Written by The Pope Team | Christine Pope & Paul Pope
If you've been contemplating putting your Sarasota home on the market, you're probably asking yourself: Should I sell now or wait?
It's a valid question, and the September 2025 data offers some insights—though we need to look at the numbers with proper context.
Understanding the Year-Over-Year Comparison
The September stats show closed sales up 25.9% for single-family homes (646 sales versus 513 last year) and holding steady for condos at 230 sales. At first glance, that looks encouraging. But here's what you need to remember: late September and October 2024 brought devastating storms to our area.
Those hurricanes essentially froze the market. Buyers delayed decisions, sellers postponed listings, and transactions that would have normally closed in September got pushed back. So while this year's numbers look stronger on paper, we're likely seeing a return to more normal market patterns rather than explosive growth.
The more telling story? New pending sales are up 23.0% for single-family homes and 6.6% for condos. That suggests genuine buyer activity, not just pent-up demand from storm delays.
The Pricing Reality
Let's address the numbers everyone focuses on: prices.
The median sale price for single-family homes in September was $450,000—down 8.2% from $490,000 last September. Condos and townhouses dropped more significantly, from $380,000 to $315,000 (a 17.1% decrease).
Year-to-date tells a similar story: single-family medians sit at $475,000, down 6.6% from last year, while condos are at $325,833, down 15.2%.
This isn't a market correction to fear—it's a market adjustment to reality. After years of rapid appreciation, prices are settling at levels where transactions can actually happen. And they are happening: the dollar volume for single-family sales in September hit $417.2 million, up 28.8% from last year. More homes are selling, even if individual prices have softened.
What the Inventory Picture Tells Us
Inventory has increased—up 10.4% for single-family homes (3,137 active listings) and 12.6% for condos (1,820 listings). The months supply sits at 4.8 months for single-family homes and 6.8 months for condos.
For perspective, 5.5 months of inventory is considered balanced—we're right in that zone. Not a seller's market like we saw during the pandemic frenzy, but not a buyer's market where homes sit for months with no activity either.
Properties are taking longer to sell than last year—median time to sale is now 105 days for single-family homes (up from 92 days) and 139 days for condos (up from 108 days). That's reality. Buyers aren't feeling the same urgency they once did, and they're taking their time.
The Case for Selling Now (With Realistic Expectations)
So why consider selling now rather than waiting?
Market Conditions Are Stable
Just as last year's storms suppressed sales activity, this year's calmer weather has allowed the market to function normally through September. If you've been waiting for things to settle down and normalize, that's essentially where we are now.
Seasonal Buyer Activity
Fall traditionally brings serious buyers to Sarasota, particularly relocators from northern states. Missing this window means waiting until spring, when you'll potentially face more competition from other sellers who had the same "wait until spring" idea.
Inventory Trends
With inventory gradually building, waiting six months could mean facing significantly more competition. Right now, if you price correctly and present well, you can still stand out.
Life Doesn't Wait for Perfect Markets
Sometimes the best time to sell is simply when it aligns with your life—relocating for work, downsizing, family changes. Waiting for "perfect" conditions might mean putting your life on hold indefinitely.
The Key: Strategic Pricing
Here's the part many sellers struggle with: the median percent of original list price received has dropped to 92.2% for single-family homes and 88.3% for condos.
Translation? Buyers aren't overpaying, and overpriced listings are sitting.
The sellers who are succeeding right now are pricing competitively from day one. They're generating interest early and often getting multiple offers. The sellers who are struggling? They're pricing based on what sold two years ago or what their neighbor listed at (not what they actually sold for).
So, Should You Sell Now or Wait?
The honest answer: it depends on your situation and expectations.
You should consider selling now if:
- You have a genuine reason to move (not just trying to time the market)
- You can be realistic about current pricing
- Your property is in good condition or you're willing to invest in presentation
- You understand that today's market requires patience—it's not 2021 anymore
You might want to wait if:
- You're hoping prices will bounce back to previous peaks quickly (they likely won't)
- You can't accept current market values for your home
- You don't actually need to move and are just testing the waters
- You're not prepared for the reality that properties take longer to sell now
A Straight Answer
Based on September's data, we're in a functional market with realistic pricing, genuine buyer activity, and reasonable inventory levels. It's not the frenzied seller's market of a few years ago, but it's also not a market where properties languish indefinitely.
If you have a valid reason to sell and can approach it with realistic expectations about pricing and timelines, now is as reasonable a time as any. Markets don't move in straight lines, and waiting for "perfect" conditions is often a fool's errand.
Want to Know What Your Home is Really Worth?
Every property and situation is unique. If you'd like an honest assessment of what your home might sell for in today's market—no sugar-coating, just realistic analysis—I'm happy to provide a complimentary market evaluation.
You can contact us or schedule a call at your convenience. No pressure, no obligation—just straight talk about your options.
Market data sourced from Florida Realtors® with data provided by Florida's multiple listing services. Statistics for September 2025 compiled from MLS feeds on the 15th day of the following month.
Written by Paul Pope, Realtor with Michael Saunders & Co., serving Sarasota, Lakewood Ranch, and Bradenton, Florida. 941-685-1156 | [email protected]