RASM's Q3 2026 report just landed: closed sales across Sarasota and Manatee counties rose 8.0% year-over-year even as mortgage rates held flat at a 3-year high for a second straight week, inventory tightened, and luxury sales spiked — Sarasota logged 9 single-family sales above $10M versus just 1 a year ago. Plus real, dated events around Lakewood Ranch and Sarasota through mid-November.
The REALTOR® Association of Sarasota and Manatee has published its Q3 2026 report (July–September), and the real story is volume: 5,699 total closed sales across both counties' single-family and condo/townhome segments, up 8.0% year-over-year. Condo/townhome sales led the way, up 20.9%, while single-family sales rose a steadier 3.6%:
| Segment | Closed Sales (YoY) | Median Sale Price (YoY) | Active Inventory (YoY) | Months of Supply | Median Days to Contract | Sale-to-List % |
|---|---|---|---|---|---|---|
| Sarasota Single-Family | 2,071 (+3.0%) | $485,000 (+3.7%) | 2,629 (−16.2%) | 3.7 | 52 days | 94.4% |
| Manatee Single-Family | 2,017 (+4.2%) | $490,000 (+3.2%) | 2,610 (−1.7%) | 3.9 | 49 days | 95.6% |
| Sarasota Condo/Townhome | 908 (+26.8%) | $324,380 (+6.4%) | 1,601 (−12.0%) | 4.9 | 86 days | 92.0% |
| Manatee Condo/Townhome | 703 (+13.9%) | $307,000 (+2.3%) | 1,191 (−13.9%) | 5.0 | 73 days | 92.8% |
Both counties' pending-sale counts stayed healthy too — 2,008 new pending single-family contracts in Sarasota (+1.7% YoY) and 1,877 in Manatee (roughly flat). Sellers are also netting more of their original list price than a year ago: 94.4% in Sarasota single-family (up from 91.9%) and 95.6% in Manatee (up from 93.8%).
Sarasota County recorded 9 single-family sales of $10M or more in Q3 2026, versus just 1 a year earlier; Manatee County saw 2, versus 0 — a pattern the Business Observer flagged this week as well. Cash still dominates a big share of this market: single-family cash purchases ran 37.6% of closings in Sarasota and 27.5% in Manatee, while condo/townhome cash purchases hit 60.9% in Sarasota and 49.4% in Manatee — a reminder that financed buyers are competing against a lot of all-cash offers, especially on condos.
Freddie Mac's Primary Mortgage Market Survey shows the 30-year fixed rate holding at 7.40% in both its October 8 and October 15, 2026 releases — the first back-to-back flat reading after several weeks of steady climbing. It's still the highest level since November 2023, but a pause rather than a continued rise is a meaningfully different story for anyone timing a purchase around rate movement.
Put together, this quarter's numbers point to a market regaining some momentum even with rates elevated: sales volume is up, inventory is tightening in three of four segments, and homes are going to contract noticeably faster than a year ago (52 days from 68 in Sarasota single-family alone). For sellers, that combination — less competing inventory, faster contract times, and a higher share of list price realized — is a better setup than earlier in 2026, especially if rates genuinely have stopped climbing. For buyers, the flat rate reading is a small piece of good news, but it doesn't change the competition for well-priced listings; with cash purchases still running 30-60% of closings depending on segment, a financed offer needs to be clean and well-prepared to compete, particularly on condos and townhomes.
The REALTOR® Association of Sarasota and Manatee's Q3 2026 report (covering July–September) shows 5,699 total closed sales across both counties' single-family and condo/townhome segments, up 8.0% year-over-year — condo/townhome sales rose 20.9% and single-family sales rose 3.6%. Median single-family prices rose modestly in both counties (Sarasota $485,000, +3.7%; Manatee $490,000, +3.2%), active inventory fell double digits in three of the four segments, and median days to contract dropped sharply from a year ago (52 days from 68 in Sarasota single-family; 49 from 59 in Manatee). Those are countywide averages — ask me for a read on your specific neighborhood.
Not this week. Freddie Mac's Primary Mortgage Market Survey shows the 30-year fixed rate holding at 7.40% in both its October 8 and October 15, 2026 releases — the first back-to-back flat reading after several weeks of steady increases. It's still the highest level since November 2023, but a pause rather than a continued climb. Freddie Mac's next release lands after this post goes out, so it's worth checking with a lender before assuming the rate holds.
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) Q3 2026 Real Estate Market Report (myrasm.com/q3-2026), covering July–September 2026, the most recent available at publication — sourced from Florida Realtors and Stellar MLS. Luxury-sales context via the Business Observer, October 16, 2026. Mortgage rate data via Freddie Mac's Primary Mortgage Market Survey, October 8 and October 15, 2026 releases. Event details via Lakewood Ranch's official community calendar, Hunsader Farms, Lakewood Ranch Main Street's BooFest listing, the Sarasota Medieval Fair, Visit Sarasota's events calendar, and the Van Wezel Performing Arts Hall's published 2026–2027 season — confirm times before heading out, as 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.