Football & Florida Real Estate
“YoY, ROI, Q4, Q1, HUT!” Yes, it is end of the year market review time and football season is in its final stage. There is such excitement watching both pro and college compete for championships. I love the intensity of watching the execution of well-rehearsed plays while coaches are playing out the chess game of football on the sidelines. Teams work hard to get that pigskin across the all important goal line. In real estate we have coaches (ie: our Broker and many trainers) that teach us best practices, we have team meetings showing us the latest techniques. Our goal is not a trophy for one side or the other, our championship is when keys are exchanged. It’s not just a “business transaction” and it is not a game to our Sellers and Buyers . It is not a game or just a business to Ray and me either. Real estate is very personal. Buyers and Sellers deserve an agent that isn't just "in the business". Ray and I know buying and selling is an intense time. We understand each idea or decision is important like our Seller wondering should they paint the kitchen before they go on the market, to the Buyers thinking “Will our new couch fit?” is important to them. Then there are the bigger questions, “How much do you think we can get for our house in this market?”, to the Buyer asking, “Should we make and offer tonight?”. All these decisions, questions, and a million more during the process are why having a Realtor you can trust is the key to success. Your Realtor is like having a Coach with you. You need to trust they know how to follow the play and get the ball across the goal line So, if you’re thinking “Put me in Coach, I am ready!” to either buy or sell, reach out to us. We are ready to create a game plan to get you across your goal line. “Buy, Sell, HUT!”
Stats and Data for the Close of 2024 and Open 2025
The real estate market articles I’ve been reading frequently mention terms like “normalizing” or “normal,” and I have to agree—this market is starting to behave more like a “normal” one. It’s leaning toward a Buyers’ market, which means Sellers need to put their best foot forward.
For Sellers, that could mean ensuring their home is in tiptop shape before listing it, or pricing it competitively in the “get it sold” range and selling it as-is. On the other hand, while Buyers now have more options to choose from, they also need to bring their A-game. This means being pre-qualified with a lender or providing proof of funds along with their offer. Keep in mind, Buyers with contingencies in their contracts can still raise red flags for Sellers.
In this market, neither side holds a distinct upper hand, which is why I believe the data supports the idea of a “normalizing” market
What are the numbers saying? Let’s look at the year over year numbers for the single family market. We are going to look at three counties: Manatee, Sarasota, and Charlotte. The stats will focus on the last 60 days of sold transactions in 2024 and the close of 2023. The property data we will dig into is the most common search, that being single-family homes with 3 beds, 2 baths, a garage, and a pool. So, let's dig in and see what we find out.
In Manatee County :
Sold homes in the last 60 days of 2023: 301 Median price $839K
Days on Market: 32 List to Sold Price percent: 97%
price range: $300k (nice little home) - $9.8 M on Longboat Key
Number of Sold homes for the last 60 days of 2024: 314
Median price: $764K Days on Market: 51 List to Sold Price percent: 97% Price Range: $225(fixer upper!) - $9. M on the Gulf of Mexico
Currently active homes on the market: 772
click here to see this Holmes Beach beauty
Sarasota County:
Sold homes in the last 60 days of 2023: 449 Median price $795K
Days on Market: 37 List to Sold Price percent: 97%
Price range: $145k (home damaged by fire) - $10.5 M on Longboat Key
Number of Sold homes for the last 60 days of 2024 :375
Median price$765K Days on Market: 44 List to Sold Price percent: 96% Price range: $221k(fixer upper!) - $11 M Siesta key /Cocoanut Bayou
Currently active homes on the market: 1068
click here to see this coastal modern home
Charlotte County:
Sold homes in the last 60 days of 2023: 279 Median price$545K
Days on Market: 45 List to Sold Price percent: 97%
Price range: $199k (fixer upper) - $3.2 M Waterfront PGI
Number of Sold homes for the last 60 days of 2024: 207
Median price$495K Days on Market: 43 List to Sold Price percent: 96% Price range: $220(auction house) - $1.7 M deeded access to Charlotte Harbor
Currently active homes on the market: 1185
Click here to check out the 53 acre country estate
Our area was hit by the mean girl Helene and the jerk Milton late last fall, which seems to have slightly impacted the number of homes sold in November and December 2024. The data shows that selling prices are a bit lower compared to 2023, but this is a natural adjustment since there are more homes available on the market.
With the increased inventory, homes are staying on the market a little longer, but sellers are still receiving 96-97% of their list prices. This points to a steady market with more options for buyers. Rather than prices dropping, they’re adjusting to match the current inventory levels.
The word “normalizing” really does fit what’s happening in the Southwest Gulf Coast real estate market. 2025 seems to be ushering in a “new normal” for our local housing market.
I thought you might you might like to read a few of the real estate market articles I have read recently:
Ray and I hope your 2025 is a year filled with JOY for you and your family.
If you have thoughts you want to chat about regarding the real estate market reach out to us! And remember if you would like a market analysis on your home we will be happy to prepare one for you.
This always makes me giggle:
