Sarasota Real Estate Market Update – February 2026 Data (March 2026 Update)

If you’ve been following the market updates, you know that the Sarasota real estate market is anything but one-size-fits-all right now. One of the most important things to remember is that Sarasota County covers a very large geographic area, and real estate here is extremely hyper-local. What’s happening in one neighborhood, price point, or property type may look completely different just a few miles away.

That’s exactly what we’re seeing in the latest February 2026 data released by the REALTOR Association of Sarasota and Manatee (RASM).

BUT IF YOU PREFER TO CUT RIGHT TO THE FULL VIDEO BREAKDOWN, just click on the link here!

A Market Moving in Different Directions

Across Sarasota County and Manatee County, the market is shifting slightly depending on the type of property.

Single-family homes are performing differently from condos and townhomes, and even the two counties are moving in separate directions.

In Sarasota County, the single-family market showed some cooling compared to last year. February recorded 625 closed sales, up about 6% year-over-year, but the median sale price dipped slightly to $475,000, suggesting affordability is starting to influence buyer decisions. Homes are taking longer to sell, with a median of 59 days on market, and sellers are typically receiving about 94% of their list price.

Inventory remains relatively balanced, with roughly a 5-month supply of homes. Interestingly, cash buyers made up nearly half of all purchases, highlighting continued interest from second-home buyers, investors, and relocation buyers who can move quickly.

Condos and Townhomes Gaining Momentum

One of the biggest shifts in Sarasota County is the surge in condo and townhome activity.

Sales in this segment jumped nearly 36% year-over-year, with 322 transactions closed in February. The median sale price came in around $330,000, slightly lower than last year, which may be attracting buyers looking for more attainable price points or a lower-maintenance lifestyle.

Inventory is higher in this segment, with an 8.6-month supply, giving buyers more negotiating power than we’ve seen in recent years. Cash buyers dominate here as well, accounting for roughly 68% of condo and townhome purchases.

Manatee County Showing a Different Trend

Meanwhile, Manatee County’s single-family market is still seeing growth. Sales rose 10% year-over-year, and the median price increased to about $489,634, showing continued demand despite higher prices.

Condo and townhome sales in Manatee slowed somewhat, but pending sales are rising—often a signal that activity could strengthen in the coming months.

What This Means for Buyers and Sellers

The biggest takeaway from the February 2026 data is simple:

There isn’t just one market right now.

Some areas and property types are leaning toward a buyer’s market, while others still favor sellers. Inventory levels, pricing trends, and demand can vary dramatically depending on the neighborhood, property type, and price point.

On top of that, we’re navigating a time that feels fluid not only in real estate but across the country as a whole. Buyers and sellers alike are trying to time their decisions wisely.

That’s why understanding your specific micro-market matters more than ever.

The Importance of Local Expertise

Whether you’re considering buying, selling, or simply evaluating your options, the right strategy depends on your exact property type, neighborhood, and timing goals.

Sometimes the right move is listing now.
Sometimes it makes sense to wait.
And sometimes a small pricing or marketing adjustment can make a huge difference.

Aligning with a long-time veteran agent who understands the nuances of this market can provide clarity—and peace of mind—so you can make the right decision with confidence.

If you’re curious how these trends apply to your specific home or buying goals in Sarasota, I’m always happy to help you navigate the details.

SHAYLA TWIT
Realtor | Serving you since 2002
CLHMS | GUILD Luxury Market Expert
Corcoran Dwellings
1947 Ringling Blvd
Sarasota, FL 34236
c 941-544-7690
shaylatwit@gmail.com

A rare opportunity has emerged to design and build a custom Gulf-front estate at 7160 Manasota Key Road in Englewood, Florida, offered at $1,390,000.

FOR THE FULL VIDEO BREAKDOWN, please click away!

Set on an expansive 0.44-acre beachfront parcel with an impressive 148 feet of direct Gulf frontage, this homesite offers both scale and privacy—two qualities that are becoming increasingly difficult to find along Florida’s Gulf Coast. With approximately 152 feet of depth along each side, the property provides a generous canvas for creating a truly exceptional coastal residence. Whether your vision is a grand seaside estate, a sleek contemporary retreat, or a relaxed island sanctuary, the lot’s size and configuration allow for remarkable architectural creativity and thoughtful site planning.

In a recent walkthrough of the property, local custom builder Joe Pansulla, owner of Trend Homes, joined me to explore the potential of the site and discuss several conceptual design possibilities. Together we reviewed three conceptual home elevations and virtual renderings that illustrate how a future residence could be positioned on this extraordinary Gulf-front parcel. These concepts help visualize how elevated living spaces, expansive terraces, and panoramic water views could come together to create a truly stunning beachfront home.

Beyond its remarkable Gulf frontage, the property also includes a bayside easement with warranty-deeded ingress and egress that may provide access to the bayside portion of the island. Buyers may wish to explore with the appropriate governing authorities whether any future waterfront improvements could be considered on the bayside, though all uses and permitting would require verification and approval by the applicable agencies.

