Weekly Snapshot

Total Properties Closed: 8

• Condominiums/Villas: 6

• Single-Family Homes: 2

Total Dollar Volume Closed

$10,085,000

Price Range

$370,000 – $4,900,000

• Lowest Sale:
  1257 S Portofino Dr #203 — $370,000

• Highest Sale:
  843 Norsota Way — $4,900,000

Price Per Square Foot (Heated)

Overall Range:
$296.79 – $1,986.22 per SF

• Condominium/Villa Range:
  $296.79 – $781.58 per SF

• Single-Family Range:
  $608.80 – $1,986.22 per SF

Notable Benchmarks

• Siesta Harbor #203 — $370,000
  Entry-level waterfront condo activity closed at full list price.

• Whispering Sands Villa #V11 — $425,000
  A storm-remediation/fixer sale that reflects buyer appetite for discounted opportunity.

• Horizons West #B6 — $800,000
  Updated villa product with flexible rental potential continues to command a strong premium.

• Siesta Towers #9A — $985,000
  Renovated Gulf-front high-rise product remains active below the $1M threshold.

• Gulf & Bay Club #406 — $1,120,000
  Gulf-front community pricing continues to anchor upper-tier condo value.

• 843 Norsota Way — $4,900,000
  Bayfront land and open-water positioning drove the highest closing of the week.

Market Insights (This Week’s Read)

1️⃣ Luxury Waterfront Anchored the Week

The $4.9M closing on Norsota Way accounted for nearly half of the week’s total dollar volume. Premium bayfront land remains a defining force in 34242 pricing.

2️⃣ Condo and Villa Activity Drove Transaction Count

Six of eight closings were condominiums or villas, ranging from $370K to $1.12M. This shows continued activity across multiple condo price bands, from entry-level waterfront to Gulf-front amenity communities.

3️⃣ Selective Market Behavior Remains Clear

Days on market ranged from 0 to 336, reinforcing the split between properly positioned properties and listings that required extended exposure before finding the market.

4️⃣ Negotiation Spread Remains Meaningful

SP/LP ratios ranged from 89.11% to 100%. The strongest outcome was Siesta Harbor at full list price, while several higher-priced properties required meaningful adjustment.

5️⃣ Cash Remains the Dominant Buyer Profile

Most of this week’s closings were cash transactions, underscoring the continued importance of equity-driven buyers in the Siesta Key market.

Largest Negotiation

843 Norsota Way
List: $5,499,000
Sold: $4,900,000
–10.89% from list

Property Mix

• 6 Condominiums/Villas

• 2 Single-Family Homes

Condo-driven week, with total volume heavily influenced by one major bayfront single-family sale.

Trend Ledger  Week Snapshot

• Luxury waterfront continues to anchor total dollar volume.

• Condo and villa sales remain the primary source of transaction count.

• Wide DOM dispersion confirms pricing sensitivity.

• Cash buyers remain active across multiple price tiers.

• Updated or strategically discounted properties are receiving the clearest response.

Market Tone

This is a selective market, not a distressed one.

Well-positioned properties are closing.
Overpriced properties are correcting.
Liquidity remains present, especially for waterfront and well-positioned island property.

Monday, April 20, 2026
ZIP Code 34242

This week’s report is based on 12 closed sales recorded in the MLS packet covering April 13–19, 2026.

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: 12
Condominiums: 7
Single-Family Homes: 5

Total Dollar Volume Closed:
$18,566,500

Price Range:
$462,500 – $4,325,000

Lowest Sale:
208 Pass Key Rd #208 — $462,500

Highest Sale:
750 Siesta Key Cir — $4,325,000

Price Per Square Foot (Heated)

Overall Range:
$363.16 – $1,199.04 per SF

Condominium Range:
$410.75 – $1,199.04 per SF

Single-Family Range:
$363.16 – $1,034.66 per SF

Days on Market

Days on market ranged from 3 to 204 days, with a median of 62 days, reinforcing the bifurcation between properly positioned properties and those requiring market adjustment.

