“Do you watch House Hunters?”
Ray and I get that question all the time. My response with a smile is “Does that mean I will show you three houses and you will pick one?”.
If only the process of selling houses was as easy as TV. The interesting thing, which is always true, is the need to listen and provide information all while also helping customers understand the local market. There are so many steps Realtors are doing behind the scenes.Our tagline is “Making Real Estate Dreams a Reality” and that starts with listening so we can see our customer’s vision. Take for example a couple we were working with who said, “We don’t mind fixing up a house.” And then the spouse said, “As long as it’s not a complete remodel.” Put on your detective hat – Do those two statements contradict each other or are they on the same page? To see their vision you have to start by hearing all of their words.You have to listen and then observe some more. What kind of home projects have they done or enjoyed in the past? What stage of life are they in? In the past they had both enjoyed fixing up a home and yard work but, when it came down to it, what he was really looking for was something to do with his time and she knew he needed something to do. We looked at everything from fixer-uppers to everything done and ready to go homes. We found a home that needed minimal updating and really the updating would just be personal taste changes. It was in a neighborhood that was close to their passion, bicycling. This home was in an HOA which meant no yard work, unless you wanted to add flowers. What the home really offered was the ability to be free of projects that can’t be ignored and to instead jump on their bikes and hit the trails. The idea of freedom and flexibility to do what they love became the real real estate dream. We had heard their dream.
And, no we don’t watch the House Hunter shows, we live them. LOL!
Stats and Data April 2025
In August 2024 there was a national revision that came into the real estate industry. The revision didn’t really change the way Realtors do business it just created more papers to sign. And it did provide both the Buyer and Seller a clearer understanding of compensation paid to their Realtors.
Since August the commission paid to a Buyer’s Agent’s Broker has to be discussed up front with a Buyer. This discussion has to happen before a Realtor can even open a door to show a Buyer a property. Sellers have to disclose on a separate document if they are paying the Buyer’s Agent Brokerage a percentage. Buyers have to decide if they want to see homes if the Seller is not paying the commission meaning they, the Buyer, would be required to pay the Buyer’s side commission. Of all the homes we have shown or listed since August 2024 all but one Seller has stated they will pay the Buyer's Broker. Nothing has really changed except that step one is the detailed conversation about commission and a couple more documents are signed. Overall, it just makes everything a little clearer from the start.
For the stats this month we will be diving into the macro and the micro numbers comparing March 2024 to March 2025. March along the Gulf Coast of Florida is a busy time with our Seasonal Snowbirds, Spring Breakers and families vacationing. Locally we were impacted by hurricanes. Interest rates have gone up and down. Nationally we had an intense Presidential election. The real estate industry made a change in how we do business as was already discussed. And you know news reports have shared all kinds of stories about the real estate market so let’s see what story the numbers tell us.
Here are two graphics. This is a macro look provided by Stellar MLS. This is the MLS that our area uses and covers most of Florida. So, these graphics reflect most of the state.
March 2024
March 2025
What I want you to notice is the differences between the number of listings, the number of listing is up. But look at the pending sales and the number of transactions sold. Do you see it—those numbers have held steady. Days on the Market did increase and the average sale price came down a bit in this macro look.
Now let’s get into the micro level of the three counties Ray and I serve, Manatee, Sarasota, and Charlotte. I am going to use my usual “average” single family home which is 3-bed, 2-baths, pool, garage home that is not new construction. I will compare closed/sold transaction in March 2024 to March 2025. Let’s see what we find…
Manatee County:
2024: median sold price : $740K, 38 days on the market,
total sales in March 2024: 184
2025: median sold price: $762K , 43 days on the market,
total sales in March 2025: 192
Sarasota County:
2024: median sold price : $775K, 35 days on the market,
total sales in March 2024: 276
2025: median sold price: $736K , 36 days on the market,
total sales in March 2025: 284
Charlotte County:
2024: median sold price : $500K, 70 days on the market,
total sales in March 2024: 182
2025: median sold price: $491K , 54 days on the market,
total sales in March 2025: 156
During both 2024 & 2025 the sold percentage of list price to sold price stayed the same, Sellers are selling for about 97% of their list price.
What do you see that is interesting? For one thing, Manatee median sold price went up! Charlotte County’s homes average days on the market went down! Sarasota County saw a price shift down a bit, but Sarasota County also saw more homes close/sold.
What I take away from this is you can’t rely on the National averages to tell you about real estate. I could easily have a headline that reads “Prices go up” or “Prices go Down” both would be true. The best way to understand the real estate market is to look at your local market. As when we say, “If you want to know about the real estate market please ask us.” We sincerely mean it.
Please take a peak at a few of our current listings:
13215 Amerigo 4 bedroom pool home in Wellen Park
538 Laurel Cherry a pool home in The Lakes of Jacaranda
3845 Lake Bayshore F-103 a 55+ condo less than 10 miles to Anna Maria Island!
Ray and I hope your April is joy-full!
When I saw this I laughed out loud!!!