The parcel itself offers an ideal setting for luxurious outdoor living, where elevated terraces could capture sweeping sunset views across the Gulf of Mexico while outdoor entertaining areas, a resort-style pool and spa, and lush tropical landscaping create a private coastal retreat. A gated entry and generous guest parking could easily be incorporated into the design, allowing the property to function equally well as a full-time residence or an elegant seasonal escape.

Several valuable improvements and attributes are already in place. The property features a reinforced concrete seawall installed in 2023, a water meter already on site, and an approximate land elevation of six feet. The parcel is zoned RE2, with approximate setbacks of 25 feet in the front, 10 feet on each side, 20 feet in the rear, and 20 feet from mean high water along the Gulf (buyers should verify). Maximum building height is approximately 35 feet, and with a 25% building coverage allowance, it may be possible to construct a three-story residence exceeding 4,500 square feet, subject to confirmation by Sarasota County and a licensed builder. Pools, decks, and many open outdoor living areas typically do not count toward coverage calculations, allowing for expansive exterior amenities.

Buyers should also review Coastal Construction Control Line (CCL) guidelines to determine the optimal placement of a future residence. The good news is that this property is located in a relaxed island setting with no mandatory HOA or CDD fees, offering owners flexibility and freedom in designing their ideal home. Monthly minimum leases are permitted, which can provide additional lifestyle or investment flexibility.

While buyers are welcome to work with the builder of their choice, those intrigued by the concepts discussed in the video may also connect with Trend Homes to further explore the design possibilities for a custom Gulf-front residence on this exceptional site. Opportunities to build directly on the Gulf with this much frontage and privacy are increasingly rare, making this homesite an exciting opportunity for those seeking to create a legacy property on Manasota Key.

FOR MORE MARKET INSIGHTS, listen to a recent podcast interview of me | click away!

Frequently Asked Questions

Q: How much Gulf frontage does the property offer?
The homesite features approximately 148 feet of direct Gulf frontage, providing expansive water views and a rare level of beachfront width for a private residence.

Q: How large of a home could potentially be built on the property?
Based on current zoning and coverage allowances, a three-story residence of approximately 4,500+ square feet may be possible, subject to verification with Sarasota County, Coastal Construction Control Line guidelines, and a licensed builder.

Q: Do buyers have to use a specific builder?
No. Buyers are free to select the builder of their choice, though conceptual designs were explored in collaboration with local custom builder Joe Pansulla of Trend Homes for illustrative purposes.

If you would like more information about this Gulf-front homesite or would like to explore the possibilities for building your dream home on Manasota Key, feel free to reach out anytime. Complimentary consultations and property evaluations are always available.

Shayla Twit, Sarasota FL Realtor, CLHMS
Certified Luxury Home Marketing Specialist
Corcoran Dwellings

📍 1947 Ringling Blvd, Sarasota, FL 34236
📞 Call or Text: (941) 544-7690
📧 shaylatwit@gmail.com
🌐 www.shaylatwit.com

#sarasotarealtor #floridarealestate 🌴🏡

Sarasota’s Luxury Boom: The Rise of Branded Residences on Florida’s Gulf Coast

Sarasota has long been known for its pristine beaches, vibrant arts scene, and relaxed coastal lifestyle. But over the past several years, the city has been quietly transforming into one of the most compelling luxury real estate markets in Florida. Today, globally recognized hospitality brands are investing heavily in Sarasota, bringing a new level of prestige and service-driven living to the downtown waterfront. From Ritz-Carlton to St. Regis, Rosewood, and Waldorf Astoria, Sarasota is rapidly becoming a destination for branded luxury residences.

For the full video recap: just click here instead!

In fact, Sarasota holds a unique distinction that many people don’t realize: it is the only city in the world that will soon be home to five Ritz-Carlton residential towers. What began with the original Ritz-Carlton Hotel and Residences downtown has expanded into a series of luxury residential towers that continue to redefine the skyline and the city’s luxury real estate market.

More recently, the arrival of The St. Regis Longboat Key Resort and Residences further elevated Sarasota’s global appeal. Rosewood Residences on Lido Beach are also nearing completion, introducing yet another ultra-luxury brand to the area’s barrier island coastline. At the same time, the next generation of Ritz-Carlton Residences is rising along Sarasota Bay, while a brand-new Waldorf Astoria residential tower is preparing to join the downtown skyline.

Two developments in particular are generating significant interest among luxury buyers: the Ritz-Carlton Residences Sarasota Bay and the Waldorf Astoria Residences Sarasota. While both are branded luxury residences, they offer distinctly different lifestyle experiences.

The Ritz-Carlton Residences Sarasota Bay are located within The Quay Sarasota, a newly emerging waterfront district directly along Sarasota Bay. This location provides one of the rare opportunities for true waterfront living in downtown Sarasota. The tower will feature just 78 expansive residences, with floor plans ranging from approximately 3,500 to nearly 6,000 square feet. Designed with floor-to-ceiling glass and generous outdoor terraces, the residences are oriented to capture sweeping water views, sunsets over the Gulf, and Sarasota’s beautiful harbor.

