North Port today
What this means
Values in North Port are down 2.5% over the past year, now 21.7% below the Aug 2022 peak.
Permits January to September 2026: 1,572 homes, 21% fewer than 2025.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| North Port | vs Sarasota County | vs Florida | |
|---|---|---|---|
| Population | 96,551 (2025 estimate) | ||
| Growth since 2020 | 28.7% | +18.1 pts | +19.8 pts |
| Median home value | $362,500 | 12% lower | 1% higher |
| Median gross rent | $1,894 | 4% higher | 13% higher |
| Median household income | $84,049 | 1% higher | 13% higher |
| Owner occupied homes | 80.9% | +4.2 pts | +13.3 pts |
| Residents 65 and older | 27.7% | -9.8 pts | +6.4 pts |
| Average commute (minutes) | 29 | 20% higher | 5% higher |
| Homes built 2010 or later | 27% | +11.8 pts | +12.8 pts |
| Median property tax paid | $3,226 | 4% higher | 18% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in North Port
Sarasota County city developed as the northern part of Port Charlotte and incorporated in 1959.
North Port is a city with its own government, located in Sarasota County.
Known for: CoolToday Park (Atlanta Braves spring training); Warm Mineral Springs; Wellen Park
Annexations and the 7,000 acre Wellen Park are expanding the city.
Compared with Sarasota County as a whole, it grew faster than the county since 2020 (28.7% vs 10.6%); the population is younger (27.7% age 65 or older vs 37.5%); less of the housing is in apartment and condo buildings (4.4% vs 20%) and fewer homes are seasonal or vacation homes (7.5% vs 15.1%).
Cities with similar prices and rents: Port St. Lucie ($369,200, $1,937), Country Club ($378,600, $1,899), Cape Coral ($373,500, $1,858).
Growth and housing
North Port changed 28.7% in population from 2020 to 2025 (county 10.6%, Florida 8.9%).
| 2025 building permits | North Port |
|---|---|
| Single family | 1,910 |
| 5 or more units | 718 |
| Total units | 2,688 |
| Per 1,000 residents | 27.8 |
Newer housing (27% built since 2010) often comes with HOA and CDD fees that lenders count. CDD fees
Median year built: 2005. Most housing is single family (81%). Average household size is 2.45.
Fewer newcomers from out of state than the county average (4.6% vs 4.7%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,457 a year |
| Hurricanes tied to Sarasota County since 2000 | Milton (2024) |
| Coastal county | check flood zone and elevation per address |
Flood, storms and jobs
The city earned Community Rating System class 5; federal flood policies in its high risk zones cost 25% less. 330 flood claims ($16,083,517) have come from North Port since 2000. The Sarasota County guide covers storms, flood claims and employers; 19.9% of county homes are in high risk flood zones.
Buying a home in North Port
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $547,400 |
| Conforming, one unit | $832,750 |
| Median home value here | $362,500 |
Price to income: 4.3x, compared with 4.9x for the county.
- Conventional: the most common loan in Sarasota County.
- FHA: the North Port median of $362,500 fits under the $547,400 limit.
- VA: veterans are 8% of adults.
Investing in North Port
Long term rentals
| North Port | vs Sarasota County | |
|---|---|---|
| Renter occupied homes | 19.1% | -4.2 pts |
| Rental vacancy | 1.1% | -5.0 pts |
| Rent as share of renter income | 34.3% | -0.7 pts |
Short term rentals
7.5% of homes are held for seasonal or vacation use (Sarasota County 15.1%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 81% |
| Buildings with 5+ units | 4.4% |
| Manufactured homes | 3.4% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.