Market Insights

This was a strong, luxury-weighted week on Siesta Key, with over $18.5M in closed volume and meaningful activity across both condominiums and single-family homes.

Single-family sales drove the majority of volume, particularly at the upper end of the market, where waterfront and newer construction product continues to command premium pricing. Notably, multiple sales above $4M highlight continued confidence in top-tier Siesta Key real estate.

Condominium activity remained steady across a wide range of price points. From entry-level opportunities in the $400s to beachfront product exceeding $2.5M, buyers are engaging across the spectrum when value, condition, and location align.

The market continues to show clear segmentation. Move-in-ready, well-located properties are transacting efficiently, while properties requiring vision, renovation, or repositioning are still finding buyers—but often with longer timelines and adjusted expectations.

Precision Pricing (New Section)

While not the dominant story, pricing discipline continues to quietly influence outcomes.

This week showed a wide range of results—from a 100.2% sale-to-list ratio at Gulf & Bay Club to a ~16% reduction on a redevelopment property—indicating that buyers are highly responsive to perceived value.

Well-positioned properties are still achieving strong terms, while others are negotiating to meet the market. The takeaway is not urgency, but alignment—buyers are decisive when pricing reflects reality.

Bottom Line

Siesta Key remains an active and functioning market with strong capital flow, particularly in the luxury segment.

Buyers are present, transactions are happening, and properties are closing across all price points—but outcomes are increasingly tied to how well each property aligns with today’s expectations.

This remains a selective market—one where quality, positioning, and presentation continue to define success.

Weekly Snapshot

Total Properties Closed: 8

• Condominiums: 3

• Single-Family Homes: 5

Total Dollar Volume Closed:
$21,228,000

Price Range:
$800,000 – $5,800,000

Notable Sales

Lowest Sale:
37 Sandy Cove Rd #3B - $800,000

Highest Sale:
3550 Flamingo Ave - $5,800,000

Price Per Square Foot (Heated)

Overall Range:
$602.41 – $1,782.59 per SF

Condominium Range:
$637.96 – $1,782.59 per SF

Single-Family Range:
$602.41 – $1,231.16 per SF

Days on Market 

Range:
70 – 676 days

Median:
108 days

Methodology:
Excludes sales under 30 days on market to remove off-market and MLS backfill transactions.

Market Insights

• Luxury continues to drive overall volume.
  The upper tier of the market remains active, with multiple sales above $2M and two transactions above $4.5M contributing a significant share of weekly dollar volume.

• Waterfront positioning remains a primary value driver.
  Canal, bay, and Gulf-access properties continue to command buyer attention and pricing strength, particularly when paired with updates or newer construction.

• Condominium performance is highly stratified.
  Newer, luxury product (Ten35 Seaside) achieved top-tier pricing, while older or less updated inventory traded at materially lower price per square foot.

• Negotiation remains embedded in the market.
  Several properties closed meaningfully below original list price, reinforcing that buyers are disciplined and value-focused.

• Time-to-sale reinforces a selective environment.
  With a filtered median of 108 days, properly positioned properties are moving, while others require extended exposure to secure a buyer.

Trend Watch

• Ultra-luxury product continues to set pricing benchmarks

• Mid-tier condos remain sensitive to age, condition, and HOA dynamics

• Single-family valuation is increasingly tied to water type, elevation, and level of renovation

• Extended exposure times signal continued resistance to aspirational pricing

Bottom Line

This is a selective market.

Buyers remain active and well-capitalized, but highly discerning.
Sellers who align with market conditions are achieving transactions.
Those who do not are accumulating time on market.

