Sarasota & Charlotte County Real Estate Market Update — August 2026

If you're thinking about buying or selling on Florida's Gulf Coast, here's where our local market actually stands right now — no guessing, no outdated numbers. Here's what the latest data shows for Sarasota County, Venice, and Charlotte County.

Sarasota County single-family homes: the median sale price reached $493,500 in July 2026, up 5.0% from a year ago. Active listings dropped to 2,736 homes, down 23.4% year-over-year, and homes are going under contract faster too — a median of 52 days, down 17.5% from last year. Months of supply fell to 3.9, meaning conditions still favor sellers in this segment.

Condos and townhomes told an even stronger story: median price climbed to $340,000, up 13.3% year-over-year, and closed sales jumped 33.1%. Active listings fell 10.9% to 1,782 units. Days to contract did stretch to 92 days, so buyers willing to be patient can still find room to negotiate.

In Venice specifically, the median sale price sat at $408,778 in June 2026, essentially flat compared to last year (down just 0.24%). Homes are taking a median of 66 days to sell — seven days faster than a year ago — and sellers are getting about 95.5% of list price on average. Redfin currently rates Venice a market where multiple offers are rare, which is good news if you're house-hunting and don't want to compete in a bidding war.

Charlotte County (Port Charlotte, Punta Gorda, and surrounding communities) remains a buyer-friendly market. The median home price was $345,000, up a modest 0.9% year-over-year, with 6.2 months of inventory — solidly in buyer's market territory. In Port Charlotte specifically, the typical home value sits at $268,380 as of June 2026, down 7.7% over the past year, with homes going pending in around 57 days.

Bottom line: Sarasota County's single-family and condo markets are tightening and favoring sellers, Venice is holding steady with more breathing room for buyers, and Charlotte County remains one of the better opportunities on the Gulf Coast for buyers right now. Every neighborhood and price point tells a slightly different story, so if you want to know exactly what this means for your home or your search, let's talk.

Sources: Realtor Association of Sarasota and Manatee (RASM) July 2026 report, Redfin, Zillow, and Charlotte County market data compiled August 2026. Figures reflect data available at time of publishing and are subject to change.