Welcome to the September Real Estate Update for condos on Siesta Key, reflecting market activity from August 2026.
August showed increased activity in the Siesta Key condo market compared with a year ago. Pending sales, closed sales, and new listings were all higher, while the number of active listings was slightly lower. Both the average and median sale prices also increased compared with August 2025.
August Market Snapshot
Active Listings: 181 — August 2025: 195 | down 7.2% Pending Sales: 32 — August 2025: 23 | up 39.1% Closed Sales: 20 — August 2025: 18 | up 11.1% New Listings: 31 — August 2025: 25 | up 24.0% Average Sale Price: $1,000,450 — August 2025: $677,550 | up 47.7% Median Sale Price: $759,500 — August 2025: $609,950 | up 24.5%
What Do These Numbers Tell Us?
The Siesta Key condo market showed increased activity in August, with pending sales up 39.1% and closed sales up 11.1% compared with August 2025. New listings were also higher, increasing 24.0%, giving buyers more new opportunities in the market.
At the same time, active inventory was down 7.2%, with 181 condos available compared with 195 a year ago.
Sale prices were also higher. The average sale price increased 47.7%, from $677,550 to $1,000,450, while the median sale price increased 24.5%, from $609,950 to $759,500.
Overall, August was an active month for Siesta Key condos, with more properties going under contract and closing, along with higher sale prices compared with the same month last year.
I’ll continue tracking these numbers each month to give you a clearer picture of the Siesta Key condo market over time.
Thinking about buying or selling a condo on Siesta Key? Let’s talk about what the current market numbers mean for you.
Welcome to the September Real Estate Update for homes on Siesta Key, reflecting market activity from August 2026.
August showed a mix of changes in the Siesta Key single-family home market. Active listings and new listings were lower than they were a year ago, while pending sales increased. Sale prices showed some of the biggest changes, with both the average and median sale prices higher than August 2025.
August Market Snapshot
Active Listings: 104 — August 2025: 144 | down 27.8% Pending Sales: 22 — August 2025: 18 | up 22.2% Closed Sales: 11 — August 2025: 11 | no change New Listings: 15 — August 2025: 20 | down 25.0% Average Sale Price: $2,348,582 — August 2025: $1,716,364 | up 36.8% Median Sale Price: $2,250,000 — August 2025: $1,100,000 | up 104.5%
What Do These Numbers Tell Us?
The number of homes available for sale on Siesta Key was 27.8% lower than a year ago, while new listings were also down 25%. Pending sales showed an increase as well, with 22 homes going under contract compared with 18 in August 2025.
The most noticeable changes were in the sale prices. The average sale price increased 36.8%, while the median sale price more than doubled, increasing 104.5% from $1.1 million to $2.25 million.
With only 11 closed sales during the month, the mix of homes that sold can have a significant impact on the average and median prices. A single month’s statistics don’t necessarily reflect a broad change in property values, but they do provide an interesting snapshot of the market’s activity.
I’ll continue tracking these numbers each month to give you a clearer picture of the Siesta Key real estate market over time.
Thinking about buying or selling a home on Siesta Key? Let’s talk about what the current market numbers mean for you.
When you’re looking at real estate statistics, you may see both average and median sale prices. But what’s the difference?
Average Sale Price
The average is calculated by adding the sale prices of all the homes sold and dividing by the number of homes sold.
Median Sale Price
The median is the middle sale price. Half of the homes sold for more, and half sold for less.
Why Do Both Numbers Matter?
The average price can be influenced by a few very high- or low-priced sales. For example, a handful of luxury home sales can push the average higher.
The median price is less affected by those extremes and can provide a better picture of the price of a typical home sold in that market.
So, which number should you look at?
Both! Average and median prices tell you different things about the market, and looking at them together can give you a better understanding of what is happening.
And remember, real estate statistics can vary significantly by location, property type and price range. That’s why local market data matters.
Curious about what’s happening in the Sarasota market?
Call or text me at 941.993.3125 Larry Brzostek, CRS, CLHMS, ABR RE/MAX Alliance Group, Sarasota, FL
The August 2026 housing market reinforced the shift toward tighter and more active conditions across Sarasota and Manatee counties. Sales and pending activity improved across every major segment while available inventory continued to decline, helping homes move through the market more quickly and giving well-positioned sellers somewhat more leverage.