Amenities will center around the private Harbor Club, offering residents a resort-style lifestyle focused on wellness, recreation, and social spaces. Highlights include a waterfront pool terrace, a state-of-the-art fitness and wellness center, steam rooms and saunas, elegant gathering lounges, gaming rooms, and outdoor activities such as kayaking and paddleboarding. A pickleball court, valet service, and dedicated concierge services complete the Ritz-Carlton experience. The location also places residents within walking distance of The Bay Park, the marina, waterfront restaurants, and Sarasota’s thriving cultural district.

A few blocks inland, another iconic brand is preparing to make its debut in Sarasota. The Waldorf Astoria Residences Sarasota will rise at the well-known Five Points Roundabout, where Main Street meets Pineapple Avenue. This 18-story tower will include approximately 86 luxury residences situated in the heart of downtown Sarasota’s dining, shopping, and arts scene.

Unlike the waterfront focus of the Ritz-Carlton Residences Sarasota Bay, the Waldorf Astoria Residences offer a more urban lifestyle centered on walkability and vibrant city living. The building will feature more than 50,000 square feet of curated indoor and outdoor amenities. Residents will enjoy the brand’s signature Peacock Alley lounge, a luxury spa and wellness center, Pilates and fitness studios, a golf simulator, private dining rooms, guest suites, and a cinema lounge.

One of the most striking features will be the tower’s 25,000-square-foot “garden in the sky.” This elevated amenity level will include a resort-style pool, hot and cold plunge pools, landscaped social areas, and an entertainment lawn overlooking the city. Owners will also have access to hotel-style services including concierge and valet service, a Rolls-Royce house car, private golf cart transportation throughout downtown, and curated day yacht experiences.

While both developments represent world-class branded luxury, the lifestyle they offer is quite different. The Ritz-Carlton Residences Sarasota Bay emphasize expansive waterfront living, larger residences, and sweeping bay views within Sarasota’s emerging waterfront district. The Waldorf Astoria Residences Sarasota place owners in the center of downtown energy with immediate access to restaurants, theaters, galleries, and boutique shopping.

Together, these developments highlight Sarasota’s continued evolution as one of the most desirable luxury markets along Florida’s Gulf Coast. With internationally recognized hospitality brands choosing Sarasota for their residential expansions, the city is attracting buyers from across the country who are seeking a combination of lifestyle, service, and long-term value.

And as Sarasota’s luxury skyline continues to grow, there’s still one iconic brand many locals would love to see arrive next: Four Seasons.

SHAYLA TWIT
CORCORAN Dwellings
1947 Ringling Blvd
Sarasota, FL 34236
———————
941-544-7690
shaylatwit@gmail.com
www.shaylatwit.com

3410 64TH ST W, BRADENTON, FL 34209 | Cordova Lakes near Anna Maria Island and Bradenton Beach!

PRICED WELL – 3 OFFERS – PENDING IN ONE DAY

3b / 2ba / 1,552sf / 2-car garage / heated inground pool and spa / lakefront! Offered at $499,000!  FOR THE FULL VIDEO:  click here instead!

Nestled between Cortez Road and Manatee Avenue in Southwest Bradenton, Cordova Lakes offers the highly sought-after “sweet spot” location buyers consistently ask for—just off 59th Street West and only minutes to downtown Bradenton, Anna Maria Island, the Gulf beaches, shopping, dining, Blake Medical Center, plus walkable schools and the YMCA. This well-established community is known for its more than 300 spacious one-story Florida ranch homes set among mature landscaping and tranquil pond views, offering a rare blend of charm, convenience, and enduring value right in the heart of it all.

Set on an oversized west-facing lakefront lot of over one-third acre, this 3-bedroom, 2-bath, 1,552-square-foot Florida ranch home captures breathtaking poolside sunsets every evening. The heavy lifting has already been done, with many of the home’s most significant updates completed—leaving primarily cosmetic opportunities for a new owner to personalize. Major improvements include a 2024 roof, September 2023 AC, heated pool and spa (2022), seamless picture-window pool cage (2022), October 2020 water heater, hurricane impact windows (installed 2008, with 10 windows and one door replaced), and an irrigation system.

The property’s expansive .35-acre west-facing rear lakefront setting provides a wonderful sense of openness and privacy. The heated pool and spa—generously sized at approximately 20 x 28 feet—are complemented by a sun shelf with built-in umbrella, an expansive pool deck, sun shades, and a seamless cage designed to maximize the water views and glowing sunset exposures. Whether relaxing under the covered 16 x 13 lanai, enjoying the spa, or soaking in the sunshine poolside while birds glide across the lake, the backyard delivers the quintessential Florida lifestyle.

Inside, the split-plan layout offers both functionality and privacy, with the primary ensuite bedroom positioned on one side of the home and two additional bedrooms on the opposite side sharing a full bath. The home features a generously sized main living room along with a cozy family gathering space just off the kitchen. Additional highlights include a 9 x 7 primary walk-in closet with built-ins, a laundry closet conveniently located near the garage entry, storage above the garage, and abundant windows—including two bedrooms that overlook the lake.

The kitchen features Corian countertops, tile backsplash, light cabinetry, and a marble window sill framing the pool, spa, and lake views. The white appliance package includes a built-in Hotpoint microwave, range, GE refrigerator, and Maytag dishwasher. A hidden exterior storage closet (approximately 2 x 5 feet) is discreetly located to the right and behind the garage.

