Market Analysis: A Shift Towards Balance in Southwest Florida

The real estate landscape in Southwest Florida continues to evolve as we close out 2025. While the narrative for much of the late year focused on a rapid rise in supply, the December data indicates the market is finding a new equilibrium. We are witnessing a stabilization where inventory levels in key areas are tightening slightly compared to the previous month, though the market remains distinctively different from the frenzy of years past.

Below is a detailed breakdown of the current market statistics for Sarasota, Venice, North Port, Port Charlotte, Englewood, and Punta Gorda, and what these numbers mean for buyers and sellers moving into the new year.

The Inventory Landscape

The most telling statistic in this report remains the “Months of Inventory”. In a standard real estate cycle, a balanced market—where neither buyers nor sellers hold a distinct advantage—is generally defined as having 5 to 6 months of supply.

Current data shows a fascinating divergence. While some areas remain firmly in a “Buyer’s Market,” our major hubs have retracted back into “Balanced Market” territory:

• Punta Gorda: 7.3 months of inventory.
• Englewood: 7.0 months of inventory.
• Port Charlotte: 6.9 months of inventory.
• Sarasota: 5.7 months of inventory.
• Venice: 5.5 months of inventory.
• North Port: 5.4 months of inventory.

For buyers, leverage still exists, but the window of massive oversupply seen in November appears to be normalizing in Sarasota and Venice. However, choices remain abundant; Sarasota currently has 2,868 active listings, and Port Charlotte offers 1,628 active listings. This abundance allows for thorough due diligence without the panic of immediate bidding wars.

Price Trends and Affordability

While inventory fluctuates, the “hierarchy of value” across the region remains consistent. Buyers can still strategically target specific municipalities to maximize their budget.

The Luxury Benchmark:

Sarasota continues to be the pricing leader for the mainland markets, with a median closed price of $485,000 and a median new listing price of $535,000.

Mid-Market Value: Venice and Englewood offer a middle ground. Venice holds a median closed price of $385,000, while Englewood sits at $349,897. These markets offer a balance of lifestyle amenities and relative affordability compared to the Sarasota metropolitan hub.

Entry-Level Opportunities: For those seeking maximum value, Port Charlotte and North Port remain the most accessible.

• North Port: Median closed price of $315,000.
• Port Charlotte: Median closed price of $295,000.

Notably, the median price per square foot for closed homes in Port Charlotte is $179.79, significantly lower than Sarasota’s $273.60.

Seller Reality Check: Negotiation and Patience

For sellers, the data reinforces the need for patience. The “Closed Average Days on Market” (DOM) metric paints a clear picture of the current timeline:

• North Port: 106 days.
• Englewood: 97 days.
• Port Charlotte: 96 days.
• Punta Gorda: 96 days.
• Venice: 94 days.
• Sarasota: 90 days.

If you plan to list your home, be prepared for an average 3-month process. Furthermore, the “Closed/List Price Ratio” indicates that sellers are negotiating off their asking price.

• Punta Gorda: Homes are selling for 94.60% of the list price.
• Venice: Homes are selling for 94.80% of the list price.
• Sarasota: Homes are selling for 95.10% of the list price.

Once again, the outlier is North Port. Despite having the longest days on market (106 days), it remains the tightest market for price negotiation, with homes selling at 96.50% of the list price. This suggests that demand for North Port’s affordable price point is robust enough to protect seller equity, provided the seller is willing to wait for the right buyer.

Conclusion

The data is unequivocal: the market is stabilizing. We are seeing healthy absorption rates in North Port (18.60%) and Venice (18.10%), suggesting that buyers are actively consuming the available inventory.

For buyers, the opportunity is clear. While Sarasota has tightened slightly back to a balanced state, areas like Punta Gorda and Port Charlotte offer significant leverage.

For sellers, the strategy remains unchanged: success requires professional marketing and realistic pricing. With average sale times hovering around 90+ days across the board, patience is no longer optional—it is a requirement.