Why This Report Exists
There is a difference between asking prices and actual market behavior.
This report tracks what truly closed — where buyers committed capital and sellers accepted terms.
Weekly Snapshot
Total Properties Closed: 9
Condominiums: 6
Single-Family Homes: 3
Total Dollar Volume Closed:
$10,365,000
Price Range:
$480,000 – $2,950,000
Lowest Sale:
1257 S Portofino Dr #101 — $480,000
Highest Sale:
604 Norsota Way — $2,950,000
Price Per Square Foot
Overall Range:
$462.58 – $1,006.24
Condominium Range:
$484 – $1,006 per SF
Single-Family Range:
$462 – $764 per SF
Notable Benchmarks:
Gulf-front penthouse at Whispering Sands: $1,006/SF
Sarasota Surf & Racquet: $959/SF
Bay Island renovation opportunity: $650/SF
Palm Island single-family (Calle Florida): $462/SF
Absorption Speed
Fastest Closings:
1257 S Portofino #101: 3 days
604 Norsota Way: 15 days
Sarasota Surf & Racquet W102: 31 days
Longest Marketing Time:
1159 Lake House Cir #C120: 281 days
1001 Beach Rd A203: 118 days
20 Whispering Sands #1205: 112 days
Interpretation:
Well-positioned inventory , particularly rare waterfront or value-add opportunities, continues to move decisively.
Overpriced or mid-tier inventory requires longer exposure and price alignment.
Sale-to-List Ratios
Range: 85.57% – 100%
Full-price close: Our House at the Beach C120 (100%)
Largest discount: Crescent Street duplex (85.57%)
Luxury Bay Island property: 96.72%
Trend:
Buyers are negotiating on lifestyle or investment properties.
Scarcity properties are holding stronger.
Property Type Breakdown
Condominiums (6 Sales)
Price Range: $480,000 – $1,290,000
Heavy representation of short-term rental communities
Gulf-front and strong rental complexes continue to command premium PSF
Condo segment remains rental-driven and cash-strong, especially in:
Island House
Our House at the Beach
Surf & Racquet
Whispering Sands
Single-Family (3 Sales)
5354 Calle Florida (Palm Island) – $1,230,000
1123 Crescent Street – $1,305,000
604 Norsota Way (Bay Island) – $2,950,000
Observations:
Two properties under $1.35M closed after longer DOM.
Bay Island property sold in 15 days — renovation upside + location premium drove speed.
Price discipline is critical in the $1.2M–$1.5M band.
Trend Watch
Luxury-weighted week driven by Bay Island close.
Strong cash activity in short-term rental condominiums.
Wide negotiation spreads in investment-oriented properties.
Ultra-premium Gulf-front still commands four-figure PSF when views are unobstructed.
The market is selective — not stalled.
Speed and pricing precision determine outcome.
Trend Ledger
Week Snapshot Classification: Luxury-Weighted with Mixed Mid-Tier Absorption
High-end ($2M+) inventory is moving when priced with realistic upside.
$1.2M–$1.5M band shows negotiation pressure.
Rental-eligible condos remain a capital magnet.
Cash continues to dominate the waterfront segment.