Highlights
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The regional market moved back toward balance in May 2026 as inventory fell from last year while sales improved.
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Pricing was mixed, with the median sale price holding steady and the average sale price rising, suggesting stronger activity in higher-priced segments.
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Supply became less elevated than it was in May 2025, giving sellers less competition than last year but still giving buyers meaningful choice.
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Buyer activity improved from last year, but homes continued to take longer to sell than they did during the peak seller’s market.
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Market leverage is more balanced, with neither buyers nor sellers holding the clear advantage across the full region.
Market Conditions
The Sarasota and Manatee County housing market showed a healthier balance in May 2026 than it did one year earlier. The region is no longer in the extreme seller’s market conditions seen from 2021 through early 2022, but it also is not as supply-heavy as it was in May 2025. Months of supply fell to 4.4 months, down from 6.2 months last year, which places the broader market in a balanced to slightly seller-leaning range depending on price point and location.
This shift matters because the market has moved into a more normal part of the cycle. Buyers have more options than they had during the boom years, but the decline in inventory means sellers are facing less competition than they did last year. Closed sales rose to 2,297, up from 2,191 in May 2025, showing that demand remains active when homes are priced correctly.
Sarasota County was slightly more supplied than Manatee County, with 4.6 months of supply compared with 4.1 months in Manatee. Sarasota also carried the higher median and average sale prices, while Manatee posted a softer median price year over year. These differences show a regional market that is improving overall, but not moving evenly across both counties.
Pricing Trends
Pricing remained stable at the middle of the market, while higher-priced sales had a stronger influence on the average. The regional median sale price was $420,000 in May 2026, unchanged from May 2025. That stability suggests the center of the market is not seeing broad price growth, but it also does not point to a major regional price decline.
The average sale price increased to $606,000, up from $588,000 last year. Because the average can be pulled higher by luxury and upper-tier sales, this increase likely reflects stronger activity or a different sales mix at higher price points rather than broad appreciation across every segment.
County-level results were mixed. Sarasota County’s median sale price rose to $428,000, up from $415,000 last year, while its average sale price increased to $635,000. Manatee County’s median sale price declined to $412,000 from $425,000, while its average sale price increased to $575,000. This split suggests Sarasota had firmer price support at the middle of the market, while Manatee’s higher average may have been more influenced by sales mix.
Inventory Trends
Inventory improved from the seller’s perspective but still gave buyers more choice than the market offered during the post-pandemic surge. Regional inventory fell to 9,134 active units in May 2026, down from 11,571 in May 2025. That decline helped reduce months of supply and brought the market closer to balance.
Even with that improvement, inventory remains far above the levels seen in 2021 and 2022. That is important because sellers still need to compete on condition, pricing, and presentation. Buyers are not facing the same urgency they faced during the tightest part of the market, but they also have less excess inventory to choose from than they did last year.
Sarasota County inventory dropped to 5,031 units from 6,585 last year. Manatee County inventory fell to 4,103 units from 4,986. Both counties tightened, but Manatee’s 4.1 months of supply indicates a slightly tighter market than Sarasota’s 4.6 months.
Market Pace
The market pace remained measured, even as sales improved. Regional closed sales increased year over year, which shows buyers were still active in May. At the same time, the median days on market rose slightly to 52 days, compared with 51 days last year.
That combination points to a market where buyers are willing to move, but they are not rushing. Homes can still sell well when they are priced properly and show well, but buyers have enough choice to compare options and negotiate. The fast-moving conditions of 2021 and 2022 are no longer the right benchmark for seller expectations.
Sarasota County had a median of 54 days on market, while Manatee County was slightly faster at 50 days. This supports the broader pattern in the data: Manatee was a bit tighter and faster, while Sarasota carried higher prices and slightly more supply.
What This Means for Buyers
Buyers have more negotiating room than they had during the peak seller’s market, but the drop in inventory means the best homes may not sit as long as they did last year. A balanced market rewards preparation, so buyers should be ready to act when a well-priced home fits their needs. Price discipline still matters, especially because some segments are firmer than others.
What This Means for Sellers
Sellers face less competition than they did in May 2025, but buyers remain selective. Pricing too aggressively can still lead to longer market time, especially in areas with elevated supply. Strong preparation, accurate pricing, and realistic expectations are the keys to standing out in a more balanced market.