Adding to the appeal, the home sits in Flood Zone X—meaning no flood insurance requirement, and the community has no CDD fees and no HOA fees. Enjoy serene water views and the peaceful setting of a lakefront property without the additional costs or restrictions often associated with waterfront living. A superb opportunity to secure location, land, water views, and major improvements—while adding your own cosmetic finishing touches. IF you like what you see and hear, please consider subscribing! And please know that I really appreciate you watching, subscribing, liking and commenting!! And if you’re in the market to either sell your current property in and around the Manatee, Sarasota or Charlotte County areas, OR to purchase in the same Sarasota, FL areas, please reach out to me. Communication is my reputation and your call is very important to me.

CONTACT ME ANY TIME | Complimentary Consultations | Value of your Home etc:
SHAYLA TWIT, Sarasota FL Realtor, CLHMS Certified Luxury Home Marketing Specialist
CORCORAN Dwellings 1947 Ringling Blvd Sarasota, FL 34236
CALL / TEXT: (941) 544-7690 EMAIL: shaylatwit@gmail.com
MLS: https://www.shaylatwit.com #sarasotarealtor #floridarealestate

Villa Meraviglia: A Neo-Classical Italian Renaissance Masterpiece on Sarasota Bay | Luxury Insights

Tucked behind walls and gates along the prestigious shores of Oyster Bay, Villa Meraviglia at 1310 S Lake Shore Drive in Sarasota is a home that truly lives up to its name—“The Marvelous Villa.”   TAKE THE YOUTUBE TOUR click here

Offered at $26,400,000, this extraordinary Neo-Classical Italian Renaissance estate sits on 1.22 pristine bayfront acres with 146 feet of direct frontage on Little Sarasota Bay, offering sweeping water views that rival the elegance of Italy’s Lake Como.

With 4 bedrooms, 4 full baths, 2 half baths, a three-car garage, and nearly 10,700 square feet of interior living space, the estate is a rare fusion of classical European artistry and modern luxury living.

A Grand Arrival

From the moment you approach Villa Meraviglia, the experience is unforgettable. A bold metallic entry gate crowned with a striking Medusa head creates a dramatic sense of arrival, hinting at the artistry that awaits beyond.

Two additional gold-leafed gates with electromagnetic openers provide secure access to the estate, including a private entry leading directly to the neighboring yacht club. Encircling the property is an over-800-foot custom perimeter wall, itself an architectural statement of luxury, craftsmanship, and privacy.

European Inspiration, Sarasota Setting

The home was completely reimagined and expanded under the guidance of a classically trained Italian architect, drawing inspiration from iconic Italian estates such as Villa del Balbianello and the famed Casa Casuarina.

Inside, timeless craftsmanship defines every room. Architectural highlights include:

• Venetian plaster walls

• Custom millwork gilded in 23-carat gold

• Hand-painted frescoes

• Pecky cypress ceilings

• Intricate stone-inlaid courtyards

These details combine to create a residence that feels less like a home and more like a living gallery of classical European design.

Designed for Entertaining and Living

The residence offers expansive entertaining spaces alongside intimate living areas designed for comfort and creativity.

Features include:

• Four ensuite bedrooms

• Four full and two half baths

• Two Clive Christian-inspired kitchens

• Multiple entertaining salons and gathering areas

• Over 4,000 square feet of air-conditioned creative and leisure spaces

Frescoed ceilings, tranquil terraces, and elegant courtyards create a seamless flow between indoor and outdoor living.

Resort-Style Waterfront Living

Step outside and the estate transforms into a private waterfront retreat.

Layered terraces and lush gardens frame unobstructed panoramic views of Little Sarasota Bay, while a private dock with boat and jet-ski lifts offers effortless access to the water.

The outdoor living spaces rival a luxury resort and include:

• A mosaic-clad resort-style pool

• An elegant octagonal pavilion

• A beautifully designed summer kitchen

One of the most beloved gathering spots is the sunken poolside kitchen, designed for relaxed alfresco dining. A large propane grill rises smoothly from its concealed appliance lift, while 100-year-old reclaimed Chicago brick flooring, a herringbone ceiling, and custom maple dining furnishings create an inviting, Old-World atmosphere.

Versace-Inspired Artistry

The pool terrace showcases an artistic design inspired by the legendary Versace estate, featuring smooth Italian marble stones arranged in intricate geometric mosaics that echo classical mythology.

A Medusa mosaic walkway leads gracefully from the pool terrace toward the dock, blending artistry with architectural drama.

From imported Italian roof tiles to hand-cast balustrades, bespoke lighting, and custom hardware, every element of Villa Meraviglia reflects a deep commitment to craftsmanship, authenticity, and permanence.

A Rare Sarasota Masterpiece

Perfectly private yet ideally located, Villa Meraviglia sits just minutes from Sarasota’s vibrant cultural scene, fine dining, Gulf beaches, and the historic Field Club.

The result is a property that feels worlds away from everyday life, yet remains connected to everything that makes Sarasota one of Florida’s most desirable coastal destinations.

Villa Meraviglia is more than a luxury home—it is a statement of artistry, architecture, and waterfront living at its most extraordinary.

