West Sarasota and Downtown experienced a significant tightening in August. Closed sales increased while inventory fell, reducing months of supply from 9.9 to 5.7 months.

That shift moved the area from strongly buyer-leaning conditions toward a more balanced but still buyer-friendly market. Supply remained higher than Sarasota County’s 3.6 months, and homes continued to take longer to sell than they did countywide.

The improvement was meaningful, but it should be viewed in the context of a small market. Only 35 sales closed during August, so individual transactions can produce large changes in monthly statistics.

August’s pricing figures were substantially lower than one year earlier. The median sale price fell 38.6%, from $1.01 million in August 2025 to $620,000 in August 2026. The average sale price declined 48.1%, from $1.73 million to $897,000.

Because both measures declined, the results show that August sales were concentrated at lower price points than they were last year. However, they do not indicate that individual property values fell by the same percentages.

Only 29 properties sold in August 2025, compared with 35 this year. A few additional or missing high-end transactions can sharply change both the median and average in a market with limited sales. The stronger sales count, falling inventory, and lower months of supply also do not support a conclusion that demand collapsed. Sales mix appears to have played a major role, although softer pricing may also have helped bring more transactions to closing.

Buyers had fewer properties to choose from than they did last summer. Inventory declined 21.5%, falling from 508 homes to 399.

Combined with the increase in sales, that reduction brought months of supply down from 9.9 to 5.7 months. The market remained less competitive than Sarasota County overall, but sellers faced considerably less competition than they did one year earlier.

Buyer activity improved, and properties sold slightly faster. Closed sales increased 20.7%, from 29 to 35, while median days on market declined from 122 to 108 days.

The 14-day improvement was encouraging, but the typical sale still required more time than Sarasota County’s 55-day median. Buyers remained selective, particularly when evaluating higher-priced or distinctive properties.

Buyers still have useful negotiating leverage and time to compare properties, despite the decline in inventory. Broad price changes should be interpreted carefully because the monthly sales mix shifted significantly. Buyers should focus on comparable properties within the same location, price range, and property type.

Sellers benefit from fewer competing listings and a stronger sales count, but the market still requires patience. Pricing should reflect recent comparable sales rather than last year’s higher-priced transaction mix. Strong presentation and realistic expectations remain essential when buyers have several alternatives.