Market Reports November 2025

Market Analysis: Understanding the Shift in Southwest Florida Real Estate

The real estate landscape in Southwest Florida is undergoing a significant transition. For the past several years, the narrative has been dominated by low supply and rapid sales. However, the latest Single-Family Residential data indicates a clear departure from that trend. We are witnessing a stabilization of the market, characterized by rising inventory levels and a return to negotiation.

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 forward.

The Return of Inventory

The most telling statistic in the current report is 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 that most of our local markets have surpassed this benchmark, tipping the scales toward a Buyer’s Market:

• Punta Gorda: 11.6 months of inventory.
• Sarasota: 8.4 months of inventory.
• Port Charlotte: 8.1 months of inventory.
• Englewood: 7.5 months of inventory.
• Venice: 6.4 months of inventory.

For buyers, this is the strongest signal of leverage we have seen in some time. There are more active listings to choose from—Sarasota alone currently has 2,889 active listings, while Port Charlotte has 1,636. This abundance of choice removes the pressure to make rash decisions and allows for more thorough due diligence.

Price Trends and Affordability

While inventory is rising, pricing remains distinct across the region. The data reveals a clear hierarchy of value, allowing buyers to target specific municipalities based on their budget.

The Luxury Benchmark:

Sarasota remains the pricing leader for the mainland markets, with a median closed price of $495,000 and a median new listing price of $540,000.

Mid-Market Value:

Venice and Englewood offer a middle ground. Venice holds a median closed price of $377,500, while Englewood sits at $340,000. 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 per square foot, North Port and Port Charlotte remain the most accessible.

• North Port: Median closed price of $310,000.
• Port Charlotte: Median closed price of $283,000.

Notably, the median price per square foot for closed homes in Port Charlotte is $170.12, significantly lower than Sarasota’s $274.46, highlighting the cost efficiency of moving slightly south.

Seller Reality Check: Negotiation and Patience

For sellers, the data suggests a need for strategic pricing and patience. The days of instant sales are largely over. The “Closed Average Days on Market” (DOM) metric paints a clear picture of the current timeline:

• Port Charlotte: 111 days.
• Punta Gorda: 109 days.
• Englewood: 96 days.
• Sarasota: 88 days.

If you are planning to list your home, you must be prepared for a 3 to 4-month process on average. Furthermore, the “Closed/List Price Ratio” indicates that sellers are negotiating off their asking price.

• Englewood: Homes are selling for 93.4% of the list price.
• Sarasota: Homes are selling for 94.6% of the list price.
• Venice: Homes are selling for 95.2% of the list price.

The outlier here is North Port, which remains the tightest market for negotiation, with homes selling at 96.5% of the list price. This suggests that despite the inventory changes, demand for North Port’s affordable price point remains robust enough to protect seller equity more effectively than in neighboring areas.

Conclusion

The data is unequivocal: the market is softening. We are seeing high absorption rates in Venice (15.60%) and North Port (15.50%), but the rising inventory in Sarasota and Punta Gorda suggests that pricing discipline is more important now than ever.

For buyers, the window of opportunity is open. You have choices, you have time, and you have the ability to negotiate. For sellers, success in this market requires professional marketing and realistic pricing strategies to combat the increased competition.