=========================
3 QUESTIONS AND ANSWERS

Q: What makes Oyster Bay Estates one of Sarasota’s most desirable neighborhoods?
A: Oyster Bay Estates is one of Sarasota’s most prestigious waterfront communities, known for its large estate homes, deep-water boating access, and exceptional privacy. Located west of the Trail, it offers quick access to Sarasota Bay, the Gulf of Mexico, and some of the area’s best private clubs, including The Field Club. Residents enjoy a quiet residential setting while remaining just minutes from downtown Sarasota’s dining, arts, and cultural venues.

Q: Is direct boating access available from Villa Meraviglia?
A: Yes. The property features 146 feet of direct frontage on Little Sarasota Bay and includes a private dock with boat and jet-ski lifts. From here, boaters enjoy convenient access to Sarasota Bay and the Gulf of Mexico, making it ideal for those who love waterfront living and boating.

Q: What makes this property architecturally unique compared to other Sarasota luxury homes?
A: Villa Meraviglia stands apart due to its Neo-Classical Italian Renaissance design and extraordinary level of craftsmanship. The home was reimagined by a classically trained Italian architect and features Venetian plaster walls, 23-carat gold gilded millwork, hand-painted frescoes, imported Italian materials, and Versace-inspired mosaic stonework. Few homes combine this level of European artistry with Sarasota’s waterfront lifestyle.

Shayla Twit
Certified Luxury Home Marketing Specialist (CLHMS)
Corcoran Dwellings

If you are considering buying or selling property in Sarasota, Manatee, or Charlotte County, I would love to help guide you through the process.

Communication is my reputation, and your call is always important.

📞 Call or Text: 941-544-7690
📧 Email: shaylatwit@gmail.com
🌐 Website: www.shaylatwit.com

#SarasotaRealEstate #SarasotaLuxuryHomes #OysterBayEstates #SarasotaRealtor

What Are the February Market Stats Telling Us in Southwest Florida?

Is this still a buyers’ market?

Are we coming out of the slowdown?
|
Or is Southwest Florida headed for an imminent crash?

These are the questions I’m getting every single week – AND IF YOU PREFER TO WATCH THE YOUTUBE VIDEO, please click here!

In this month’s market update, I break down exactly what the February numbers are showing us across Sarasota, Manatee, and Charlotte Counties — and what they actually mean (not just the headlines). Many people are asking whether we’ve seen the bottom of the market. The answer isn’t one-size-fits-all, and the data tells a more nuanced story.

“Have We Hit the Bottom?”

That depends on price point, property type, and location. Certain segments are stabilizing. Others are still adjusting. Inventory levels, days on market, and pricing strategy matter more now than they have in years.

Pricing Questions I’m Hearing Daily

• How should I price my home in this market?

• Should we reduce the price?

• Should I sell now before values drop further?

• Or wait?

I address all of this in detail. Pricing correctly in today’s market is not about chasing the last sale from 2022 — it’s about positioning strategically based on real-time absorption rates and buyer behavior.

Should You Buy Now or Wait?

Interest rates remain a big factor in buyer hesitation. But here’s what many people overlook: rates fluctuate — opportunities don’t always stick around. The right purchase, negotiated well, can outweigh waiting for a hypothetical rate drop.

My Buyers’ Agent Advantage

One thing I offer that many agents simply don’t:
I have access to shadow and “coming soon” inventory that isn’t posted publicly. That means my buyers often see opportunities before they hit the open market — giving you leverage and options.

The Bottom Line

Whether you’re wondering if you should buy this year, sell now, adjust pricing, or simply understand where the market is headed — I’m here to be your advocate.

No pressure. Just strategy, data, and honest guidance.

If you find this information helpful, I’d truly appreciate you subscribing, liking, and commenting. Your support means more than you know.

And if you’re considering selling or buying anywhere in Sarasota, Manatee, or Charlotte County, let’s talk. Communication is my reputation — and your call is always important to me.

1️⃣ Is Southwest Florida headed for a crash?

Short answer: No — not based on the data we’re seeing.

A crash requires distress: massive foreclosures, job loss, and overleveraged homeowners. That is not what’s happening in Sarasota, Manatee, or Charlotte Counties. What we are experiencing is a market correction and normalization after an unsustainable spike. Inventory has increased, buyers have more negotiating power, and pricing must be strategic — but that is very different from a collapse.

2️⃣ If I price aggressively now, will I leave money on the table?

Overpricing is actually the bigger risk.

Today’s buyers are informed and cautious. If a home sits, it becomes stigmatized. The strongest offers typically come in the first 2–3 weeks when pricing aligns with current absorption rates. Strategic pricing doesn’t mean underpricing — it means positioning correctly to create activity and leverage.

3️⃣ Is 2026 a good year to buy, or should I wait for rates to drop?

Timing the market perfectly is nearly impossible.

If you find the right property at the right price and it fits your long-term goals, that opportunity can outweigh waiting for a theoretical rate shift. Rates can refinance. Purchase price is permanent. In shifting markets, strong negotiation can create equity on day one.

If you have a question I didn’t answer here, reach out. Whether you’re buying, selling, or simply trying to understand what’s happening — I’m here to guide you with clarity, data, and strategy.

