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Manatee County sold fewer homes in September 2026 than a year ago, but the ones that sold went faster and closer to asking price. That’s the real story behind this month’s numbers, and it matters whether you’re buying or selling this fall.
I’ve lived and worked in real estate here in Palmetto for 15 years, and I read these reports every month so my clients don’t have to. Here’s what the latest Florida Realtors data for single-family homes actually says.
Prices: up, but modestly
The median sale price rose to $485,000, up 3.2% from $470,000 last September. That’s steady growth, not a surge.
The average sale price jumped more, up 6.1% to $629,444. When the average climbs faster than the median, it usually means more high-end homes closed. So the typical home gained a little; the top of the market did more of the lifting.
| Measure | Sept 2026 | Sept 2025 | Change |
|---|---|---|---|
| Closed sales | 636 | 662 | -3.9% |
| Median sale price | $485,000 | $470,000 | +3.2% |
| Average sale price | $629,444 | $593,139 | +6.1% |
| Cash sales | 180 | 198 | -9.1% |
| Dollar volume | $400.3M | $392.7M | +2.0% |
Homes are moving faster, and sellers are giving up less
The median home went under contract in 53 days, down from 60 last year. From listing to closing took 103 days, down from 109.
Sellers also received 95.7% of their original list price, up from 93.3%. On a $485,000 home, that gap is roughly $11,600 less in negotiating room than buyers had a year ago. There’s still room to negotiate. Just not as much.
Supply: more listings coming, fewer new contracts
New listings rose 8.8% to 741, while new pending sales fell 3.6% to 559. More homes are hitting the market than are going under contract each month.
Active inventory sits at 2,610 homes, slightly below last year, and months of supply dropped from 4.2 to 3.9. That’s a fairly balanced market. If new listings keep outpacing new contracts, though, buyers could see more choices heading into winter.
Foreclosures and short sales: up, but still rare
You may see headlines about foreclosures rising sharply. In Manatee County, 7 foreclosure/REO homes and 4 short sales closed in September, compared with 1 of each last year.
That’s 11 distressed sales out of 636, under 2% of the market. The other 625 were traditional sales. This is worth watching, but it is not a wave. Distressed homes did sell well below the county median: $285,000 for REO and $362,500 for short sales.
What this means for you
If you’re buying: You still have choices and some room to negotiate, but less than last year. Well-priced homes are going under contract in under two months. Cash buyers made up about 28% of sales, so most of your competition is financing too. Get pre-approved before you start touring, not after you find the one.
If you’re new-construction shopping: Not every builder sale runs through the MLS, so this report doesn’t capture every new-build deal. Ask me what incentives builders in Parrish, Palmetto and Lakewood Ranch are offering right now. Those can matter more than a few points of price.
If you’re selling: Buyers are paying closer to asking than last year, but more listings are coming on. Price it right from day one. The homes sitting longest are usually the ones that started too high.
Let’s talk about your next move
Numbers tell you what the market did. I’ll tell you what it means for your street, your budget and your timeline.
Teresa Dunn, PLLC · Realtor / Home Stager, SFR Coldwell Banker Realty – Sarasota Downtown 100 N Tamiami Trl, Sarasota, FL 34236 (813) 833-5006 · teresa.dunn@cbrealty.com teresadunn.com · License #SL3304129
Source: Florida REALTORS® Monthly Market Summary and Monthly Distressed Market reports, September 2026, Manatee County single-family homes. Data released October 16, 2026.
