Sarasota County today
| Typical value | |
|---|---|
| Single family house | $410,000 |
| Condo or townhome | $329,000 |
What this means
Values in Sarasota County are down 1.6% over the past year, now 16.8% below the Aug 2022 peak.
Permits January to September 2026: 4,025 homes, 19% fewer than 2025.
About 20% of homes sit in a FEMA high risk flood zone, where a mortgage requires flood insurance. Get a flood quote before you make an offer.
Sources and method: how these figures are built.
Quick facts
| Sarasota County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 479,958 | 2.0% of Florida |
| Growth since 2020 | 10.6% | +1.7 pts |
| Median home value | $411,800 | 15% higher |
| Median gross rent | $1,818 | 9% higher |
| Median household income | $83,416 | 12% higher |
| Owner occupied homes | 76.7% | +9.1 pts |
| Residents 65 and older | 37.5% | +16.2 pts |
| Average commute | 24 min | 12% lower |
| Homes built 2010 or later | 15.2% | +1.0 pts |
| Housing units permitted in 2025 per 1,000 residents | 13.8 | 82% higher |
| Veterans, share of adults | 8.8% | +1.4 pts |
| Median property tax paid | $3,106 | 14% higher |
| Average homeowners insurance with wind | $3,457 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Sarasota County
Compared with the rest of Florida, Sarasota County has an older population (37.5% age 65 or older); many seasonal and vacation homes (15.1% of housing); and fewer renters than most of Florida (23.3% of homes).
Gulf coast county known for barrier island beaches, parks and preserves, and an arts scene. Sarasota is the county seat, and the county dates to 1921.
Most people live in or around North Port, Sarasota and Lakewood Ranch. North Port alone has about 84,605 residents.
What anchors the area
- Colleges: New College of Florida (Sarasota); Ringling College of Art and Design (Sarasota)
- Commercial airports: Sarasota Bradenton International Airport (SRQ)
- Economy: Sarasota Memorial Health Care System; Sarasota County schools; Publix; county government; PGT Innovations
- Known for: Siesta Key Beach; Ca' d'Zan; Van Wezel Performing Arts Hall; Nathan Benderson Park
Retirees are a big part of this market (37.5% of residents are 65 or older). Smaller households (2.13 people on average) favor smaller homes and condos. Newcomers are common: 4.7% of residents arrived from another state in the past year.
Growth and where it is heading
From 434,008 residents in 2020 to 479,958 in 2025: that is 10.6%, compared with 8.9% statewide. In the latest year it gained 0.83%.
| 2025 building permits | Units |
|---|---|
| Single family | 4,283 |
| 2 to 4 units | 132 |
| 5 or more units | 2,212 |
| Total | 6,627 |
| Per 1,000 residents | 13.8 (well above Florida, 7.6) |
What the regional research shows
In June 2026 the Sarasota single family median was $492,450 (up 8.2%) with 4.1 months of supply, while condos and townhomes fell 7.5% to $343,750 with 6.3 months of supply (RASM via Sarasota Magazine). Milton made landfall near Siesta Key in 2024.
More on corridors and rents: Tampa Bay investor guide.
Risks to price in
| Year | Hurricane | Category at landfall |
|---|---|---|
| 2024 | Milton | 3 |
Landfalls and named damage since 2000, from the state record.
Average homeowners premium with wind: $3,457 a year, about $288 a month (Florida Office of Insurance Regulation, March 2026).
Coastal county: check the flood zone and elevation of every address.
Older stock (35.7% built before 1980) means insurers will look hard at roofs, wiring and plumbing. Insurance and inspections
With 12.4% of homes in large buildings, read reserve studies and minutes before buying a condo. Condo financing
Flood, storms and jobs
| Sarasota County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 41,803 (19.9%) | 13.3% |
| Homes with federal flood insurance | 37,772 (17.9%) | 13.7% |
| Insured share inside high risk zones | 42.2% | |
| Flood insurance claims since 2000 | 10,701, $831,855,638 paid | |
| Costliest flood events for insured homes | Hurricane Helene ($619,673,675); Hurricane Milton ($76,272,986); Hurricane Ian ($58,649,447) | |
| Major federal disasters declared since 2000 | 19 (12 hurricane, 3 severe storm, 1 tropical storm) |
Federal flood policies in high risk zones get 25% off here, thanks to the county (unincorporated areas)'s CRS class 5 rating. Current map: 03/27/24.
