The Southwest Florida housing market continues to give buyers and sellers plenty to watch as we move through the second half of 2026.

July’s numbers show a market that continues to normalize, with more choices for buyers, longer marketing times in several areas, and prices adjusting depending on property type and location. At the same time, closed sales increased in several Southwest Florida markets, showing that buyers are still making moves when the property and price are right.

Our July 2026 Southwest Florida Housing Market Update covers single-family homes, condos and townhomes throughout Charlotte, Sarasota, Manatee, DeSoto and Lee counties.

Be sure to watch our monthly market update video for a closer look at the numbers throughout Southwest Florida.

Charlotte County Housing Market

Charlotte County saw one of the strongest increases in closed sales during July.

For single-family homes, the median sales price was $346,250, down just 1.1% from July 2025. Closed sales increased 18.8% year over year, while the months' supply of inventory declined from 8.9 months to 7.4 months.

The condo and townhome market also recorded a significant jump in activity, with 110 closed sales compared with 58 last July. The median sales price was $239,450, down only 0.6% year over year.

For buyers, Charlotte County continues to offer a healthy selection of properties. For sellers, increased sales activity is encouraging, but pricing correctly remains important in a market where buyers have choices.

Sarasota County Housing Market

Sarasota County's July numbers showed a noticeable difference between pricing and sales activity.

The median sales price for single-family homes was $490,000, down 7.5% year over year, while closed sales remained relatively steady at 523 compared with 520 last July. Inventory declined to a 5.0-month supply from 6.4 months a year ago.

Condos and townhomes experienced a larger price adjustment, with the median sales price falling 9.5% to $314,175. However, closed sales increased 9.1%.

Homes are also taking longer to sell. Single-family homes averaged 96 days on market, while condos and townhomes averaged 110 days.

That combination reinforces an important point: buyers are still purchasing homes, but they have become more selective about condition, location and price.

Manatee County Housing Market

Manatee County's single-family home prices remained remarkably steady in July, with a median sales price of $480,495 compared with $480,000 last year.

Closed single-family sales declined 10.8%, while homes spent an average of 105 days on the market. Inventory remained unchanged at a 4.6-month supply.

The condo and townhome segment experienced more price pressure. The median price fell 9.2% to $305,000, while closed sales were down slightly at 1.7%.

For sellers, the relatively stable single-family pricing is positive, but longer market times mean preparation and positioning matter. Buyers may find more negotiating opportunities, particularly in the condo and townhome market.

Lee County Housing Market

Lee County produced another interesting mix of numbers in July.

Single-family home prices were essentially unchanged, with a median sales price of $400,000, while closed sales increased 3.3% to 1,394. Inventory declined slightly to a 7.9-month supply.

The condo and townhome market told a different story. The median sales price declined 10.8% to $289,950, yet closed sales increased 19.1% compared with July 2025.

Condos and townhomes also sold more quickly, averaging 95 days on market compared with 108 days last year.

This may be a sign that price adjustments are helping bring buyers back into portions of the condo market.

What About DeSoto County?

Our complete July market update also includes DeSoto County, giving buyers, sellers and homeowners a broader look at housing activity throughout Southwest Florida.

Because each county — and even individual communities within those counties — can perform very differently, regional trends should always be viewed alongside local market data.

What Does the July Market Mean for Southwest Florida Buyers and Sellers?

For buyers, the current market offers something we haven't always seen in Southwest Florida: time and choices. Depending on the location and property type, buyers may have greater opportunities to negotiate on price, closing costs, repairs or other terms.

That doesn't mean every home is negotiable. Well-priced properties in desirable locations can still attract attention quickly.

For sellers, today's market requires a more strategic approach. Simply putting a home on the market and waiting for buyers to compete is no longer a reliable strategy. Pricing, presentation, marketing and understanding the competition are increasingly important.

One of the biggest takeaways from July is that price declines don't necessarily mean buyers have disappeared. In several markets, closed sales increased even as median prices declined. That's an important reminder that the market can continue moving when sellers adjust to current buyer expectations.

Real Estate Is Local

Headlines about the "Florida housing market" rarely tell the complete story.

The numbers can vary significantly between Charlotte, Sarasota, Manatee, DeSoto and Lee counties — and they can vary even further from one neighborhood, price range or property type to another.

If you're considering buying or selling a home in Southwest Florida, working with a knowledgeable local real estate professional can help you understand what the market is doing where it matters most: in your neighborhood and price range.

Ready to learn what these numbers could mean for your real estate plans? Contact a local RE/MAX Palm Realty professional for a personalized look at today's Southwest Florida market.

Market statistics are based on July 2026 data and year-over-year comparisons provided through Florida REALTORS® and Florida Multiple Listing Services. Market conditions vary by location, property type and price range.