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As of mid-2026, most of the Sarasota Manatee region has shifted toward buyer leverage, with single family inventory around 5 to 8 months of supply and days on market stretching past 60 in many segments, a real change from the tight conditions of 2021 and 2022. Older coastal condominiums and barrier island homes needing repairs are seeing the most negotiating room, sometimes 10 to 18 percent below original asking, while trophy waterfront and well positioned mainland properties continue to hold value. Migration from high tax states such as New York, New Jersey, and Illinois remains a durable demand driver even as the frantic pace of recent years has cooled. Cash purchases still account for roughly half of single-family sales and over two thirds of condo sales, so financed buyers should be prepared to compete on terms rather than speed alone.
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