Even with the broader improvement, conditions remain highly dependent on location, property type and price point. Buyers continue to evaluate value carefully, while sellers benefit most when homes are priced and positioned for current conditions. Buyers and sellers should work with a REALTOR® who can interpret hyper-local data, assess current competition and develop a strategy based on the factors affecting a specific property.
Monthly reports are provided by Florida Realtors® with data compiled from Stellar MLS
Presented by: Larry Brzostek, CRS, CLHMS, ABR RE/MAX Alliance Group, Sarasota, FL
Too Much Scent – Could be masking offensive odors.
Wonky Windows – Can signal issue with foundation or poorly installed. Pricy to fix /repair.
Poor Tiling – Bad DIY tiling can cost a lot to re-do.
Mold – Inspect bathroom and sinks for small black or gray spots.
Foundation issues – Tip Offs: Large gaps, sticking doors or windows, cracks, uneven floors.
Water Damage – Musty odor is an indicator. Check walls & ceilings for waterlines.
Poor Maintenance – Can indicate seller ignored other ongoing issues.
Cosmetic Updates – Could have been added to hide deal breakers.
Nearby water – Higher chance of flooding.
Bad Ventilation – Allows moisture to stick around, creating mold.
Source: Realtor.com – Courtesy of Residential Real Estate Council
Have a Great Day!
As always, for all your Real Estate needs in the Sarasota Area Call or Text Larry @ 941-993-3125 or Go to Larry’s RE/MAX Site and search all you like LarrySellsSarasota.com
Ready to Buy? Top expenses to factor into your purchase.
5 Hidden Costs of Homebuying
HIDDEN COSTS OF HOME BUYING
44% OF HOME BUYERS report they weren’t aware of all the costs associated with buying a home. Top expenses that new home buyers sometimes forget to factor in:
CLOSING COSTS These range between 2% to 5% of the loan amount. The national average is about $6,000.
HOME INSPECTIONS These typically run from $300 to upward of $600 depending on the location and size of the home.
TITLE INSURANCE The average cost of title insurance is around $1,000 per policy, but that amount varies widely from state to state and depends on the price of your home.
POTENTIAL RENOVATIONS A 2017 survey found that new homeowners spent an average of $10,601 on furniture, appliances, and home repairs — in the first year.
MOVING COSTS The national average cost of moving is about $1,400 with a range from $800 to $2,150. (That’s for a two-person moving team completing a local move of less than 100 miles. The average cost of a long-distance move: between $2,200 and $5,700.)
SOURCES: Realtor.com, Forbes, National Association of Home builders
Have a Great Day!
As always, for all your Real Estate needs in the Sarasota Area Call or Text Larry @ 941-993-3125 or Go to Larry’s RE/MAX Site and search all you like LarrySellsSarasota.com
Location! Location! Location! Sarasota, Florida is accessible, close to airports and major highways. It is one of the most beautiful locations in the USA. Magnificent Beaches, Arts and Entertainment are all here in this Paradise on the Gulf Coast!
I’m Larry Brzostek a Broker/Associate with Re/MAX Alliance Group and I will guide you through the process.
Types of Property A second home can be a single family home, a condominium or a multifamily with 2 or more units (adding the possibility of rental income Each type of property has its own pros and cons. Consider carefully how you will use the property. If you like to work on your home, choose a single or multi-family. If you prefer all maintenance to be done for you, then a condominium with a monthly maintenance fee Deciding what you like and how you will use it should give you direction in your search.
Consider how you’ll use the home. Will it just be for family and friends, or do you plan to rent it as well? And realistically, how many times will you use it per year?
Evaluate locations. Are there enough amenities and attractions to keep you – and renters – coming back year after year? Local building and zoning codes should be investigated. Are they restrictive or nonexistent? Does the property conform to the codes and can the property be rebuilt in event of damage. These are important questions.
Availability and Inventory In this fast changing Real Estate Market it is important to know what homes are available. Its is also important to Get prequalified (a loan approval for a certain dollar based on finding an acceptable property) cuts down on the closing time.
Negotiating Once you have found the property that suits your needs, negotiating the transaction can make it yours. The more questions you ask (and get answers to) the more able you are to sketch out an offer that will be acceptable to the seller. Every real estate transaction has 3 elements – Price, Terms. and Conditions. Neither buyer nor seller always gets all three. For example, a buyer willing to meet the seller’s price might want concessions on the terms (ex. large mortgage contingency, later closing) and/or conditions (repairs to property, extra items included). How long a property is on the market is not confidential and may give you some insight to make a win-win proposal for both parties.
