July 2025 Reveals The Tale Of Two Stories
The July housing numbers are in, and they paint two very different pictures depending on whether you’re talking single-family homes or condos. If you’re trying to understand where the market is heading, this is one month you’ll want to pay close attention to.
Where the Data Comes From
The numbers here are based on the latest MLS statistics via Coldwell Banker’s MarketQuest dashboard for Sarasota single-family homes and condos, combined with insights from the Realtor Association of Sarasota and Manatee’s July 2025 market report. I’ve also layered in what I’m personally seeing in our local market to give you a complete picture.
The County Overview
Sarasota County, which includes Sarasota, Venice, North Port, Nokomis, Osprey, and parts of Englewood and Longboat Key, is showing a “split market” right now.
- Single-family homes: 723 closed sales in July, up 12.6% from last year. Median price is holding steady at $470,000. Homes are taking a bit longer to go under contract (63 days on average), and supply is at 5.6 months, still in balanced territory.
- Condos: Sales are down 16.1% compared to last year, prices have dropped nearly 18%, and inventory has risen to 7.5 months of supply, firmly in buyer’s market territory.
Single-Family Homes: Steady Demand
The median sales price reached $550,000 in July, up over 4% from June and nearly 7% from last year. We saw 354 closings, a healthy jump of 20.8% year-over-year. Inventory is up 22% from last year, translating to about 5.2 months of supply. Days on market climbed to 79, giving buyers a little more breathing room than they’ve had in recent years.
Condos: Buyers in the Driver’s Seat
Condos are telling a different story. The median price in July was $245,000, down almost 39% from June and 28% from a year ago. Only 63 units were sold in July, a drop of 50% compared to last year. Inventory has grown to over 16 months of supply, with condos taking an average of 106 days to go under contract.
Why the Difference?
Several factors are putting pressure on the condo market:
- Higher insurance costs and special assessments, especially since the new post-Surfside building regulations.
- Stricter lending requirements for condos, shrinking the pool of qualified buyers.
- Stronger demand for single-family homes from out-of-state buyers seeking more space.
Meanwhile, single-family homes remain supported by consistent buyer interest and a relatively balanced supply-and-demand dynamic.
What It Means for You
If you’re buying:
- Condo shoppers have significant negotiating power right now.
- Single-family buyers can take a more measured approach than during the frenzied markets of recent years.
If you’re selling:
- Condo sellers need to price strategically to attract today’s buyers.
- Single-family sellers who prepare and price well can still secure solid offers.
Bottom Line
Sarasota’s housing market isn’t moving in one direction; it’s two markets in one. Single-family homes have shown some decline but are relatively steady in comparison to condos, while condos are facing clear headwinds. Whether you’re buying or selling, the right strategy depends on the property type and neighborhood. If you’d like a detailed breakdown for your specific area, reach out, and I’ll be happy to run the numbers.
Note: This information is provided for educational purposes only and should not be considered legal or financial advice. Always consult with a qualified professional before making real estate decisions.