Sarasota County counted 162,310 private jobs in 2023; the largest sectors were health care and social assistance (18%), retail (16%), hotels and restaurants (14%). Hotels and restaurants hold 14% of those jobs (close to Florida's 13%).
Buying a home in Sarasota County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $547,400 |
| Conforming (above this is jumbo) | $832,750 |
The median priced home fits under the FHA limit with room to spare. FHA limits
Homes cost 4.9 times the median household income here, versus 4.8 statewide.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 10,360 | 82.6% | 72.2% | $412,253 |
| FHA | 1,424 | 11.4% | 17.8% | $317,268 |
| VA | 747 | 6% | 9.9% | $430,167 |
| USDA | 4 | 0% | 0.2% | $15,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 61.3% |
| Cash out refinance | 10.8% |
| Rate and term refinance | 10.5% |
| Home improvement | 7.6% |
That is up 7.6% from 11,653 loans in 2024. Conventional loans dominate, a sign of larger down payments and strong credit.
Loans that fit the local numbers
- Conventional: used for 82.6% of loans; mortgage insurance comes off later.
- FHA: lower scores and higher debt ratios allowed; limit $547,400.
- VA: veterans are 8.8% of adults (Florida 7.4%).
Down payment help and taxes
For assistance, start with the state programs at the Florida Housing Finance Corporation. Owners paid a median $3,106 in property tax (0.75% of value). Homestead and tax caps
Investing in Sarasota County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Sarasota County | vs Florida | |
|---|---|---|
| Renter occupied homes | 23.3% | -9.1 pts |
| Rent as share of renter income | 35% | -0.2 pts |
| Rental vacancy | 6.1% | -1.5 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 15.1% (+7.3 pts vs Florida) |
| Commercial airport | Sarasota Bradenton International Airport (SRQ) |
Vacation rental towns with guides: Venice, Siesta Key. A home only works as a vacation rental if zoning and the HOA both allow it. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 57.5% |
| Buildings with 5+ units | 20% |
| Manufactured homes | 8.3% |
| 2025 loans on 2 to 4 unit properties | 0.65% |
Largest cities and towns in Sarasota County
Among places with at least 1,000 residents, Lakewood Ranch has the highest median value ($678,200) and South Venice the lowest ($337,300); Sarasota Springs shows the best rent to price ratio (7.35% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| North Port | 84,605 | $362,500 | $1,894 | $84,049 |
| Sarasota | 56,970 | $463,000 | $1,684 | $72,105 |
| Lakewood Ranch | 43,945 | $678,200 | $2,299 | $122,925 |
| Venice | 27,479 | $434,700 | $1,606 | $76,755 |
| Englewood | 20,091 | $339,900 | $1,242 | $69,222 |
| South Venice | 17,484 | $337,300 | $1,852 | $77,097 |
| Palmer Ranch | 16,867 | $592,900 | $1,794 | $102,838 |
| Fruitville | 15,172 | $412,500 | $1,977 | $82,246 |
| Sarasota Springs | 12,611 | $349,100 | $2,137 | $95,688 |
| Laurel | 11,741 | $478,900 | $1,323 | $92,340 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
Sarasota County has the highest home values in its group; 3 of its 3 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Sarasota County | $411,800 | $1,818 | 10.6% |
| Charlotte County | $328,900 | $1,464 | 16.3% |
| DeSoto County | $174,100 | $932 | 9.1% |
| Manatee County | $391,400 | $1,671 | 17.1% |
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.
- 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.