Weekly Snapshot

Total Properties Closed: 20

• Condominiums: 14

• Single-Family Homes: 6

Total Dollar Volume Closed

$24,193,500

Price Range

$360,000 – $4,700,000

• Lowest Sale:
  Siesta Harbor — $360,000

• Highest Sale:
  749 Freeling Dr — $4,700,000

Price Per Square Foot (Heated)

Overall Range:
$443.95 – $805.39 per SF

• Condominium Range:
  ~$443.95 – $805.39 per SF

• Single-Family Range:
  ~$451.39 – $766.00+ per SF

Days on Market (DOM)

Range: 3 – 413 Days

• Fastest Sale: 1140 S Moonmist Ct #M5 — 3 Days to contract

• Longest Sale: Siesta Cove waterfront — 413 Days

Market Insights

• This was a high-volume week with meaningful luxury influence, driven by multiple high-dollar single-family closings, including a $4.7M bayfront sale.

• Condominiums continued to dominate transaction count, accounting for the majority of closings and reinforcing steady demand across the island’s attached housing segment.

• The core condo market remains concentrated in the $500,000 to $800,000 range, where the majority of activity continues to occur.

• A lower-end condo closing at $360,000 confirms continued, but limited, liquidity in legacy inventory below the primary trading band.

• Single-family activity was more limited in count but significant in impact, contributing a disproportionate share of total dollar volume.

Notable Benchmarks

• Bayfront and near-bay single-family inventory continues to transact at scale, highlighted by a $4.7M closing in Bay Island Shores.

• Well-priced properties are still capable of immediate absorption, with contract activity occurring in as little as 3 days.

• The mid-tier condo segment remains the most liquid portion of the market, continuing to provide consistent weekly transaction volume.

Trend Watch

The market continues to operate as a selective, multi-tiered environment:

• Buyers are active across multiple price bands

• Liquidity is strongest where pricing aligns with market expectations

• Overpricing continues to extend days on market rather than drive negotiation

Bottom Line

This remains a selective market, not a slow one.

There is clear evidence of liquidity across entry-level, mid-tier, and luxury segments. However, outcomes remain highly dependent on pricing strategy and positioning.

Well-aligned properties are trading efficiently.
Misaligned properties are being corrected by time.

ZIP Code 34242

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: 17

Condominiums: 12
Single-Family Homes: 5

Total Dollar Volume Closed:
$17,716,500

Price Range:
$375,000 – $3,900,000

Lowest Sale:
9200 Midnight Pass Rd #17 — $375,000

Highest Sale:
5326 Siesta Cove Dr — $3,900,000

Price Per Square Foot (Heated)

Overall Range:
$383.57 – $957.38 per SF

Condominium Range:
$383.57 – $957.38 per SF

Single-Family Range:
$447.11 – $879.37 per SF

Notable Benchmarks

This was a high-activity week for 34242, with 17 total closings and nearly even dollar volume between property classes despite condos dominating the count. Condominiums produced 12 of the 17 sales, but single-family volume remained substantial because of several seven-figure closings, including the $3.9M Siesta Cove waterfront sale.

The condominium market showed broad absorption across multiple price tiers, from Inlet Apartments at $375,000 to Casarina at $1,640,000, with numerous transactions clustered in the $500,000 to $900,000 band. That is a meaningful sign that buyers are still engaging across the middle and upper-middle condo market when product is properly positioned.

Single-family closings were fewer, but meaningful. Five homes closed, including sales in Ocean View, Siesta Isles, Bay Island, and Siesta Cove, reinforcing that waterfront and redevelopment-oriented inventory continues to find buyers even when pricing negotiations are material.

Trend Ledger

This week reinforced a two-speed Siesta Key market.

First, liquidity is still present, but it is highly selective. Days on market ranged from 4 to 858, which is one of the clearest indicators that correctly positioned properties can move quickly while aspirational pricing can sit for extended periods.

Second, cash remained dominant, with the majority of closings transacting without financing. That continues to reflect the strength of equity-driven buyers, especially in waterfront, lifestyle, and second-home segments.

Third, this was not just a luxury-only week, but it was clearly luxury-influenced. The $3.9M Siesta Cove closing elevated the weekly headline numbers, yet the more important behavioral signal is that the market also cleared a substantial amount of condo inventory below $1M. In other words, this was both a headline luxury week and a breadth week.