Financing and Tax Considerations Talk to your accountant or financial advisor This person can advise you on such issues as the tax implications of rental income (should you decide to rent your property and changes in Federal tax laws that could impact deductions.
Working with an Agent I am a professional Real Estate agent and make my living marketing and selling properties.
Knowledge: Knowing the Comps (comparable properties that are listed and more importantly, comparable properties that have recently sold) can be critical in your decision on the offer you make on the property.
Experience: I’ve been selling second homes and vacation properties since 1986 starting on Long Beach Island, NJ and Here in Sarasota, FL since 2005.
Dependability: I am always available to meet the needs of my clients No location or town is perfect; a successful agent knows the pluses and minuses of the area. A good agent can help you find your dream house; a great agent can make it a pleasure!
Service: Expect outstanding service and GET IT!
Check out my website LarrySellsSarasota.com Look around you can search for properties and find more information about Sarasota and much more
CONGRATULATIONS! You are a Second Home Owner
For more information Call or Text me @941-993-3125
Memorial Day to Labor Day is peak moving season with more than 65% of relocations happening during the summer months. Take the stress out of your move with these tips from the Professional Movers Association of Florida.
7 Tips for a Smooth Move
Plan your move in advance so you have time to evaluate your options, and make a decision based on overall value (quality low stress move, insurance/valuation to protect your move).
Confirm that each mover considered carries commercial general liability insurance, automobile liability, cargo liability and workers’ compensation. This can be verified by a certificate of insurance.
Check if the moving company is licensed by Florida Department of Agriculture and Consumer Services by visiting floridaconsumerhelp.com.
Get a written estimate from several movers and compare them. The estimate should be based on an actual in-person or virtual inspection of your household goods. Estimates and Contract for Services must include: – Name, telephone number, physical address and state registration number of the mover. – Date the contract or estimate was prepared and proposed date of the actual move. – Appropriate pickup and delivery address, name and telephone numbers of the shipper. – Name, telephone number and physical address where the goods will be held, if necessary. – Itemized breakdown, description and total of all costs and services provided. – Acceptable forms of payment available.
Determine if the company is a moving broker or moving company. A broker arranges for the transport of your household goods for a fee and sells your move to a moving company – which significantly reduces a consumer’s available funds for the actual cost of the relocation services. Often, the consumer is not aware their move is being sold to another company.
Check your homeowners or rental insurance policies for moving coverage.
Accidents happen, even with the best movers. Discuss valuation with your mover; know the difference between released value at 60 cents per pound and full value protection.
Source: Florida Realtor magazine
Have a Great Day! Larry and Ann
As always, for all your Real Estate needs, call or text Larry @ 941-993-3125 or Go to Larry’s RE/MAX Site and search all you like LarrySellsSarasota.com
Home Buying – Secrets for a Stress Free Transaction
Lay Groundwork Discuss the type of home you are looking for including style, price and location.
Work with an Agent I will guide you through the process every step of the way. The Seller usually pays the real estate commission for their agent and the buyer’s agent. I will be there to help you succeed.
Communicate Ask questions if something is confusing ask about it before you sign. Be direct with your team and speak up if you don’t like something.
Be Flexible Circumstances always change. Besides your financial capabilities almost everything else is beyond your control. Any Questions? Call or Text me @ 941.993.3125
Have a Great Day! Larry
As always, for all your Real Estate needs, call or text Larry @ 941-993-3125 or Go to Larry’s RE/MAX Site and search all you like LarrySellsSarasota.com
Happiness Owning your own home is great! Fix it up, get a dog or cat, plant a tree… Make it your own!
Tax Savings Get excellent tax benefits and deduct the interest paid on your mortgage and other home-related expenses.
Appreciation Home values usually go up over time which becomes equity when you sell.
Equity Part of your monthly payment goes toward the principal balance of your loan, which builds equity.
Roots Homeowners stay in their homes four times longer than renters, helping them build ties in their community.
Education Homeowners’ students earn higher test scores and graduate at a higher percentage than those of renters.
Thinking of Buying a home? Contact me and let’s talk! Call or Text me @ 941.993.3125
Have a Great Day! Larry
As always, for all your Real Estate needs, call or text Larry @ 941-993-3125 or Go to Larry’s RE/MAX Site and search all you like LarrySellsSarasota.com
