Highlights
-
The Keys shifted from elevated supply toward balance as completed sales increased sharply.
-
The average rose far more than the median, highlighting a possible upper-end sales-mix effect.
-
Inventory contracted, though coastal supply remained above the countywide reading.
-
Marketing time improved but remained slower than Sarasota County overall.
-
Sellers gained support, while buyers retained time for property-specific comparisons.
Market Conditions
Sarasota Keys tightened substantially in September 2026. The market moved from 10.8 months of supply to 5.1 months, near the balanced-to-buyer-leaning range. More closings and fewer listings improved sellers’ position, but longer marketing times continued to distinguish the Keys from the broader county.
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 increased 10.9%, from $1,190,000 to $1,320,000. The average increased 158.7%, from $1,500,000 to $3,880,000. The median marks the midpoint of sales; the average gives expensive transactions more influence.
The median rose 10.9%, while the average rose 158.7%. That wide difference is consistent with expensive closings exerting greater influence on the average. Without transaction-level comparisons, it cannot establish a similar increase in the value of a typical Keys property.
Inventory Trends
Available inventory declined 30.1%, from 670 to 468 properties. Months of supply declined from 10.8 to 5.1.
Buyers had 202 fewer listings to consider. Current supply was below September 2019’s 7.3 months but well above September 2021’s 1.4 months. The segment has moved away from last year’s elevated supply without returning to an extreme shortage.
Market Pace
Closed sales increased 87.8%, from 49 to 92. Median days on market fell from 115 to 83 days. Closed sales measure completed transactions rather than new contracts.
The 83-day median exceeded the county’s 56 days by 27 days. Sales growth of 87.8% was substantial, but the market remained slower than the county. Stronger completed activity and longer marketing time can coexist when properties require different lengths of time to find buyers.
What This Means for Buyers
Buyers have fewer coastal alternatives, but the supply and marketing-time readings still allow comparison. Evaluate similar properties rather than anchor an offer to the sharply higher average. Act on a well-supported match while considering the listing’s own time on market and competing options.
What This Means for Sellers
Sellers benefit from increased closings and less listing competition. The average-price surge does not justify an equivalent asking-price increase. Use recent comparable sales and allow for marketing time that remains longer than the county norm, even after September’s improvement.