And as always, thank you for reading, subscribing, liking, and sharing.

Shayla Twit, CLHMS

Certified Luxury Home Marketing Specialist
Corcoran Dwellings
1947 Ringling Blvd
Sarasota, FL 34236

Call or Text: (941) 544-7690
Email: shaylatwit@gmail.com
Website: https://www.shaylatwit.com

WHEN FLORIDA MIGRATION IS DOWN 93% SINCE ITS PEAK IN 2021, A DISCUSSION MUST BE HAD – but if you prefer to watch it on Youtube instead, click here!

In my latest market discussion, I sat down with longtime Sarasota area Realtor Ryan Vlasic of the Coldwell Banker Siesta Key office to talk about something we don’t hear enough about: migration.

We talk endlessly about pricing — what homes should sell for, where values are headed, whether sellers can still push 2022 numbers. But what’s driving demand underneath all of that? Migration.

Here’s the reality: migration into Florida is down 93% from its 2021 peak. That’s not a small shift — that’s a dramatic slowdown. And when fewer people are moving into the state, especially compared to the frenzy of 2020–2022, that absolutely impacts absorption rates, buyer urgency, and seller leverage.

This is one of the key reasons we’re seeing sellers struggle when they attempt to “test” the 2026 market at yesterday’s prices. Buyers today are watching inventory climb. They see days on market extending. They understand they have negotiating power again — and they’re using it.

Overpricing in 2026? It Will Backfire.

The pandemic-era pricing window has closed. Sellers who anchor to 2020–2023 peak values without adjusting for today’s demand risk sitting, reducing, and ultimately netting less.

In a recent video, I outline four specific reasons why testing the market in 2026 is not a strategy I recommend. Today’s buyers are analytical. They’re patient. And they’re willing to walk.

Strategic pricing is no longer optional — it’s critical.

Why Buyers Are Still Purchasing

That said, buyers haven’t disappeared.

Ryan and I also discussed why people are still actively purchasing in Sarasota, Manatee, and Charlotte counties:

• Lifestyle relocations

• Long-term primary residence planning

• Strategic second homes

• Select investment opportunities

When it comes to investment properties, underwriting properly is everything. We advise buyers to evaluate realistic rent projections, insurance costs, taxes, maintenance, vacancy assumptions, and long-term appreciation — not just optimistic short-term returns. The goal is simple: make a decision that supports your pocketbook and your peace of mind over the long haul.

Direct, Honest Market Guidance

The Sarasota market is evolving — not collapsing, not exploding — evolving. My commitment is to provide clear, data-driven guidance so you can make smart decisions, whether you’re buying or selling.  CHECK out my last video about exactly this, if you click here!

If you’re considering selling in Manatee, Sarasota, or Charlotte County, let’s have a real conversation about strategy. Pricing correctly in today’s environment is how you protect your equity and position yourself for strong terms — regardless of market conditions.

And if you’re purchasing, let’s make sure you’re underwriting intelligently and negotiating from a position of strength.

Communication is my reputation — and your goals are always the priority.

Q&A: Sarasota Migration & Market Strategy

1. How does the 93% drop in migration affect sellers?

When inbound migration slows dramatically, demand naturally softens. Fewer new residents mean fewer competing buyers. That increases inventory levels and strengthens buyer negotiating power — putting downward pressure on overpriced listings.

2. Is 2026 a bad time to sell?

Not at all — but it is a strategic time to sell. Sellers who price accurately based on today’s absorption rate and buyer behavior can still achieve excellent results. Overpricing, however, is likely to extend days on market and reduce leverage.

3. Are investment properties still worth considering?

Yes — but only with disciplined underwriting. Investors should evaluate conservative rental projections, insurance, taxes, maintenance, and long-term appreciation potential. The right deal makes sense on paper and supports long-term financial stability.

CONTACT ME ANY TIME
Complimentary Consultations | Value of your Home
SHAYLA TWIT, Sarasota FL Realtor, CLHMS Certified Luxury Home Marketing Specialist
CORCORAN Dwellings 1947 Ringling Blvd Sarasota, FL 34236
CALL / TEXT: (941) 544-7690
EMAIL: shaylatwit@gmail.com
MLS: https://www.shaylatwit.com

603 BARNES PKWY, NOKOMIS, FL 34275 | A rarely available furnished 3-bed home on Curry’s Creek with Gulf access | $499,000

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Set along the Barnes Parkway inlet directly on Curry Creek, this canalfront residence offers true boating freedom and a waterfront lifestyle that’s increasingly hard to find. Launch from your private dock, cruise beneath the Legacy Trail and US-41/Tamiami Trail, and you’re out into Roberts Bay, with the South Jetty leading straight to the Gulf and no additional bridges beyond US-41.

FULL MLS LINK: click here

FULL YOUTUBE TOUR: click here

Sunset views, protected mangrove privacy, and direct Gulf access define this exceptional setting on a quiet dead-end street. Positioned at an impressive 11-foot baseline elevation, the property offers rare peace of mind with no HOA, no deed restrictions, and no CDD fees, keeping ownership simple and flexible. Beaches, dining, parks, and golf are all just minutes away, while the private road is maintained by the owners.