Fourth, Siesta Isles / canal-front single-family product continues to trade, but not without pricing discipline. The homes that closed at $1.0815M and $1.65M show that boating-access inventory still commands attention, though buyers remain valuation-conscious and are not blindly paying list.

Bottom Line

The week of March 23–29 showed a market with real depth. Buyers were active across entry waterfront condos, mid-tier resort communities, redevelopment-oriented homes, and upper-end waterfront residences. But the spread in days on market and sale-to-list outcomes continues to say the same thing: Siesta Key is trading, but it is trading selectively. Sellers who align with the market are getting liquidity. Sellers who overshoot are still being corrected by time.

Weekly Snapshot

Total Properties Closed: 7

• Condominiums: 5

• Single-Family Homes: 2

Total Dollar Volume Closed:
$7,585,000

Price Range:
$825,000 – $1,725,000

Lowest Sale:
Palm Bay Club #129 $825,000

Highest Sale:
9211 Midnight Pass Rd #6 $1,725,000

Price Per Square Foot (Heated)

Overall Range:
$482 – $1,291 per SF

Condominium Range:
$546 – $1,291 per SF

Single-Family Range:
$482 – $505 per SF

Notable Benchmarks

• Midnight Cove Gulf-front condo: $1,291/SF

• Siesta Bayside waterfront townhome: $1,056/SF

• Crystal Sands: $786/SF

• Palm Bay Club: $651/SF

Absorption Speed

Fastest Closings:

• Midnight Cove: 0 ADOM

• Siesta Bayside South: 6 ADOM

• Venice Ln waterfront: 15 ADOM

Longest Marketing Time:

• Sanderling Club: 268 ADOM

• Tivoli by the Sea: 89 ADOM

• Palm Bay Club: 75 ADOM

Interpretation

Buyers moved extremely quickly on premium waterfront and Gulf-front condominium inventory, particularly where the property was turnkey and income-capable.

Longer marketing times were concentrated in:

• legacy properties requiring repositioning

• older construction with less immediate usability

• properties initially priced ahead of market tolerance

Sale-to-List Ratios

Range:
~92% – 100%

• Strongest ratio: Sanderling Club at 100%

• Typical range clustered between 92% – 96%

Trend

Negotiation remains present but controlled.

Buyers are:

• willing to pay for quality
• unwilling to overpay for uncertainty

Property Type Breakdown

Condominiums (5 Sales)

Price Range: $825,000 – $1,725,000

Key observations:

• Gulf-front and Gulf-to-Bay communities dominated activity

• Renovated, turnkey units commanded the highest price per square foot

• Short-term rental flexibility continues to drive buyer urgency

The condo segment remains the primary driver of buyer activity on Siesta Key.

Single-Family Homes (2 Sales)

1. Sanderling Club — $1,500,000

2. Venice Ln canal home — $1,550,000

Observations:

• Waterfront and canal access remain key drivers

• One sale required extended time (Sanderling), reflecting pricing discovery

• The Venice Ln sale (15 DOM) confirms strong demand for move-in ready canal properties

Trend Watch

• Gulf-front condos continue to push four-figure price per square foot

• Turnkey waterfront properties are moving quickly

• Canal homes remain highly liquid when priced correctly

• Older or more complex properties continue to require extended time and price adjustments

• The middle of the market remains active but disciplined

Buyers are active.
They are also highly selective.

The Bottom Line

This is not a slowing market.
It is a sorting market.

• Scarcity product moves quickly

• Turnkey product commands premium pricing

• Everything else must justify its value

Quality, location, and pricing alignment continue to determine outcomes.

Trend Ledger 

Week Snapshot Classification:
Waterfront & Rental-Driven Condo Strength

• Gulf-front and rental-capable condos continue to dominate buyer attention

• Immediate absorption (0–6 DOM) confirms urgency at the top of the condo market

• Canal homes remain one of the most liquid segments of single-family inventory

• Legacy homes without a clear value narrative continue to lag

• The market continues to segment between “move-in ready” and “requires work”