08/04/2026
Blog Post Craigmccoy.com
Sarasota Homes Are Still Moving: 4 Tips to Help You Buy the Right Way in 2026
"The Real McCoy" · Gulf Coast Waterfront
By Craig McCoy
•
Broker Associate, Preferred Shore Real Estate Group
•
August 2026
Sarasota County Market Snapshot — Summer 2026
$492K
Median single-family price (up ~8% from a year ago)
4.1 mo
Single-family supply — tight, favors ready sellers
~6.9%
30-year fixed rate as of early August
47 days
Median time to go under contract
The wild rush of 2021 and 2022 is over. Today's Sarasota market is calmer, but it has not stopped. Homes that are priced right still sell fast, and buyers finally have a little more room to think. Craig McCoy works this market every day across Sarasota, Manatee, and Charlotte counties. Here is what he tells buyers who want to win the right home without overpaying — and without getting burned.
The truth is that 2026 is a mixed market, not one story. Single-family homes are tight again. In June, Sarasota County had only about four months of homes for sale, and the good ones went under contract in about seven weeks. Condos are a different world — there is more choice there, and buyers can take their time. Rates near seven percent have made people more careful with their money. That is not bad news. A careful buyer who is ready to move still has a real edge. These four tips will help you be that buyer.
Tip One
Get Your Loan Ready and Be Set to Move Fast
The number one thing you can do is get fully pre-approved before you shop. Even in a calmer market, the best homes still sell quickly. Sellers today look closely at who can actually close. A strong pre-approval tells them you are the real deal.
There is a big difference between "pre-qualified" and "pre-approved." Pre-qualified is a quick guess. Pre-approved means a lender has pulled your credit, checked your income, and looked at your tax records. That letter carries real weight when you make an offer.
Cash is also a big part of this market. Almost four in ten Sarasota single-family buyers paid cash this summer, and among condos it was closer to two in three. If you are using a loan, a rock-solid pre-approval helps you stand shoulder to shoulder with those cash buyers. It shows the seller your money is ready too.
Craig's tip: Work with a local lender who knows Sarasota, not an online-only shop three states away. A local lender understands our flood zones, our insurance costs, and our closing timelines — and can answer the seller's questions fast. My clients often work with John Ferrara at A.S.A.P. Mortgage (NMLS #56092), a trusted local partner.
Tip Two
Make Your Offer Stand Out — the Smart, Safe Way
Years ago, buyers were told to write a heartfelt "love letter" to the seller. Please do not do that anymore. Those letters often share personal details that are not allowed to play any part in a home sale. They put both you and the seller at risk under Fair Housing rules, and many brokers no longer accept them at all.
The good news is that there are stronger ways to stand out — ways that are safe and that sellers actually care about. Start with clean, simple terms. Offer a solid deposit into escrow to show you are serious. Be flexible on the closing date so it fits the seller's plans. If a seller needs to stay in the home for two weeks after closing, offering that can matter more than a few thousand dollars.
Include your proof of funds and your pre-approval letter right with the offer. When your paperwork is clean and your terms fit the seller's needs, your offer rises to the top on its own — no letter needed.
Tip Three
Know the Real Cost Before You Fall in Love
This is the tip that saves buyers the most money in Florida today. The sticker price is only part of the story. In 2026, insurance and building costs decide whether a home is even a good buy — and sometimes whether you can get a loan on it at all.
Get an insurance quote before you make an offer — not after. Florida premiums are high, and coastal homes cost the most. A quote up front tells you your true monthly payment and keeps you from falling for a home you cannot afford to insure. Ask about a wind mitigation inspection too. On the right home, it can cut your windstorm cost by a large amount.
Check the roof, the flood zone, and the elevation. An older roof can raise your insurance cost or make some carriers say no. Flood zone and elevation change your yearly flood insurance. On waterfront homes, the seawall matters as well. With my forty years in construction and design, this is exactly the kind of thing I look at with you before you write an offer.
Condos need extra homework in 2026. Florida's newer building-safety laws mean many condo buildings must pass milestone inspections and fully fund their reserves. That has led to special assessments in some buildings — sometimes tens of thousands of dollars per unit. Before you offer, we review the building's budget, its reserve study, its master insurance, and its recent board minutes. A low monthly HOA cost can hide a large bill coming next year.
Do the real math: A condo with a $400 monthly HOA and a $40,000 assessment due in a year is not a $400-a-month home. It is closer to $3,700 a month once you spread that bill out. Knowing this before you offer is the whole game.
Tip Four
Don't Give Up — the Right Home Is Out There
Even in a calmer market, you may lose out on a home or two. It happens. Another buyer moves faster, or a seller takes a cash offer. Try not to let it get you down.
The best thing you can do is stay patient and keep your emotions in check until your offer is accepted. Falling in love too early leads to overpaying, or to heartbreak when a deal slips away. Trust the process. When you are pre-approved, ready to move, and doing your homework on cost, the right home will come — and you will be ready for it.
This market rewards the prepared buyer. You do not have to win every home. You only have to win the right one.
Thinking about buying on the Gulf Coast?
A local expert who knows this market — and knows how to protect you on cost — makes all the difference. Let's talk about your plans, your budget, and the homes worth your time across Sarasota, Manatee, and Charlotte counties.
Craig McCoy
941-303-3609
[email protected]
craigmccoy.com
Craig McCoy · Broker Associate · Preferred Shore Real Estate Group · License BK3815898
⌂ Equal Housing Opportunity. Market figures reflect Sarasota and Manatee County data reported through mid-2026 (RASM / Stellar MLS) and national mortgage rate averages as of early August 2026. Housing and lending conditions change often; the numbers above are for general information and are not a promise of price, rate, availability, or approval. This article is educational and is not legal, tax, or financial advice. Every home and building is different — review the specific property's documents, insurance, and inspections before making a decision.
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