The Gulf Coast Report is here. Every Wednesday, I share what's actually happening in our market, the best things to do this weekend, and the local spots worth your time. No fluff, no filler. Just useful stuff for people who live here, or want to.
Let's get into it.
The Market This Week
Real Estate
The Sarasota-Manatee housing market just did something it hasn't done in a year. Closed sales jumped more than 25% in June compared to last year, and prices are climbing again.
Sarasota County's single-family median hit $492,450 (up 8.2% year over year). Manatee County came in at $490,000 (up 11.4%). Condos? Different story. Prices dipped in Sarasota County, down 7.5% to $343,750. The gap between houses and condos is getting wider.
Here's the part that matters most: inventory is shrinking again. Manatee County single-family supply dropped to 4.1 months. Anything under 5 months is a seller's market. The bargaining power buyers had earlier this year? It's fading.
Here's what this means for you
- For buyers: Don't wait for inventory to grow. It's not getting bigger. The best time to find a home you love is while interest rates have you hesitating and everyone else is hesitating too.
- For sellers: You have more leverage than you think. Four months of supply means well-priced homes are still moving fast. But you have to price it right from day one.
The Neighborhood Spotlight
Heritage Harbour: The Community Everyone's Talking About
Full disclosure: I live here. So when I say Heritage Harbour is one of the most walkable, social, and surprisingly diverse communities in Manatee County, I'm not guessing.
This is a gated, master-planned community off SR 64 in Bradenton. But here's what makes it different: you can get a condo for under $200,000 or an estate home for over $900,000. All behind the same entrance. You get active adult neighborhoods, family-friendly sections, and luxury estates. Different HOAs, different floor plans, different price points.
The one thing most people don't know: Heritage Harbour has two full clubhouses, two golf courses, tennis, pickleball, fitness centers, and a social calendar that would exhaust most people. It's not just a place to live. It's the kind of place where you actually know your neighbors.
Perfect for: retirees who want an active lifestyle, families who want a safe neighborhood with good schools, and anyone who wants more than a house. They want a community.
Thinking about Heritage Harbour? I know this community block by block. Let's talk.
Explore Heritage Harbour5 Things to Do This Week
All-American Dock Days
MarineMax Sarasota | Saturday, July 25 | 11 AM
Boats, food, live music, and that whole "this is why we live in Florida" energy. MarineMax throws open its docks for a free family-friendly event that's part boat show, part block party. Bring sunscreen and a willingness to daydream about boat ownership.
Live Music at Waterside Place
Lakewood Ranch | Friday, July 24 | Evening
Lakewood Ranch's downtown hub does live music right. Grab dinner at one of the Waterside restaurants, then post up on the lawn with a drink. It's the kind of low-key summer evening that reminds you why you moved here. A Taste of the Ranch food festival is running through August 1, too.
Bradenton Marauders vs. Daytona Tortugas
LECOM Park, Bradenton | Saturday, July 25 | 6:30 PM
Minor League Baseball at historic LECOM Park. Tickets are cheap, the atmosphere is relaxed, and the between-inning entertainment is genuinely entertaining. Plus, you get to say "Tortugas" all night. Bring the kids. Grab a hot dog. It's summer.
Kids' Summer Beach Runs
Siesta Beach | Tuesday, July 28 | Free
If you have kids and you haven't been to this yet, fix that. Free, non-competitive, and ends with a splash in the Gulf. It's the kind of community event that makes Siesta Key feel like a small town instead of a world-famous beach destination. Ages 17 and under.
Havana Market
Bradenton | Saturday, July 25 | 9 AM
Live music, Cuban food, local vendors, and the kind of energy that makes Bradenton's downtown feel alive. Go hungry. Leave with a full stomach and a bag of something you didn't know you needed. This is the part of Florida living that doesn't make the tourism brochures.
The Spot
Local Pick of the Week
Duval's Fresh. Local. Seafood.
1435 Main St, Sarasota
If you only go one place this weekend, make it Duval's. This is Sarasota's downtown seafood spot done right. No gimmicks, no tourist traps. Just fresh, local fish handled by people who know what they're doing.
What to order: The smoked fish dip. It's not optional. Follow it with whatever is fresh that day. The menu changes based on what came off the boats, which is exactly how it should be.
The insider tip: Go on a weeknight if you can. The weekend wait can get long, and the patio is best when it's not shoulder-to-shoulder. Sit at the bar, order a cold beer, and let the kitchen do its thing.
Why Roger loves it: It's the kind of place that makes you remember why you live on the Gulf Coast. Real food. Real people. No pretense.
The Number
4.1
months of housing supply in Manatee County
Anything below 5 months is a seller's market. A year ago, inventory was rising and buyers were gaining leverage. That window is closing. For sellers, the market is tilting back in your favor. For buyers, the message is simple: when you find the right home, don't wait to make a decision.
Watch This
If you're thinking about moving to the Gulf Coast, start here. Roger's YouTube channel has video tours of communities like Lakewood Ranch, Heritage Harbour, and waterfront properties you can't see from a listing photo. New videos every week.
Watch the latest videoQuick Hits
Closed sales surged across Sarasota and Manatee counties in June, with Manatee single-family sales up 26.2% year over year. Buyers are not waiting for interest rates to drop. They're buying now.
New restaurant alert: Namo Izakaya Ramen & Yakitori just opened on Main Street in Sarasota. If you've been craving proper ramen and grilled skewers, this is your new spot. It's already hard to get a table.
July heat is real. If you're house hunting, schedule showings before 10 AM or after 4 PM. The afternoon sun makes everything look hotter and emptier than it is. Morning light shows you the real home.
Florida's population keeps growing. The state gained another 300,000+ residents last year. Sarasota-Bradenton is one of the top destinations. More people means more demand for housing, more restaurants, and more things to do. It's a good problem to have.
That's Issue #1. Hope you found something useful in here. If you did, forward it to a friend. If you've got feedback or a question about the market, hit reply. I actually read them.
941-402-0083 • roger@rarpropertygroup.com
RAR Property Group | eXp Realty
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