Published July 17, 2025

Last month, I shared that the Sarasota County resale housing market continues to show signs of softening. Median sold prices have declined approximately 13% year-over-year, though the degree varies by community. Based on both market data and my firsthand experience as a high-producing REALTOR®, I noted a widening disconnect: sellers often hold inflated expectations of value, while buyers are holding the line on price.

This month, I’ve shifted focus from closed sales—which reflect the past—to active listings and new pending sales, which offer a forward-looking view of market dynamics. In a shifting market, these indicators give us the clearest sense of where prices are headed.

🔎 Quarterly Market Snapshot (Week Ending 7/11/2025 vs. 4/11/2025)

• Median Price of All Active Listings
  $549,900 → $544,000   ↑ 1.08%
• Median Price of New Listings
  $477,450 → $570,000   ↓ 16.23%
• Median Days on Market (DOM)
  105 days → 77 days   ↑ 36.36%
• Percentage of Active Listings with Price Reductions
  52% → 57%   ↓ slightly, but still well above the 30% historical average
• Median Price of New Pendings (Under Contract)
  $449,000 → $450,000   ↓ .02% (finding a bottom???)

🧭 What the Numbers Are Telling Us

The disparity between:

• the median list price of all active homes,
• the lower median price of newly listed homes, and
• the even lower price of homes going under contract

…clearly signals that buyers are still price-sensitive. Homes are sitting longer (median 105 days on market), and over half of active listings have had to reduce their price—far above normal. Sellers, especially those just entering the market, are starting to recognize this and are adjusting their list prices accordingly. See the .02% spread above for the median price of new pendings (under contract) for the week ending 7/11/2025 vs. 4/11/2025.

We are watching the market seek a new equilibrium. The 13% correction we’re experiencing is a natural market response to the extreme price gains from 2020 to 2023. Every market cycle finds its bottom. And when it does, history tells us that sales and prices will rebound—often quickly.

💬 “How’s the Market?”

I hear this all the time. And my answer is always the same: the market is always open.

While we can’t control broader economic forces—interest rates, inflation, jobs, supply and demand—we can control positioning.

Smart sellers rely on professionals who bring verified data and experience—not just opinion. If you’ve been waiting on the sidelines, now’s the time to assess your 1-to-5-year goals. Declutter. Neutralize. Touch up paint. Make small repairs. Prepare.

When the tide turns, you’ll be glad you did. If you need direction or a realistic strategy for today’s market, I’m just a phone call away.