix of what's actually selling can skew toward lower-priced homes moving quickly, pulling the county median down 1.1% even as the overall market stays competitive — sellers there are still netting 94.7% of list price. Manatee County's more moderate inventory pullback let its median keep climbing, up 5.9% year-over-year to $495,000. Neither number is a verdict on value in a specific neighborhood — ask me for a read on yours.
The Fed's rate decision sets short-term borrowing costs, not mortgage rates directly — those track the bond market's reaction to the Fed's outlook and economic data more broadly. Freddie Mac's weekly survey shows the 30-year fixed average actually rose to 6.95% for the week of September 17, up from 6.76% the week before, as bond yields moved on the Fed's tone rather than the decision itself. It's a reminder that a Fed meeting doesn't guarantee mortgage rates move in the direction people expect — worth staying in close touch with a lender if you're timing a purchase around rate movement.
Want the real numbers for your specific neighborhood, or a read on what a home you're watching is actually worth in this market? I track this data every week — reach out and I'll pull the real comps, not a generic estimate.
Market data: REALTOR® Association of Sarasota and Manatee (RASM), August 2026 report, the most recent available at publication. Mortgage rate context via Freddie Mac's Primary Mortgage Market Survey, week of September 17, 2026. Event details via Lakewood Ranch's community calendar and Sarasota's visitor/events calendars — confirm times before heading out, as community event schedules can shift.
Want the real numbers for your neighborhood, or a read on what your home is worth in this market? I track this data every week — reach out and I'll give you the real answer, not a generic estimate.