Offered turnkey furnished with select exclusions (see private remarks), the nearly 1,950-square-foot interior blends timeless mid-century character with thoughtful modern updates. Polished terrazzo floors, expansive windows, and an open, light-filled layout create an inviting atmosphere throughout. The waterfront-view lanai naturally extends the living area, while a covered front porch provides a peaceful place to enjoy sunrises and local birdlife.

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The bright galley kitchen overlooks the canal and features granite countertops, tile backsplash, painted wood cabinetry, matte black hardware, stainless appliances, a walk-in pantry, built-in USB outlets, and smart storage. The primary suite includes a walk-in closet and updated en-suite bath, while two guest bedrooms and a second updated bath provide comfortable accommodations.

Set on an almost one-third-acre fully fenced lot, the backyard offers ample room to add a pool and create a private waterfront retreat. The 4′ x 20′ dock with water and electric accommodates boats up to approximately 25 feet, offers about five feet of clearance at high tide, and has lift potential. Mangrove views provide privacy without obstructing the water view, and a kayak launch is located across the street.

Major updates include a new water heater (Jan 2026), septic drainfield (2020), complete cast-iron plumbing replacement under slab (2016), updated electrical (2013), Septic System: New drainfield installed (2022) HVAC: New AC system (2022), R/O water filter at kitchen sink & new garbage disposal (2025) and a 30-year roof replacement (2013). The home has never flooded during the seller’s ownership. Survey and elevation certificate (2015) are attached in MLS. All fencing is owned except the shared south fence.

Q: How easy is boating access from this home?

A: Exceptionally easy. Launch directly from your private dock and cruise beneath the Legacy Trail and US-41, then straight into Roberts Bay and out to the Gulf via the South Jetty. There are no additional bridges beyond US-41, making this a rare, true Gulf-access property ideal for boaters.

Q: What makes this waterfront location especially desirable?

A: The home is tucked away on a quiet dead-end street with protected mangrove views for privacy, sunset exposure, and an elevated 11-foot baseline—providing peace of mind. With no HOA, no deed restrictions, and no CDD fees, ownership remains simple and flexible, while beaches, dining, golf, and parks are just minutes away.

Q: Has the home been well maintained and updated?

A: Yes. Major improvements include a new AC system (2022), septic drainfield (2022), water heater (Jan 2026), reverse-osmosis water filtration (2025), full cast-iron plumbing replacement under the slab (2016), updated electrical (2013), and a 30-year roof (2013). The home has never flooded during the seller’s ownership, and a survey and elevation certificate are available.

CONTACT ME ANY TIME!!  941-544-7690 is my cell so you’re welcome to call / text it and shaylatwit@gmail.com or www.shaylatwit.com for more info

End of January 2026 Market Update | VIDEO VERSION if you click here!

Are prices falling? Is the market crashing? Are buyers still sitting on the fence?

If I had to describe the 2025 real estate market in a single word, it would be resilient. While headlines continue to spark concern, the reality on the ground tells a more measured story. The market adjusted, buyers and sellers recalibrated, and transactions continued—just at a more thoughtful pace. Kudos to the agents who stayed consistent, educated their clients, and pushed forward despite the noise.

A Critical Update for Buyers

Buyers have been required to sign either a Buyer Broker Agreement or a Showing Agreement prior to scheduling any private property tours with a Realtor for some time now!  It is expected even if an agent does not follow the “rules.” Open houses remain an exception—you may attend without signing anything—but for scheduled showings, this is mandatory.

And to be clear: this is not just a Florida rule. It is a nationwide requirement designed to create transparency and clearly define agency relationships.

Are all agents following this rule? Unfortunately, no.

A real-world example: One of our listings recently went pending after an agent notified us that her buyer planned to submit an offer. Unbeknownst to her, the buyer had already placed the home under contract with another Realtor—simply because that agent failed to require the legally mandated agreement. While it may seem convenient in the moment, ignoring this requirement exposes both agents and consumers to unnecessary risk.

Key Market Takeaways as We Close Out January 2026

• Average 99 days on market from initial listing to pending

• Homes are selling for approximately 93% of the final list price (not the original list price)

• Inventory remains tighter, currently at 4.7 months of supply

• Home values are down approximately 5–6% year-over-year compared to 2024

Market Q&A

Q1: Are home prices falling in Sarasota and surrounding areas?
Yes, modestly. Values are down approximately 5–6% year-over-year. This reflects a market correction—not a crash—and pricing has become more realistic rather than inflated.

Q2: Is now a good time to buy, or should buyers wait?
For buyers who are financially prepared, this market offers more negotiating power, fewer bidding wars, and better overall terms. Timing the bottom is nearly impossible—strategy and preparation matter far more.

Q3: Should sellers be worried about listing in 2026?
Not if homes are priced correctly and professionally marketed. Well-presented properties in desirable locations are still selling, especially when sellers align pricing with current market conditions rather than last year’s highs.

If you find this information helpful, I encourage you to subscribe so you don’t miss future market updates.

Thank you for watching, subscribing, liking, and commenting—it truly means more than you know. If you’re considering selling or purchasing a home in Manatee, Sarasota, or Charlotte County, I would love to help. Communication is my reputation, and your call is always important to me.

