West Sarasota and Downtown showed a strong improvement in July 2026. Sales increased significantly, inventory declined, and months of supply moved much closer to balance.

Closed sales rose from 29 in July 2025 to 63 in July 2026, an increase of 117%. Active inventory fell from 539 homes to 458, while months of supply declined from 10.0 months to 6.0 months.

This was a major change from the oversupplied conditions seen one year earlier. Sellers faced fewer competing listings, and buyers absorbed available inventory at a much healthier pace.

Even so, the market remained slower and more buyer-friendly than Sarasota County overall, where supply stood at 3.8 months. With 6.0 months of supply and a median marketing time above 100 days, West Sarasota and Downtown were balanced to buyer-leaning rather than seller-favored.

Pricing results reflected a shift in the types of properties sold. The median sale price declined 5%, from $1,118,000 in July 2025 to $1,063,000 in July 2026.

At the same time, the average sale price increased 15%, from $1,573,000 to $1,813,000. The difference between the median and average suggests that a limited number of high-value transactions had a strong effect on the monthly average.

This area includes a diverse mix of downtown condominiums, luxury residences, established neighborhoods, and waterfront properties. Changes in the sales mix can therefore produce large swings in average pricing from one month or year to the next.

The lower median should not be interpreted as proof of broad depreciation, just as the higher average should not be treated as uniform appreciation. Recent comparable sales within the same building, neighborhood, and property type provide a more accurate measure of value.

Inventory declined 15% year over year, reducing the number of options competing for buyer attention. Months of supply fell from 10.0 to 6.0 months, showing that the market was absorbing listings more effectively.

The decline in supply was favorable for sellers, but inventory remained elevated compared with Sarasota County overall. Buyers still had enough selection to compare location, views, amenities, condition, association costs, and long-term ownership expenses.

Downtown condominium inventory can be influenced by new construction, resale competition, association fees, and building-specific concerns. In nearby residential neighborhoods, lot value, renovation quality, and proximity to downtown can create wide differences between otherwise similar properties.

Inventory was tightening, but it had not become scarce.

Homes continued to require patience. Median days on market increased from 93 days in July 2025 to 104 days in July 2026.

The longer marketing time contrasts with the sharp increase in sales, but the two figures are not necessarily inconsistent. A larger number of properties that had been listed for several months may have closed during July, increasing both sales volume and median days on market.

Buyers remained selective and often had time to evaluate multiple options. Higher carrying costs, insurance considerations, condominium fees, and property condition likely played an important role in purchase decisions.

The increase in sales showed that demand was present, but the 104-day median confirmed that buyers were not acting with broad urgency.

Buyers still have meaningful choice and negotiating power, particularly for listings with extended market time. Property-specific due diligence is essential because values and ownership costs can vary widely between downtown condominiums, waterfront homes, and nearby residential neighborhoods. Strong properties may attract more attention as inventory declines, but buyers generally have time to compare options carefully.

Sellers benefit from lower inventory and a substantial rebound in sales activity. However, long marketing times and six months of supply mean buyers remain selective. Accurate pricing, high-quality presentation, and a clear explanation of the property’s location, condition, amenities, and ownership costs are critical to standing out.