Highlights
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Venice & North Venice moved into tight supply mainly through fewer listings.
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The median was unchanged while the average rose modestly.
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Inventory contracted sharply, reducing buyer choice more than countywide.
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Marketing time shortened substantially while completed sales increased only slightly.
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Sellers gained a firmer position, but stable median pricing kept expectations measured.
Market Conditions
Venice & North Venice shifted into seller-favored supply in September 2026. Its 2.8 months of supply was below the county, and marketing time was slightly faster. A sharply smaller listing pool and shorter selling period were the main changes, rather than a large gain in completed activity.
The figures combine single-family homes, condos, townhomes, and villas, with year-over-year comparisons to September 2025.
The local supply reading compares with 3.7 months in Sarasota County.
Pricing Trends
The median sale price was unchanged at $400,000. The average increased 4.2%, from $475,000 to $495,000. The median marks the midpoint of sales; the average gives expensive transactions more influence.
The median stayed at $400,000, while the average increased 4.2%. The unchanged midpoint does not support a broad price surge. The higher average may reflect a different sales mix. Both local measures remained below the county’s $428,000 median and $911,000 average.
Inventory Trends
Available inventory declined 34.0%, from 1,122 to 741 properties. Months of supply declined from 4.4 to 2.8.
There were 381 fewer listings, a 34.0% contraction that exceeded the county’s 23.7% decline. Supply matched September 2019’s 2.8 months, while remaining above September 2021’s 0.6 months. Buyers faced tighter choice without an extreme shortage.
Market Pace
Closed sales increased 2.4%, from 212 to 217. Median days on market fell from 90 to 53 days. Closed sales measure completed transactions rather than new contracts.
The 53-day median improved 37 days and was three days shorter than the county’s 56 days. Closings increased only 2.4%. Local improvement was concentrated in faster marketing and reduced inventory competition, with completed volume changing little.
What This Means for Buyers
Buyers should be ready to assess a well-priced match as choices narrow and selling time shortens. Stable median pricing provides context for disciplined offers. Compare recent community-level sales rather than assume tighter supply means every asking price is justified.
What This Means for Sellers
Sellers have fewer competitors and a much shorter median marketing period. The unchanged median favors realistic pricing expectations. Use comparable completed sales and good preparation to compete effectively, rather than treat the lower supply reading as an automatic reason to raise the asking price.