Contact Me Anytime

Shayla Twit
Sarasota, FL Realtor | CLHMS – GULD – Top 1%
Certified Luxury Home Marketing Specialist
Corcoran Dwellings
1947 Ringling Blvd
Sarasota, FL 34236

📞 Call/Text: (941) 544-7690
📧 Email: shaylatwit@gmail.com
🌐 www.shaylatwit.com

Where the Water Tells the Story | Listed by Shayla Twit, CORCORAN Dwellings and Andrew Reese, COLDWELL Banker Sunstar

1905 MISSISSIPPI AVE, ENGLEWOOD, FL 34224 – and the Youtube tour | click here! or let Andrew and I show you around with a personal tour by clicking here!

A landmark waterfront home with a story to tell, set where Lemon Bay meets the Intracoastal & the water surrounds you in every direction.

Positioned at the end of a quiet cul-de-sac on Lemon Bay, this one-of-a-kind estate situated on a third acre, offers sweeping water views, exceptional structural integrity, & a design shaped by history & purpose. With water visible from nearly every room & wraparound balconies on multiple levels, the connection to the Intracoastal Waterway, canal, & distant Gulf is constant & unforgettable.

The main living level is elevated & encircled by expansive Trex decking, blending covered & open-air spaces ideal for enjoying sunrise, sunset, & everything in between. Inside, the great room features soaring 10 and 12 foot ceilings, built-in cabinetry, recessed lighting, ceiling fans, & a gas fireplace, framed by travertine and French doors opening to the surrounding balconies.The dining area flows into the kitchen, where custom cherry wood cabinetry, granite countertops, a large island with seating, pantry storage, & high-end appliances, including a Thermador gas range, create a space well suited for entertaining or everyday living.

Elevator access on this level adds ease & functionality. Offering 5 total bedrooms, 4.5baths + living room + bonus room. 4 bedrooms are located on the main living floor, including 2 en-suites. The primary suite offers French door balcony access, sweeping bay & distant Gulf views, built-in shelving, & a custom walk-in closet. The primary bath includes dual sinks, Corian countertops, & a glass-enclosed walk-in shower with dual shower heads. A second en-suite bedroom features balcony access, a custom walk-in closet, & a spa-style bath with dual sinks, glass walk-in shower, & a jetted tub overlooking the water. 2 additional bedrooms share a Jack-&-Jill bath with custom built-in closets.

The ground level is fully built out under air & functions as a private retreat with a living area, bedroom, & full bathroom with walk-in shower, ideal for guests or poolside living. This level opens directly to the covered & screened pool & spa, where paver decking & generous ceiling height create a protected resort-style setting. At the top of the home, a bonus living space offers bird’s-eye views across Lemon Bay & surrounding waterways, with a wet bar, wine storage, refrigerator, built-in desk, attic access, & French doors to a private open wraparound balcony.

Outside, the property features a large seawall, sailboat water with no fixed bridges, & a boat lift (not warranted). The seawall allows for re-engineering to accommodate vessels up to approximately 50 to 100 feet, subject to buyer verification. Additional highlights include a small dog run with retractable awning & multiple wraparound balconies maximizing water views. Notable improvements include: freshly painted interior and exterior in Nov 2024, new metal roof completed in April 2024, 3 HVAC systems replaced in 2023, hurricane impact windows & doors with additional shutter protection, pool heat pump April 2020, whole-house water filtration & softener system, security system, elevator, & solid core cherry wood interior doors & staircases. Solar panels were previously installed & removed, with infrastructure remaining for future reinstallation.

This is a rare opportunity to own a structurally impressive waterfront home where history, design, & expansive water views come together in a setting that cannot be replicated.

FOR YOUR PRIVATE SHOWINGS CALL or TEXT listing agent, Shayla Twit, 941-544-7690 or email shaylatwit@gmail.com

((virtually staged primary bedroom and main level living room))

Q1: What makes this waterfront location truly special?
This home sits at a rare convergence of Lemon Bay, the Intracoastal Waterway, and canal access—meaning water surrounds the property in nearly every direction. With sailboat water, no fixed bridges, and sweeping bay-to-Gulf views, the setting offers both exceptional boating access and ever-changing vistas from almost every room and balcony.

Q2: How is the home designed for both everyday living and entertaining?
The elevated main living level is wrapped in expansive Trex decking, creating seamless indoor-outdoor flow for sunrise coffees, sunset gatherings, and everything in between. Inside, soaring ceilings, a spacious great room with gas fireplace, an entertainer-friendly kitchen with high-end appliances, elevator access, and multiple en-suite bedrooms allow the home to live comfortably whether hosting guests or enjoying quiet coastal living.

Q3: What major updates and structural features should buyers know about?
The home offers impressive peace of mind with a new metal roof (April 2024), three HVAC systems replaced in 2023, hurricane impact windows and doors with additional shutter protection, and freshly painted interior and exterior (November 2024). Built with exceptional structural integrity and elevated living spaces, this is a waterfront residence designed to endure while delivering remarkable views and lifestyle value.

#grovecityrealtor #englewoodrealtor #waterfrontluxuryrealestate #sarasotarealtor #sellmyhome